DVA2010-06001; 3400 GULF TO BAY BLVD; CLEARWATER CHRISTIAN COLLEGEDVA2010-06001
3400 GULF TO BAY BLVD
Date Received: 6/1/2010 11:40:10 AM
Clearwater Christian College
ZONING DISTRICT:
LAND USE:
ATLAS PAGE: 292B
PLANNER OF RECORD: LLK
PLANNER: Lauren Matzke, Planner 111
CDB Meeting Date: August 3, 2010
Case Number: DVA2010-06001 (Related to LUZ2010-06002)
Agenda Item: C.2. (Related to C.1.)
Owner/Applicant: Clearwater Christian College Private School, Inc.
Representative: Katherine E. Cole, Esquire, Johnson, Pope, Bokor, Ruppel & Burns, LLP
Address: 3400 Gulf-to-Bav Boulevard
CITY OF CLEARWATER E
PLANNING AND DEVELOPMENT DEPARTMENT
STAFF REPORT
GENERAL INFORMATION:
REQUEST: Review of, and recommendation to the City Council, of a
Development Agreement between Clearwater Christian College
Private School, Inc. (the property owner) and the City of
Clearwater as per Community Development Code Section 4-606.
CURRENT/PROPOSED Current: Institutional (I), Commercial (C), Open
ZONING DISTRICTS: Space/Recreation (OS/R), and Preservation (P)
Districts
Proposed: Institutional (I), Open Space/Recreation (OS/R), and
Preservation (P)
CURRENT/PROPOSED Current: Institutional (1), Commercial General (CG),
FUTURE LAND USE Preservation (P), Recreation/Open Space (R/OS),
MAP CATEGORIES: Residential Low (RL), and Water/Drainage Feature
Proposed: Institutional (1), Preservation (P), Recreation/Open
Space (R/OS), and Water/Drainage Feature
PROPERTY USE: Current: Educational Facilities uses
Proposed: Educational Facilities uses of up to 170,000 square feet
of nonresidential floor area (0.149 Floor Area Ratio)
and up to 750 Dormitory Beds/Residents (12.5 dwelling
units per acre) at a maximum height of 50 feet
EXISTING North: Preservation (P) and Open Space/Recreation (OS/R)
SURROUNDING Districts
ZONING AND USES: Open Space and Wetlands
South: Preservation (P) and Open Space/Recreation (OS/R)
Districts
Tourist Information, Causeway and Tampa Bay
East: Preservation (P) and Open Space/Recreation (OS/R)
Open Space and Tampa Bay
West: Low Medium Density Residential (LMDR), Medium
Density Residential (MDR), Mobile Home Park
(MHP), and Commercial (C)
Residential uses, Governmental use, and Vacant
Community Development Board - August 3, 2010
DVA2010-06001 - Page 1 of 5
ANALYSIS:
Site Location and Existing Conditions:
The 131.05-acre site is located on the north side of Gulf-to-Bay Boulevard east of Bayshore
Boulevard. The subject property is developed with the Clearwater Christian College. The
subject property has approximately 1,440 feet of frontage along Gulf-to-Bay Boulevard adjacent
to Florida Department of Transportation (FDOT) right-of-way and approximately 1,670 feet of
frontage along Bayshore Boulevard.
Properties to the north and east of the subject property are zoned Preservation (P) and Open
Space/Recreation (OS/R) districts and are primarily wetlands and open space comprising
Coopers Bayou and Tampa Bay. Properties to the south are zoned Open Space/Recreation
(OS/R) and Preservation (P) districts. This land includes the Clearwater Visitors Center, the
Courtney Campbell Causeway (Gulf-to-Bay Boulevard) and associated FDOT right-of-way.
Across Gulf-to-Bay Boulevard is Tampa Bay. The adjacent property to the southwest is zoned
Commercial (C) District. One lot is developed with a FDOT office, and the others are vacant.
Properties to the west across Bayshore Boulevard are zoned Low Medium Density Residential
(LMDR), Medium Density Residential (MDR), and Mobile Home Park (MHP) Districts and are
developed with attached and detached dwellings.
Development Proposal:
There is a companion application to amend the Future Land Use Map categories for the subject
properties from Institutional (I), Commercial General (CG), Preservation (P), Recreation/Open
Space (R/OS), Residential Low (RL), and Water/Drainage Feature categories to Institutional (I),
Preservation (P), Recreation/Open Space (R/OS), and Water/Drainage Feature categories, and to
rezone this area from Institutional (I), Commercial (C), Open Space/Recreation (OS/R), and
Preservation (P) districts to Institutional (I), Open Space/Recreation (OS/R); and Preservation (P)
districts (LUZ2010-06002). This Future Land Use Map amendment would expand the portion of
the property designated Institutional (I) and appropriately designate areas within the College
property where the future land use designation and zoning are inconsistent with the surrounding
areas or the actual use of the property.
The development proposal divides the subject site into two areas, a Master Plan Area (32.06
acres) and a Mitigation Area (98.99 acres). The Master Plan Area consists of the proposed
Institutional (I), Preservation (P) and Recreation/Open Space (R/OS) land use designations.
Development would be concentrated within the proposed Institutional (I) area and shall be in
substantial conformance with the proposed Master Plan. The Master Plan depicts proposed
locations for additional athletics fields and reconfigured parking as well as expansion of the
college's residential dormitories and administrative space. The Mitigation Area would be
designated Preservation (P), Water/Drainage Feature, and Recreation/Open Space on the future
land use map. There would be no development potential within the Mitigation Area because of a
conservation easement, to be granted in perpetuity.
Development Agreement:
The proposed Institutional (I) Future Land Use Map category for the portion of the subject
property developed by the college and where future expansion is proposed would permit a
maximum floor area ratio (FAR) of 0.65 and a maximum density of 12.5 dwelling units per acre.
The purpose of this Development Agreement is to establish a Master Plan and Mitigation Plan
Community Development Board - August 3, 2010
DVA2010-06001 - Page 2 of 5
for the Clearwater Christian College that serves as a mechanism to conceptually plan for the
campus expansion and acknowledging the wetland impacts that would occur.
Based on the proposed Institutional (I) lot area (1,156,518 square feet; 26.55 acres) and the
maximum FAR, an institutional use could be developed with a maximum of 751,736 square feet
of nonresidential floor area; however, the college is comprised of residential (dorms) and
nonresidential (classrooms and administrative offices) space so a mixed-use calculation is
required. The Development Agreement proposes a maximum of 170,000 square feet of
nonresidential floor area. Based on the allowable FAR of 0.65, a total of 261,540 square feet of
land is need to support these uses. The remainder of the Institutional (1) area (894,978 square
feet or 20.54 acres), could be developed with a maximum of 256 dwelling units or 768 dormitory
beds (3 beds is the equivalent of 1 dwelling unit). The Development Agreement proposes a
maximum of 750 dormitory beds.
The proposed Development Agreement will be in effect for a period not to exceed twenty (20)
years and includes the following main provisions:
? Is not effective until final approval and effectiveness of the amendment of the future land
use map categories and rezonings under LUZ2010-06002;
? Requires the Developer to seek approval from the appropriate state and federal agencies
(Southwest Florida Water Management District, Florida Department of Environmental
Protection, U.S. Army Corps of Engineers) for an approved mitigation plan in the
Mitigation Plan Area prior to the issuance of land clearing and building permits;
? Is not effective until final approval of the wetland Mitigation Plan in the Mitigation Bank
Area by the U.S. Army Corps of Engineers;
? In the event final approvals of the Future Land Use Map categories, rezonings, or
Mitigation Plan are not satisfied within twelve (12) months, the City and Developer agree
to terminate this agreement;
? Sets out the Developer's transportation obligations, including:
• Dedication of perpetual easement of approximately 1.01 acres for ingress/egress to
Coopers point Bayou property adjacent to Master Plan Area;
• Construction of the Coopers Point Access in conjunction with the construction of
the Master Plan;
? Requires that all improvements be constructed, if at all, pursuant to the Master Plan;
? Establishes boundary change procedures in the event that the agency permitting process
results in changes to the proposed wetland jurisdictional boundary line as depicted on the
Master Plan;
? Requires developer to obtain and maintain any approvals and permits necessary from the
United States Fish and Wildlife Service and the Florida Fish and Wildlife Conservation
Community Development Board - August 3, 2010
DVA2010-06001 - Page 3 of 5
Commission ("FWC"), including any required FWC permit for the construction near an
active eagle nest;
The City Council may enter into Development Agreements to encourage a stronger commitment
on comprehensive and capital facilities planning, to ensure the provision of adequate public
facilities for development, to encourage the efficient use of resources, and to reduce the
economic cost of development. The CDB is required to review the proposed Development
Agreement and make a recommendation to the City Council.
SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its meeting of July 1, 2010, and deemed the development proposal to be legally sufficient to
move forward to the CDB, based upon the following:
Findings of Fact: The Planning and Development 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 131.05-acre site is located on the north side of Gulf-to-Bay Boulevard east of
Bayshore Boulevard;
2. That there is a companion application to amend the Future Land Use Map categories for the
subject properties from Institutional (I), Commercial General (CG), Preservation (P),
Recreation/Open Space (R/OS), Residential Low (RL), and Water/Drainage Feature
categories to Institutional (I), Preservation (P), Recreation/Open Space (R/OS), and
Water/Drainage Feature categories, and to rezone this area from Institutional (I), Commercial
(C), Open Space/Recreation (OS/R), and Preservation (P) districts to Institutional (1), Open
Space/Recreation (OS/R), and Preservation (P) districts (LUZ2010-06002);
3. That the proposed Institutional (1) Future Land Use Map category portion of the subject
property developed by the college and where future expansion is proposed permits a
maximum floor area ratio (FAR) of 0.65 and a maximum density of 12.5 dwelling units per
acre;
4. That the purpose of this Development Agreement is to establish a Master Plan and Mitigation
Plan for the Clearwater Christian College; and
5. That a procedure is established for boundary changes that may be required in the event that
the agency permitting process results in changes to the proposed wetland jurisdictional
boundary line as depicted on the Master Site Plan.
Conclusions of Law: The Planning and Development Department, having made the above
findings of fact, reaches the following conclusions of law:
1. That the Development Agreement implements and formalizes the maximum requirements for
the construction of on-site and off-site improvements under the related site plan proposal
(FLD2010-06001);
2. That the Development Agreement complies with the standards and criteria of Section 4-606
of the Community Development Code;
3. That the Development Agreement is consistent with and furthers the Visions, Goals,
Objectives and Policies of the Comprehensive Plan.
Community Development Board - August 3, 2010
DVA2010-06001 - Page 4 of 5
Based upon the above, the Planning and Development Department recommends the
APPROVAL, and recommendation to the City Council, of a Development Agreement between
Clearwater Christian College Private School, Inc. (the property owner) and the City of
Clearwater as per Community Development Code Section 4-606, for the property at 3400 Gulf-
to-Bay Boulevard.
Prepared by Planning and Development Department Staff.
Lak"'_?Mol
Lauren Matzke, AICP, Pl r III
ATTACHMENTS:
? Development Agreement with Exhibits
? Staff Resume
? Location Map
? Aerial Map
? Current Future Land Use Map
? Proposed Future Land Use Map
? Current Zoning Map
? Proposed Zoning Map
S:IPlanning DepartmentlCD BlDevelopment Agreements (DVA)IDVA2010-06001 - Gulf to Bay 3400 (1- Proposed + P- proposed) 2010.07
DRC - LKMIDVA2010-06001 Gulf to Bay 3400 DVA Staff Report for 8 3 10 CDB.docx
Community Development Board -August 3, 2010
DVA2010-06001 - Page 5 of 5
Resume
Lauren Matzke, AICP
100 South Myrtle Avenue
Clearwater, FL 33756
727-562-4547
lauren.matzke( )myclearwater.com
PROFESSIONAL EXPERIENCE
• Planner III
• Planner II
City of Clearwater
October 2008 to present
September 2008 to October 2008
Responsible for numerous aspects of the Growth Management Act of Florida such as
comprehensive planning, Future Land Use Plan amendments, rezonings, and annexations.
Update Community Development Codes by Ordinance. Prepare staff reports for the City
Council and Community Development Board. Responsible for providing informational
assistance to the public and developers concerning development plans. General planning for
development and redevelopment.
• Senior Planner
City of St. Pete Beach, FL
February 2007 to September 2008
Implemented new legislative directives for Florida's growth management laws related to
governments' comprehensive planning and land development regulations. Served as staff to
the City Commission, Planning Board and Historic Preservation Board. Administered the
land development regulations, processed future land use plan amendments and rezonings.
Prepared a special area plan for the commercial district within the City's Historic District.
Served as the city's representative on countywide and regional planning agency committees.
Authored the City's Evaluation and Appraisal Report. Maintained the Certified Local
Government requirements for the historic preservation program.
• Environmental Specialist III August 2005 to February 2007
Florida Department of Environmental Protection
Tallahassee, FL
Served as primary reviewer of local government comprehensive plan amendments, sector
plans and evaluation and appraisal reports for the northwest region of Florida. Provided
comments and recommendations to the Florida Department of Community Affairs. Drafted
policies and comprehensive plan language regarding natural resource protection, assisting
local government representatives. Served as the Department's representative on thr Rural
Economic Development Initiative (REDI) and numerous springs protection working groups.
• Planner August 2006 to December 2006
Florida Planning and Development Lab
Tallahassee, FL
Comprehensive Plan update for the Town of St. Lucie Village, Florida. Amended the
Town's Comprehensive Plan, including Goals, Objectives and Policies and Data and
Analysis to bring into compliance with all changes to Florida Statutes since 1993. Performed
land suitability analysis utilizing GIS to guide amendments to the Future Land Use Map.
Created a complete and updated Map Series using best available data for all Elements.
• Planning Intern
Glatting Jackson
Orlando, FL
June 2005 to August 2005
Case study research and reports on transit oriented developments for City of Charlotte, NC.
Identification of stakeholders for community involvement portion of transportation project.
Participated in iterative design process at community and client meetings in Pennsylvania for
traffic corridor redesign project.
EDUCATION
Master's Degree in Urban and Regional Planning, Florida State University, 2006
Bachelor of Science in Design and Environmental Analysis, concentration in Gerontology,
Cornell University, 1998
LICENSES AND ASSOCIATION MEMBERSHIPS
American Institute of Certified Planners (2009 to Present)
American Planning Association (2003 to Present)
Florida Chapter (2003 to 2005)
New York Metro Chapter (2005 to Present)
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LOCATION MAP
Owners: Clearwater Christian College Case: LUZ2010-06002 &
DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property
Size(Acres): 131.05
Land Use Zoning 16-29-16-00000-120-0100
16-29-16-00000-140-0100
PIN:
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RL & Water/Drainage Feature 16-29-16-00000-110-0100
To: I, P, R/OS, & Water/Drainage I, P, & OS/R
Feature Atlas Page: 2928
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Owners: Clearwater Christian College Case: DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property
Size(Acres): 131.05
Land Use Zoning 16-29-16-00000-120-0100
16-29-16-00000-140-0100
I, CG, P, R/OS, I, C, P, & R/OS PIN: 16-29-16-00000-130-0200
From : RL & Water/Drainage Feature 16-29-16-00000-110-0100
I, P, R/OS, & Water/Drainage I, P, & R/OS
To:
Feature Atlas Page: 292B
SAPlanning Department\C D B\Land Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
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Owners: Clearwater Christian College Case: LUZ2010-06002 &
DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property 131.05
Size(Acres):
Land Use Zoning 16-29-16-00000-120-0100
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Feature Atlas Page: 292B
SAPlanning Department\C D B\Land Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
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CURRENT ZONING MAP
Owners: Clearwater Christian College Case: LUZ2010-06002 &
DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property 131.05
Size(Acres):
Land Use Zoning 16-29-16-00000-120-0100
16-29-16-00000-140-0100
PIN:
I, CG, P, R/OS, I, C, P, & OS/R 16-29-16-00000-130-0200
From :
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To:
Feature Atlas Page: 2928
SAPlanning Department\C D B\Land Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
College\Maps\Revised Submittal - Used for CDB\LUZ2010-06002 ZONE BEFORE.docx
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PROPOSED ZONING MAP
Owners: Clearwater Christian College Case: LUZ2010-06002 &
DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property 131.05
Size (Acres) :
Land Use Zoning 16-29-16-00000-120-0100
16-29-16-00000-140-0100
From : I, CG, P, R/OS, I, C, P, & OS/R PIN: 16-29-16-00000-130-0200
RL & Water/Drainage Feature 16-29-16-00000-110-0100
To: I, P, R/OS, & Water/Drainage I, P, & OS/R
Feature Atlas Page: 292B
S:\Planning Department\C D B\Land Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
College\Maps\Revised Submittal - Used for CDB\LUZ2010-06002 ZONE AFTER.doex
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EXISTING SURROUNDING USES MAP
Owners: Clearwater Christian College Case: LUZ2010-06002 &
DVA2010-06001
Site: 3400 Gulf-to-Bay Boulevard Property 131
05
Size(Acres): .
Land Use Zoning 16-29-16-00000-120-0100
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From : I, CG, P, R/OS, I, C, P, & OS/R 16-29-16-00000-130-0200
RL & Water/Drainage Feature 16-29-16-00000-110-0100
To: I, P, R/OS, & Water/Drainage 1, P, & OS/R
Feature Atlas Page: 292B
SAPlanning Department\C D B\L.and Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
College\Maps\Revised Submittal - Used for CDB\LUZ2010-06002 EXIST.doex
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AERIAL MAP
Owners: Clearwater Christian College
Site: 3400 Gulf-to-Bay Boulevard
Land Use Zoning
From : I, CG, P, R/OS, I, C, P, & OS/R
RL & Water/Drainage Feature
To: I, P, R/OS, & Water/Drainage I, P, & OS/R
Feature
Case: LUZ2010-06002 &
DVA2010-06001
Property 131.05
Size(Acres):
16-29-16-00000-120-0100
PIN: 16-29-16-00000-140-0100
16-29-16-00000-130-0200
16-29-16-00000-110-0100
Atlas Page: 292B
SA\Planning Department\C D B\Land Use Amendments\LUZ 2010\LUZ2010-06002 - 3400 Gulf to Bay Blvd - Clearwater Christian
College\Ivlaps\Revised Submittal - Used for CDB\LUZ2010-06002 AERIAL.doex
1. View looking north from Gulf-to-Bay Blvd at subject
property
I
1
4. View looking north across existing athletics fields towards
Preservation area.
LUZ2010-06002 & DVA2010-06001
Clearwater Christian College
3400 Gulf-to-Bay Boulevard
Page 1 of 3
3. Representative buildings on subject property.
2. View looking south from Gulf-to-Bay Blvd
5. View looking west from existing parking lot on subject
property towards Preservation area.
TIT,
6. View looking north from existing parking lot on subject
property towards Preservation area.
W,
7. View looking north along Bayshore Drive at typical sing
family housing located across Bayshore Drive from subject
property Preservation area
V
LUZ2010-06002 & DVA2010-06001
Clearwater Christian College
3400 Gulf-to-Bay Boulevard
Page 2 of 3
family housing located across Bayshore Drive from subject
property Preservation area
9. View looking east from Bayshore Drive at Downing Street
at subject property Preservation area
10. View looking east from Bayshore Drive at subject property
Preservation area
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Location Map for site photographs (pages 1-2).
LUZ2010-06002 & DVA2010-06001
Clearwater Christian College
3400 Gulf-to-Bay Boulevard
Page 3 of 3
Planning Department
0 100 Clearwater South Myrtle Avenue
Clearwater, Florida 33756
Telephone: 727-5624567
Fax: 727-562-4865
? SUBMIT ORIGINAL SIGNED AND NOTARIZED APPLICATION
? SUBMIT 12 COPIES OF THE ORIGINAL APPLICATION including folded site -plans
? SUBMIT APPLICATION FEE $
CASE #:
DATE RECEIVED:
RECEIVED BY (staff initials):
ATLAS PAGE #:
ZONING DISTRICT:
LAND USE CLASSIFICATION:
ZONING & LAND USE CLASSIFICATION OF
ADJACENT PROPERTIES:
NORTH:
SOUTH:
WEST:
EAST:
DEVELOPMENT AGREEMENT APPLICATION
(Revised 05/22/02)
PLEASE TYPE OR PRINT
A. APPLICANT, PROPERTY OWNER AND AGENT INFORMATION: (Section 4-202.A)
APPLICANT NAME: CLEA WATER C BRISTIM ODUBM PRIVATE SHOOOL, INC.
MAILING ADDRESS: 3400 Gulf-tip Bay Boulevard, Clearwater, FL 33759 .
PHONE NUMBER: (727-726-1153 FAX NUMBER:
CELL NUMBER: EMAIL ADDRESS:
PROPERTY OWNER(S): Satre as applicant.
(Must include ALL owners)
Katherine E. Cole, Esquire, . and
AGENT NAME: jobr)s=,Pope, Bckj=. RiX= 1 & Rimg, TTP
MAILING ADDRESS: P. O. BOX 1368, Clearwater, FL 33757-1368
I PHONE NUMBER: (727) 461-1818 FAX NUMBER: (727) 462-0365
B. PROPOSED DEVELOPMENT INFORMATION:
STREET ADDRESS: 3400 Gulf-to-Bay Boulevard
LEGAL DESCRIPTION: See Exhibit "A" attached.
16/29/16/00000/120/0100, 16/29,
PARCEL NUMBER: l g /7Q /1 r, /nnnnn /l An /Al nn 7 G /7e
/0200,
PARCEL SIZE: 131.05 acres
(acres,. square feet)
PROPOSED USE AND SIZE: See EX it °B" attached.
(number of dwelling units, hotel rooms or square footage of nonresidential use)
DESCRIPTION OF ANY RELATED REQUEST(S):
Li311d use plan amendment and rezoning: flexible standard application, R-O-W Vacation
(approval of a developmentinclude all requested code deviations; e.g. reduction in required number of parking spaces, specific use, etc.)
DOES THIS APPLICATION INVOLVE THE TRANSFER OF DEVELOPMENT RIGHTS (TDR), A PREVIOUSLY APPROVED PLANNED UNIT
DEVELOPMENT, OR A PREVIOUSLY APPROVED (CERTIFIED) SITE PLAN? YES NO _X_ '(if yes, attach a copy of the applicable
documents)
Page 1 of 5 - Development Agreement Application - City of Clearwater
B.2 DEVELOPMENT AGREEMENTS SUPPLEMENTAL SUBMITTAL REQUIREMENTS: (Section 4-606.B)
An application for approval of a development agreement shall be accompanied by the following (use separate sheets or include in a formal report):
? STATEMENT OF THE REQUESTED DURATION OF THE DEVELOPMENT AGREEMENT,WHICH SHALL NOT EXCEED TEN YEARS
? DESCRIPTION OF ALL EXISTING AND PROPOSED PUBLIC FACILITIES AND SERVICES THAT SERVE OR WILL SERVE THE
DEVELOPMENT;
? DESCRIPTION OF THE USES DESIRED TO BE PERMITTED ON THE LAND, INCLUDING POPULATION DENSITIES AND BUILDING
INTENSITIES AND HEIGHTS;
? INDENTIFICATION OF ZONING DISTRICT CHANGES, CODE AMENDMENTS THAT WILL BE REQUIRED IF THE PROPOSED DEVEI
PROPOSAL WERE TO BE APPROVED;
? ZONING AND LAND USE CATEGORIES OF ALL ADJOINING PROPERTIES;
? COMPLETE NAMES AND ADDRESSES OF ALL OWNERS OR PROPERTIES ABUTTING OR LYING WITHIN 200 FEET OF THE SUBJECT I
PROPERTY AS CURRENTLY LISTED IN THE COUNTY RECORDS AS OF ONE WEEK PRIOR TO THE FILING OF AN APPLICATION.
C. PROOF OF OWNERSHIP: (Section 4-202.A)
? SUBMIT A COPY OF THE TITLE OR DEED TO THE PROPERTY OR PROVIDE OWNER SIGNATURE ON PAGE OF THIS APPLICATION
D. WRITTEN SUBMITTAL REQUIREMENTS: (Section 4-606.G)
? Provide the following contents to the development agreement, as follows:
Contents. The approved development agreement shall contain, at a minimum, the following information:
a. A legal description of the land subject to the development agreement.
b. The names of all persons having legal or equitable ownership of the land.
c. The duration of the development agreement, which shall not exceed ten years.
d. The development uses proposed for the land, including population densities, building intensities and building height
e. A description of the public facilities and services that will serve the development, including who shall provide such public facilities and services;
date any new public facilities and services, if needed, will be constructed; who shall bear the expense of construction of any new public facilities ,
services; and a schedule to assure that the public facilities and services are available concurrent with the impacts of the development.
development agreement shall provide for a cashier's check, a payment and performance bond or letter of credit in the amount of 115 percent of
estimated cost of the public facilities and services, to be deposited with the city to secure construction of any new public facilities and sw
required to be constructed by the development agreement. The development agreement shall provide that such construction shall be comple
prior to the issuance of any certifieate of occupancy.
f. A description of any reservation or dedication of land for public purposes.
g. A description of all local development approvals approved or needed to be approved for the development.
h. A finding that the development approvals as proposed is consistent with the comprehensive plan and the community development co(
Additionally, a finding that the requirements for concurrency as set forth in Article.4 Division 10 of these regulations have been satisfied.
I. A description of any conditions, terms, restrictions or other requirements determined to be necessary by the city commission for the public heal
safety or welfare of the citizens of the City of Clearwater. Such conditions, terms, restrictions or other requirements may be supplemental,
requirements in existing codes or ordinances of the city.
j. A statement indicating that the failure of the development agreement to address a particular permit, condition, term or restriction shall not relie
the developer of the necessity of complying with the law governing said permitting requirements, conditions, terms or restrictions.
k. The development agreement may provide, in the discretion of the City Commission, that the entire development or any phase thereof
commenced or be completed within a specific period of time. The development agreement may provide for liquidated damages, the denial of full.
development approvals, the termination of the development agreement, or the withholding of certificates of occupancy for the failure of t
developer to comply with any such deadline.
1. A statement that the burdens of the development agreement shall be binding upon, and the benefits of the development agreement shall inure
all successors in interest to the parties to the development agreement.
m. All development agreements shall specifically state that subsequently adopted ordinances and codes of the city which are of general application
not governing the development of land shall be applicable to the lands subject to the development agreement, and that such modifications a
specifically anticipated in the development agreement.
Page 2 of 5 - Development Agreement Application - City of Clearwater
E. SUPPLEMENTAL SUBMITTAL REQUIREMENTS: (Section 4-202.A)
? SIGNED AND SEALED SURVEY (including legal description of property) -One original and 12 copies;
? COPY OF RECORDED PLAT, as applicable;
? PRELIMINARY PLAT, as required;
?' LOCATION MAP OF THE PROPERTY.
? 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.)
? GRADING PLAN, as applicable;
F. SITE PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A)
? SITE PLAN with the following information (not to exceed 24"x 36"):
All dimensions;
North arrow;
Engineering bar scale (minimum scale one inch equals 50 feet), and date prepared;
Location map;
Index sheet referencing individual sheets included in package;
Footprint and size of all 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-oUway 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 refuse collection facilities and all required screening (min. 10'x12` dear space);
Location of all landscape material;
Location of all onsite and offsite storm-water management facilities;
Location of all outdoor lighting fixtures; and
Location of all existing and proposed sidewalks.
? SITE DATA TABLE for existing, required, and proposed development, in written/tabular form:
Land area in square feet and acres;
Number of dwelling units proposed;
- 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 and driveways, expressed in square feet and percentage of the paved vehicular area;
Size and species of all landscape material;
- 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.
? REDUCED SITE PLAN to scale (8 Y2 X 11) and color rendering if possible;
? 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 stonnwater 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;
Tree Inventory; prepared by a "certified arborist", of all trees 8" DBH or greater, reflecting size, canopy (drip lines) and condition of such trees
Page 3 of 5 - Development Agreement Application - City of Clearwater
G. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 4-1102.A)
? LANDSCAPE PLAN:
- 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;
- Proposed and required parking spaces;
- Existing trees on-site and immediately adjacent to the site, by species, size and locations, including dripline;
- Location, size, description, specifications and quantities 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 LANDSCAPE PLAN to scale (8'/: X 11) (color rendering if possible);
? IRRIGATION PLAN (required for level two and three approval);
? COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable.
H. BUILDING ELEVATION PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A.23)
Required in the event the application includes a development where design standards are in issue (e.g. Tourist and Downtown Districts) or as part
of a Comprehensive Infill Redevelopment Project or a Residential Infill Project.
? BUILDING ELEVATION DRAWINGS -all sides of all buildings including height dimensions, colors and materials;
? REDUCED BUILDING ELEVATIONS - four sides of building with colors and materials to scale (8 %= X 11) (black and white and color rendering, if
possible) as required.
1. SIGNAGE: (Division 19. SIGNS / Section 3-1806)
? Comprehensive Sign Program application, as applicable (separate application and fee required).
? Reduced signage proposal (8 %X 11) (color), if submitting Comprehensive Sign Program application.
J. TRAFFIC IMPACT STUDY: (Section 4-801.C)
? Include as required if proposed development will degrade the acceptable level of service for any roadway as adopted in the Comprehensive Plan.
Trip generation shall be based on the most recent edition of the Institute of Transportation Engineer's Trip General Manual. Refer to Section 4-801
C of the Community Development Code for exceptions to this requirement.
K. SIGNATURE:
1, 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 2 s n-tay
may A.D. 20 10 to me and/or
Kat:ht ri nP F. -1)1 E' , who is personally known
of
by
'Z? ??
Signature of property owner or representative
Katherine E. Cole
ideatifaatien:- I-
Ty tary blic,
commission n eyoraa- -?- - - = - - - - - - - -?i„?
'
JAYNE E. SEARS
Commission # DD 907040
Expires September 2, 2013
BondedTMuTroyFainInmwo80MM- nt9
Page 4 of 5 - Development Agreement Application - City of Clearwater
L. AFFIDAVIT TO AUTHORIZE AGENT:
corporation
(Names of all property ov
., a Florida
1. That (I am/we are) the owner(s) and record title holder(s) of the following described property (address or general location):
Located at 3400 Gulf-to-Bay Boulevard and adjoining parcels. Parcel Nos.
16/29/16/00000/120/0100, 16/29/16/00000/130/0200, 16/29/16/00000/130/0310,
16/29/16/00000/140/0100,
2. That this property constitutes the property for which a request for a: (describe request)
Approval of a development agreement.
3. That the undersigned (has/have) appointed and (doestdo) appoint: Katherine E. Cole, Esquire and Johnson, Pope,
Bokor, Ruppel & Burns, LLP
as (his/their) agent(s) to execute any petitions or other documents necessary to affect such petition;
4. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described property;
5. That site visits to the property are necessary by City representatives in order to process this application and the owner authorbm City
representatives to visit and photograph the property described in this application;
6. That (Uwe), the undersigned authority, hereby certify that the foregoing is CAMM . CHRISTIAN COLLEGE PRIVATE
SCHOOL, INC.,
Property Owner Randy T. Livi n ton
STATE OF FLORIDA, Vice President
COUNTY OF PINELLAS
Before me the undersgned, an officer duly commissioned by a taws of the State qf Florida on this Z 7 day of
May 2010 personally appeared Raridy T. Livingston, 'ds* who having been first duly sworn
Deposes and says that he/she fully understands the contents of the affidavit that he/she signed.
RYA MCNAMARA
MY COWASSION f DD0953 Notary Public
My Commission Expires: EXPOWS: April 14.2013
r.rao?.wtnur FL Nmy 0=W Awa 0?
*Vice President of Cleaiv Private School, Inc.
S Oarvunp DepartmenA4pp1icatlon Formsidevelopment reviewldevelopment agreement appticahoO doc
Page 5 of 5 - Development Agreement Application - City of Clearwater
EMMIT "All
LEGAL DESCRIPTION: (PROVIDED BY OTHER, EDITED BY THE UNDERSIGNED)
THE NORTH 1/2 OF THE NE 1/4 OF SECTION 16, TOWNSHIP 29 SOUTH, RANGE 16 EAST, AND THAT PART OF GOVERNMENT LOTS 3 s
AND 4 OF SAID SECTION, WHICH LIES NORTH OF A LINE BEGINNING IN THE WEST BOUNDARY OF SAID GOVERNMENT LOT 3, AT A
POINT 250 FEET NORTH OF ITS SOUTHWEST CORNER EXTENDING NORTH 67' EAST TO NAVIGABLE WATER IN OLD TAMPA BAY, AND
LESS RIGHT-OF-WAY OF DAVIS CAUSEWAY, PINELLAS COUNTY, FLORIDA;
AND
ALL LAND LYING BETWEEN THE ABOVE DESCRIBED PARCEL AND THE RIGHT-OF-WAY OF STATE ROAD 60, OTHERWISE KNOWN AS
COURTNEY CAMPBELL CAUSEWAY.
AND PARCEL 5
AND ALL THAT PART OF GOVERNMENT LOT 1 IN SECTION 15, TOWNSHIP. 29 SOUTH, RANGE 16 EAST, LYING SOUTH OF AN EASTERLY
PROJECTION OF THE NORTH LINE OF GOVERNMENT LOT 4 IN SECTION 16, TOWNSHIP 29 SOUTH, RANGE 16 EAST. PINELLAS COUNTY,
FLORIDA, WHICH PROJECTION IS EXTENDED TO THE DEEP WATER CHANNEL OF TAMPA BAY.
LESS AND EXCEPT A 100' RIGHT-OF-WAY FOR BAYSHORE BOULEVARD AS DESCRIBED IN COUNTY PETITION NO. 80 DATED AUGUST 4.
1925.
LESS AND EXCEPT A RIGHT-OF-WAY ACROSS GOVERNMENT LOT 4 OF SAID SECTION 16, DESCRIBED IN CITY OF CLEARWATER
RESOLUTION 64-90. FILED IN OFFICAL RECORD 1936 PAGES 522-524. OF THE PUBLIC RECORDS -OF PINELLAS COUNTY FLORIDA.
LESS AND EXCEPT PARCEL 1
THAT PORTION THEREOF DEEDED TO ROBERT D. WINN AND MARY S. WINN, HUSBAND AND WIFE, ON . NOVEMBER 16, 1992, BY DEED
RECORDED IN O.R.. BOOK 8094. PAGE 1155. PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA. DESCRIBED AS FOLLOWS: THAT
PORTION OF THE NW- 1/4 OF SECTION 16. TOWNSHIP 29S, RANGE 16E, LYING SOUTH OF DREW -STREET,. EAST OF UNIT 1 OF.
CRYSTAL HEIGHTS SUBDIVISION. AND NORTHWESTERLY OF BAYSHORE BOULEVARD - TOGETHER WITH THE RIPARIAN RIGHTS THERETO,
BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
FROM THE NE CORNER OF THE NW 1/4 OF SECTION 16, TOWNSHIP 29S. RANGE 16E. AS A POINT OF REFERENCE, THENCE
SOO'37'03'W ALONG THE NORTH-SOUTH CENTERLINE OF SAID SECTION 16 A DISTANCE OF 33.0' TO THE NORTHEAST CORNER OF LOT
9, UNIT 1 OF CRYSTAL HEIGHTS SUBDIVISION AS A POINT OF BEGINNING; THENCE-CONTINUE S00'37'03"W ALONG SAID CENTERLINE .
(BEING ALSO THE EASTERLY BOUNDARY OF SAID UNIT 1 OF CRYSTAL HEIGHTS SUBDIVISION, AS RECORDED IN PLAT BOOK 28. PAGE
64. OF THE PUBLIC RECORDS OF PINELLAS COUNTY. FLORIDA). A DISTANCE OF 222.47' TO A POINT ON THE NORTHERLY
RIGHT-OF-WAY OF BAYSHORE BOULEVARD (A 100' RIGHT-OF-WAY); THENCE ALONG A CURVE TO THE RIGHT. HAVING A RADIUS OF
368.31'. A CHORD BEARING OF N41'35'48'E. AND A CHORD DISTANCE OF 146.17' TO A POINT OF TANGENCY; THENCE N61-02.31-E
ALONG SAID TANGENT' RIGHT-OF-WAY, A DISTANCE OF 184.66' TO AN INTERSECTION WITH THE SOUTHERLY RIGHT-OF-WAY OF DREW
STREET (CURRENTLY A 33' RIGHT-OF-WAY); THENCE N89'29'50"W ALONG SAID SOUTHERLY RIGHT-OF-WAY (33' FROM AND
PARALLEL TO THE NORTH LINE OF SAID SECTION 16). A DISTANCE OF 242.21' TO THE POINT OF BEGINNING. CONTAINING 23.549
SQUARE FEET (0.54 ACRES) M.O.L
TOGETHER WITH THE RIPARIAN RIGHTS TO THE LANDS LYING DIRECTLY-EAST. ACROSS THE 100' RIGHT-OF-WAY FOR BAYSHORE
BOULEVARD (AS RECORDED IN COUNTY PETITION NO. 80, DATED AUGUST 4, 1925) BEING FURTHER DESCRIBED AS FOLLOWS:
THE NORTH 222.47' OF THE NORTHWEST- 1/4 OF SECTION 16, TOWNSHIP 29S. RANGE 16E. LYING BETWEEN THE EASTERLY LINE
OF. UNIT 1 OF CRYSTAL HEIGHTS SUBDIVISION AS RECORDED IN PLAT BOOK 28. PAGE 64. OF THE PUBLIC RECORDS OF PINELLAS
COUNTY. FLORIDA, AND EXTENDING EASTERLY TO THE MEAN HIGH WATER MARK OF OLD TAMPA BAY LESS A 100' RIGHT-OF-WAY
FOR BAYSHORE BOULEVARD - AS DESCRIBED. IN COUNTY PETITION NO. 80 DATED AUGUST 4, 1925.
RIPARIAN RIGHTS GRANTED ARE LIMITED TO THE LESSER OF. (A) FIFTY (50') FEET FROM THE UPLAND, OR (B) THE MAXIMUM DOCK
LENGTH PERMITTED BY LAW. WHICHEVER IS THE LEAST.
LESS AND EXCEPT:
LANDS KNOWN AS THE 'EASTER" TRACT, RECORDED IN OFFICIAL RECORDS BOOK 16135. PAGE 2664 OF THE PUBLIC RECORDS OF
PINELLAS COUNTY, FLORIDA.
TOTAL AREA 131.05 ACRES, MORE OR LESS
THERE IS APPARANTLY TWO SCRIVENER ERRORS IN THE ABOVE DESCRIBED LEGAL DESCRIPTION, SHOWN WITH AN ASTERICK. BOTH
SHOULD BE CHANGED TO SHOW 'NORTHEAST' OR 'NE' INSTEAD OF NORTHWEST (NW).
EXHIBIT "B"
TO DEVELOPMENT AGREEMENT APPLICATION
Clearwater Christian College Private School, Inc.
3400 Gulf-to-Bay Boulevard
Section B.2 Development Agreements Supplemental Submittal
Requirements:
¦ Statement of the requested duration of the development agreement, which
shall not exceed twenty years.
The proposed duration of the development agreement is 20 years and is stated
as such in the development agreement.
The Applicant requests a 20-year development agreement as the project consists
not only of a phased-development master plan for a college campus, but also
significant environmental work to the preservation area of the Applicant's
property. This environmental work will be permitted by local, state and federal
authorities and will ideally consist of creating an approved mitigation bank. The
mitigation bank is a long-term, supervised process, thereby creating the
necessity of a 20-year development agreement.
¦ Description of all existing and proposed public facilities and services that
serve or will serve the development.
The development will be served by City of Clearwater fire, police, utilities (water,
sewer, reclaimed water) and solid waste as stated in the development
agreement.
Description of the uses desired to be permitted on the land, including
population densities and building intensities and heights.
The proposed use is an expanded college campus to accommodate enrollment
of 925 students and additional classroom and recreation facilities. This is the
addition of 350 students to existing enrollment. Currently, the existing athletic
facilities do not comply with NCAA standards. The proposed, expanded facilities
allow for the addition of NCAA-compliant facilities, additional dormitory living
area, additional classroom space, as well as a new chapel/fine arts building.
Furthermore, the proposed development agreement protects the remaining
Preservation area and requires certain mitigation activities to occur in the
Preservation area.
Identification of zoning district changes, code amendments that will be
required if the proposed development proposal were to be approved.
The applicant has simultaneously applied for a land use amendment and
rezoning for various parcels within the College property in order to make (i) the
upland areas consistently zoned Institutional with a land use designation of
Institutional and (ii) the wetland and mitigation areas zoned Preservation with a
land use designation of Preservation.
¦ Zoning and land use categories of all adjoining properties.
Zoning Land Use
North Preservation Preservation
Northwest LMDR Residential Urban
(across Bayshore)
East Water Water
(Tampa Bay)
South (across Gulf-to- Open Space/ Recreation/
Bay/Courtney Recreation Open Space
Campbell Cswy.)
West LMDR Residential Urban
(across Bayshore) MDR Residential Medium
MHP Residential Low Med.
Along Gulf-to-Bay Commercial General Commercial
¦ Complete names and addresses of all owners of properties abutting or
lying within 200 feet of the subject property as currently listed in the county
records as of one week prior to the filing of an application.
The list will be provided upon request of City as appropriate at time of notice.
Additional information is provided with the associated land use and zoning
application. However, in an effort for all reviewers to understand this application,
please find attached:
Existing Jurisdictional Line Survey - The proposed development
contemplates moving the existing jurisdictional line to a new location on the site
in anticipation of the improvements to the Preservation Area and the proposed
development. The new jurisdictional line will be in the location shown on the
Master Plan. This existing jurisdictional line survey is provided in an effort to
show the existing conditions.
Eagle's nest location and Eagle Management Plan Executive Summary -
attached is an exhibit showing the location of an existing eagle's nest, adjacent to
the Applicant's property. The Applicant and the eagle have co-existed for several
years. The proposed development will be fully compliant with the Florida Fish
and Wildlife Agency's Eagle Management Plan. The attached document shows
the existing land use category, existing development, and the buffer areas
required by the Eagle Management Plan. The Eagle Management Plan does not
prohibit development in the buffer areas but does require development to meet
certain criteria.
2
¦ Mitigation Bank Prospectus - the Applicant proposes to apply for and receive
approval for a Mitigation Bank that will improve the existing conditions of the
Preservation area and provide for an upgraded wetlands system and flow of tidal
water within Tampa Bay. Attached for your reference is a copy of the Mitigation
Bank prospectus.
¦ Campus Building List - Although noted on the Master Plan, as an exhibit to the
development agreement, attached is a list of the existing and proposed buildings
on the college campus.
Wetland Buffer Area - The attached plan shows that the Master Plan complies
with the required wetland buffer as to proposed development.
#527865 Q - Clwr Christian College/Ex B to OVA
3
v11?i :
f o
An Eat ?
Ocpcrt?nin/
?rnphyeY
Todd Pressman
Chair, Pinellas
Ronald E. Oakley
Vice Chair, Pasco
Hugh M. Gramiing
Secretary, Hillsborough
Sallie Parks
Treasurer, Pinellas
Carlos Bendf
Manatee
Bryan K. Beswick
DeSoto
Jennifer E. Closshey
Hillsborough
Neil Combe ,
Polk
Albert 0.Joerger
Sarasota
Maritza Rovira-Torino
Hillsborough
H. Paul Senft, Jr.
Polk
Douglas B. Tharp
Sumter
Judith C. Whitehead
Hernando
David L Moore
Executive Director
William S. Bilenky
General Counsel
Southwest Florida 2379 Broad Street, Brooksville, Florida 34604-6899
1L (352) 796-7211 or 1-800-423-1476 (FL only`)
Water 1Vlanagement D1Stha
TDID only: 1800-231-6103 (FL only)
On the Internet at waterMatters.org
Bartow Service Office Sarasota Service Office Tampa Service Office
170 Century Boulevard 6750 Fruitville Road 7601 Highway 301 North
Bartow. Florida 33830.7700 Sarasota, Florida 34240-9711 Tampa, Florida 33637-6759
(863) 534-1448 or (941) 377-3722 or (813) 985.7481 or
1-800-492-7862 (FL only) 1-300-320-3503 (FL only) 1.800-836-0797 (FL only)
December 3, 2009
Randy T. Livingston
Clearwater Christian College Private School, Inc
3400 Gulf to Bay Boulevard
Clearwater, FL 33759
Subject: Final Agency Action Transmittal Letter for Formal Determination of
Wetlands and Other Surface Waters
Petition No.: 42004951.011
Project Name: Clearwater Christian College
County: Pinellas
Sec/Twp/Rge: 15, 16/29S/16E
Dear Mr. Livingston:
This letter constitutes notice of Final Agency Action for Approval of the above referenced Petition
for Formal Determination of Wetlands and Other Surface Waters. This approval does not
authorize any construction activities or constitute conceptual approval of any anticipated projects.
Construction, alteration, operation, removal or abandonment of a surface water management
system requires a permit from the District pursuant to Rule 40D-4.041, Florida Administrative
Code, (F.A.C.), and Section 373.413, Florida Statutes, (F.S.), unless exempt pursuant to
40D-4.051, F.A.C., or 373.406, F.S.
You or any person whose substantial interests are affected by the District's action
regarding a petition may request an administrative hearing in accordance with Sections
120.569 and 120.57, Florida Statutes, (F.S.), and Chapter 28-106, Florida Administrative
Code, (F.A.C.), of the Uniform Rules of Procedure. A request for hearing must: (1)
explain how the substantial interests of each person requesting the heating will be
affected by the District's action, or proposed action, (2) state all material facts disputed
by the person requesting the hearing or state that there are no disputed facts, and (3)
otherwise comply with Chapter 28-106, F.A.C. Copies of Sections 28-106.201 and
28-106.301, F.A.C. are enclosed for your reference. A request for hearing must be filed
with (received by) the Agency Clerk of the District at the District's Brooksville address
within 21 days of receipt of this notice. Receipt is deemed to be the fifth day after the
date on which this notice is deposited in the United States mail. Failure to file a request
for hearing within this time period shall constitute a waiver of any right you or such person
may have to request a hearing under Sections 120.569 and 120.57, F.S. Mediation
pursuant to Section 120.573, F.S., to settle an administrative dispute regarding the
District's action in this matter is not available prior to the filing of a request for hearing.
f ? --
P omvmw
S,
Permit No.: 42004951.011 Page 2 of 2 December 3, 2009
If you have any questions concerning this approval, please contact Rick A. Perry, P.W.S. at the Tampa Service
Office, extension 2056.
Sincerely,
Alba E. Mas, P.E., Director
Tampa Regulation Department
AEM:RAP:gjn
Enclosures: Approved Formal Determination of Wetlands and Other Surface Waters w/Attachments
Noticing Packet (42.00-064)
Sections 28-106.201 and 28-106.301, F.A.C.
cc: File of Record 42004951.011
Thomas R. Cuba, Delta Seven, Inc.
Eric Hickman, Florida Department of Environmental Protection
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SURVEY REPORT
I- THIS SURVEY WAS PERFORMED ON MARCH 12 THROUGH MARCH 15, 2007 AM AUGUST 3
THROUGH AUGUST 6, FOR THE PURPOSE OF DER M.WG WERANO FLAG LOCATIONS ON
THE SUBJECT PROPERTY AS SHCYN HEREON. W:TIADS DEIINEAT[O BY DELTA SEVEN,
INC. 117 3RD AVENUE NORTH, SATE 307, ST. PETERSBURG, FL, 33701.
2. THE BENCFMARN INFORMATION HEREON IS BASED UPON A BENCHMARK RETRIEVED FROM
THE NATIONAL GEODE% SURVEY DATASHEETS THE BENCHMARK USED IS DESIGNATED AS
COURTNEY B, PD AGO459, MTN A PUBLISHED ELEVATION OF 366 FEET ON THE NAVE) BB
DATUM (COAPUTEO ELEVATION OF 4.52 NGVO 29).
3. THE VERTICAL CLOSURE IS WTNIN THE ALLOWABLE TOLERANCES. IN ACCORDANCE WTH
FLORIDA'S MINIMUM TECHNICAL STANDARDS. AS DEFINED N STATE STAKES 6IG17-6004,
FLORIDA ADMINISTRATIVE CODE
4. THE AREA DEPICTED HEREON IS LOCATED WITHIN FLOOD ZONE 'AE' AND -W- (BAY ROOD
ELEVATION = 9 FEET AND BASE ROW ELEVATION • 9 FEET, RESPECINELY), ACCORDING
TO THE FEDERAL EMERGENCY MANAGEMENT AGENCY ROOD INSURANCE RAT[ MAP DATED
SEPTEMBER 3. 20D3, MAP NUMBER 12,O3CD129G. MAP DATUM BASED ON NAVE) 58.
5. THIS S11RWY GONPLES WTH THE STALE OF FLCRDA'S MINIMUM TECHNICAL STANDARDS AS
DEFINED IN STATE STATUTE 61C17-6.001 FLORIDA AMWSTRATIVE CODE.
' 6. THE MEN HIGH WATER WAS PRCMOUSLY ESTABLISHED IN THIS AREA AND VERIFIED BY THE
P FLORIDA DEPARTMENT OF ENVARONMENIAI PROTECTION AS 0.57 FEET NAVD fib (1.53 FEET
NOW 29).
0 7. THE APPROXIMATE MANGROVE LINES HAVE BEEN DIGITIZED FROM A RECTIFIED ORMOPHOTO
' SUM IED BY THE CLIENT.
8.
THIS SURVEY IS INTENDED FOR USE OF THE PARTY AND/OR PARTIES AS INDICATED N THE
h TITLE BLOCK, THIS SURVE Y IS NOT VALID WTHOUT THE RAISED SEA ANTI SIGNATURE OF A
PROFESSIONAL SURVEYOR AND MAPPER LICENSED BY THE STATE OF FLORIDA.
? DATA SOIRCEN
1. A SPECIAL PURPOSE SWFMID AND ACW DELNEAIDN SURVEY FOR CLEARWATER CHRISTIAN
COLLEGE BY DAVID EVANS AND ISSOCATES, INC. DATED 10/22/2001.
B' 2. A BOUNDARY AND TOPOGRAPHIC SURVEY BY FORESIGHT SURVEYORS. NC. DATED
05/06/2004.
LIMITATIONS
THIS SURVEY S N07 INTENDED TO BE A RWI4WRY SURVEY. THE BOUNDARY INFORMATION
- CONTAINED HEREIN 6 DERNED FROM THE DATA SOURCES AS STATED ABOVE.
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VOLAND ARE A'C' - 17.728.9 SO.ri. (0.407 AC.)
IRA ND AREA' • 2.30&7 SOFT, (0.053 AC.)
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SURVEYOR'S CERTIFICATQ I ()
1. THE UNDERSIGNED PROFESSIONAL SURVEYOR M MAPPER HEREBY ISSUED OP.'. GATE' R'.
CERTIFY THAT THIS RECORD OF SURVEY WAS PREPARED UNDER MY DIRECT ^•tnEW 037 p7 RD
SUPERVISION, THAT 70 THE BEST OF MY KNOWLEDGE NFORMATDN, AND rlluL 082 7 R0
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AD DESCRIBED AND THAT R MEETS THE -MINIMUM TECHNICAL STANDARDS o0& ] f Pp
FOR LAND SURVEVNO IN THE STATE Or FLORIDA' CHAPTER 61617-6, GCPA 01.11'; RD
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SPECIFIC PURPOSE WETLAND SURVEY - DETAILS
Bald Eagle Management Plan Florida Fish and Wildlife Conservation Commission
EXECUTIVE SUMMARY
The dramatic recovery of the bald eagle (Haliaeelus leucocephalus) in the past 35 years
represents one of the great conservation success stories in our nation's history. This management
plan provides the framework for the conservation and management of the bald eagle in Florida to
ensure its continued recovery. This plan meets the requirements of the Florida Fish and Wildlife
Conservation Commission's (FWC) listing process (Rule 68A-27.0012, Florida Administrative
Corlo [F.A.C.]). The listing process was initiated in July 2002, when the FWC was petitioned to
reevaluate the status of the bald eagle, which was considered a threatened species in Florida
(Rule 68A-27.004, F.A.C.). Action on the petition was delayed due to a listing moratorium,
which was lifted in April 2005.
Following tl;e guidance of FWC's listing process, a five-member biological review panel was
approved in June 2005. The panel assessed the eagle's population and distribution data against
species-imperilment criteria (Rule 68A-1.004, F.A.C.), and determined that the bald eagle no
longer met the criteria for state listing at any level. As a result, the panel unanimously recom-
mended that the bald eagle be removed from Florida's list of imperiled species. The panel also
acknowledged the importance of protecting nest sites, and suggested that continued protection of
nesting habitats was necessary to sustain recovery of the species (Sullivan et al. 2006). The
decision to delist the bald eagle in Florida is based on the following biological data: (1) bald
eagles occur throughout the state; (2) the population does not experience extreme fluctuations in
distribution or numbers; (3) the estimated number of adults has increased more than 300% during
the past three eagle generations (defined in this document as a total of 24 years); and (4) the
population is not expected to experience significant declines over the next 24 years.
The continental bald eagle population began to decline in the l 8th century as a result of habitat
loss and direct persecution. The decline intensified during the mid-20th century with widespread
use of organochlorine pesticides such as DDT compounding the losses from habitat destruction
and shooting. DDT was used widely in the U.S. until it was banned in 1972, in part because it
caused eggshell thinning in raptors, resulting in widespread reproductive failure.
Bald eagles reclaimed their entire historic range by the late 1990s, and their estimated population
in the Lower 48 states increased from an estimated 417 pairs in 1963 to 9,789 pairs by 2007.
Bald eagles have met or exceeded the population goals established in each of the five regional
recovery plans, and in August 2007, the U.S. Fish and Wildlife Service (USFWS) removed the
species from the list of species protected by the Endangered Species Act. The USFWS recovery
plan for the southeastern United States established 400 bald eagle nesting territories as the
number necessary to down-list the Florida population from endangered to threatened, and 1,000
nesting territories in the state as one criterion for delisting the eagle nationally. By early 2007,
there were 1,218 active bald eagle nesting territories in Florida (FWC unpublished data).
The goal of this management plan is to maintain a stable or increasing population of bald eagles
throughout Florida in perpetuity. To achieve this goal, bald eagles and their nests must continue
to be protected through science-based management, regulation, public education, and law
enforcement. Continued conservation efforts are required to prevent a population decline of 10%
or more that might trigger a re-evaluation for relisting the bald eagle. To maintain the
- iii -
Florida Fish and Wildlife Conservation Commission Bald Eagle Management Plan
conservation goal, this management plan establishes four conservation objectives that will be
calculated annually as five-year running averages. All of ` -,ese objectives have already been met,
and maintaining these objectives will assure that the goal of this management plan is met: (1) a
minimum of 1,020 nesting territories per year over the next 24 years; (2) an average of 68% of
nesting territories producing >1 nestling per year; (3) an average reproductive success of >1.5
fledglings per active nest; and (4) maintain the current area of occupancy (>770 mil) and extent
of occurrence (52,979 mil) of eagles statewide.
In addition to being our national symbol, reasons for continued conservation, management, and
monitoriji, of Florida's bald eagles include the following: (1) Florida supports 11% of the
nesting population in the Lower 48 states, more than any state other than Alaska and Minnesota;
(2) 67% of all eagle nests in the state are located on private lands; (3) disturbance can negatively
affect the reproductive success of nesting eagles; (4) growth of Florida's human population
assures continued encroachment into eagle nesting and foraging habitats; and (5) the public
insists on continued conservation of this magnificent species. The FWC's biological review
panel determined that Florida's eagle population would not experience significant declines over
the next three generations, but acknowledged that protection of nest sites should continue. This
plan proposes continued regulation of nesting habitats during the first five years following
delisting. The FWC will monitor Florida's eagle population and will study the effects of human
activities near eagle nests. After five years, results of this research will be evaluated and
regulations will be adjusted as appropriate.
To ensure that the conservation goal and objectives continue to be met, this management plan
recommends a suite of conservation actions. These actions are best accomplished by applying an
adaptive management approach that allows adjustment to policies, guidelines, and techniques
based on science and observed responses to implemented conservation measures. The
conservation actions are organized into the following sections or sub-sections: Habitat
Management, Land Acquisition, Private Lands Incentives, Law Enforcement, Proposed
Regulations, Permitting Framework April 2008, Local Government Coordination, Monitoring
Plan, Education and Outreach, and Ongoing and Future Research.
Management of bald eagles in Florida through the implementation of this plan requires the
cooperation of local, state, and federal governmental agencies; non-governmental organizations;
business, agricultural, and forestry interests; universities; and the public. This plan was
developed by the FWC in collaboration with a diverse group of stakeholders, and its successful
implementation requires the cooperation of and coordination with other agencies, organizations,
private interests, and individuals. Any significant changes to this management plan will be made
with the involvement of our stakeholders.
The FWC formally solicited public comment and peer-review on the proposed delisting action of
the bald eagle in Florida at several junctures of the delisting process and the writing of this
management plan. Comment periods were noticed in the Florida Administrative Weekly to
solicit: (1) information on the bald eagle's biological status to be considered during the
development of the Biological Status Report for the Bald Eagle (Sullivan et al. 2006); (2)
information on the management needs of the eagle and any economic, social, and ecological
factors to consider as part of its management; and (3) public and stakeholder input on drafts of
- w -
Bald Eagle Management Plan Florida Fish and Wildlife Conservation Commission
the management plan. Public comments also were received following release of the Biological
Status Report for the Bald Eagle in 2006, and at the September 2007 FWC Commission meeting
when a draft of this Bald Eagle Management Plan and its associated rule changes were presented
to the Commissioners and received conceptual approval. Following this meeting, the FWC
created an "ad-hoc" committee of some of its most active bald eagle stakeholders, and this
committee met several times into early 2008 to assist the FWC in resolving issues remaining
with regulation and management of the state's bald eagle population.
Five years following approval of this plan, the FWC and its stakeholders will re-evaluate the
biological status of the bald eagle in Florida. If nest-monitoring data suggest that modification of
guidelines for the regulation of land uses surrounding eagle nests may be appropriate, then this
management plan will be revised accordingly.
- v -
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CLEARWATER CHRISTIAN COLLEGE
MITIGATION BANK PLAN
JULY 6, 2010
Prepared by:
BIRKITT
ff4womm
SMICK W.
110 S. Edison Ave.
Tampa, FL 33606
Ph: (813) 259-1085 Fax: (813) 259-1086
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
Table of Contents
1.0 INTRODUCTION .............................................................................................................................. 1
2.0 EXISITING ECOLOGICAL CONDITIONS ....................................................................................... 2
3.0 PROPOSED RESTORATION ACTIVITIES ..................................................................................... 3
3.1 Brazilian Pepper Removal ................................................................................................................. 4
3.2 Mosquito Ditch/Spoil Island Restoration ............................................................................................ 4
3.3 Internal Hydrologic Improvements ..................................................................................................... 4
3.4 Improved Tidal Exchange Via a Created Hydraulic Connection ........................................................ 4
4.0 PROPOSED ECOLOGICAL CONDITIONS .................................................................................... 4
5.0 REGIONAL SIGNIFICANCE ............................................................................................................ 4
6.0 CONCLUSION ................................................................................................................................. 4
FIGURES
1.0 Project Location
2.0 Project Site
3.0 1926 Aerial
3.1 1942 Aerial
3.2 1957 Aerial
3.3 1973 Aerial
4.0 FLUCFCS Map
5.0 National Wetlands Inventory
6.0 Soils
7.0 Brazilian Pepper
8.0 Improved Tidal Exchange via Created Hydrologic Connection
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
1.0 INTRODUCTION
Birkitt Environmental Services, Inc., Wade Trim, and Delta Seven have been providing
consulting services to Clearwater Christian College for the development of Mitigation Bank since
early 2009. The proposed mitigation bank design is based on extensive field data and 2-D
hydrologic modeling. Birkitt has attended pre-application meetings with the U.S. Army Corps of
Engineers (USAGE) Jacksonville Regulatory Office and the Southwest Florida Water
Management District (SWFWMD) Tampa Office. Feedback from these agencies has been
obtained to facilitate preparation of the permit application. Additionally, a Draft Prospectus has
been submitted to the USACE and has been distributed to the Internal Review Team (IRT). The
IRT is made up of representatives from the USACE, U.S. Fish and Wildlife Service (USFWS),
National Oceanic and Atmospheric Administration (NOAA), and the U.S. Environmental
Protection Agency (EPA). A revised Prospectus and Draft Public Notice based on initial
comments by the USACE reviewer have been prepared and is on schedule to submit this
month. The state and federal permit applications are scheduled for submittal in August, 2010.
It is anticipated that state and federal permits will be received within 12 to 18 months.
Additionally, Birkitt presented the proposed mitigation bank to the Tampa Bay Regional
Planning Council in April 2010.
The proposed CCC Mitigation Bank (CCCMB) site is located in Pinellas County, FL at 3400 Gulf
to Bay Blvd., Clearwater, 33759. It is near the western end of the Courtney Campbell
Causeway (Hwy 60 or Causeway), approximately 1.5 miles east of the intersection of Hwy 60
and U.S. 19. The proposed CCCMB site includes approximately 99 acres of undeveloped land
consisting primarily of forested mangrove habitat. (Figure 1.0 - Project Location).
Historically, the project area consisted of natural mangrove forest and estuarine open water
habitats along the western side of northern Tampa Bay (Figure 2.0 - Project Site). It has since
been ditched for mosquito control and impounded by the construction of Hwy 60. The historical
aerial photographs included in Figures 3.0 through 3.3 clearly show the progression of
disturbance to the area over the last 70 years. The 1926 aerial shows the area of the proposed
mitigation bank prior to the creation of the mosquito ditches and the construction of the
Causeway. The undisturbed mangrove forest habitat is clearly visible. In 1934, the Causeway
was constructed and is evident in the 1942 aerial. Mosquito ditches can also be seen traversing
throughout the mangrove forest on the CCC site at this time. From the 1957 aerial on, increased
development can be seen within the uplands surrounding the proposed project area. The
historical aerials display further degradation of the habitat from the encroachment of the
surrounding development and mosquito ditching.
As part of the construction of the mitigation bank, CCC is proposing the restoration and
enhancement of this degraded estuarine wetland ecosystem. The primary goal of the
construction of the bank is restoration of the natural estuarine ecosystem once present
throughout Upper Tampa Bay and includes water quality improvement and habitat
enhancement for wildlife and threatened and endangered species. These goals are proposed
to be accomplished through the following specific project objectives:
• Hydrologic Restoration - The driving force behind the healthy function of an estuarine
ecosystem is hydrology. The mixing of freshwater from upstream sources and more
saline waters from the Gulf create a unique habitat that is used by a significant amount
of Florida wildlife, including almost every commercially important species of fish in state
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
waters during some stage of life. The wetland vegetation associated with estuarine
systems protects adjacent uplands from storm surges and helps filter upland stormwater
runoff, resulting in better water quality in Tampa Bay. The objective is to restore the
natural hydrology and tidal exchange of the area by removing the numerous manmade
alterations and re-establishing a hydrological connection throughout the site.
Habitat Enhancement - The use of an estuarine system by wildlife is dictated by the
quality of available habitat within the system. Human activity has diminished the quality
of much of the available habitat within the proposed mitigation bank area. The removal
of spoil mounds, the restoration of the natural hydrologic regime and tidal flushing, and
the removal of nuisance-exotic vegetation will provide higher quality habitat that will be
able to host a greater diversity of wildlife species.
2.0 EXISTING ECOLOGICAL CONDITIONS
The Florida Land Use, Cover and Forms Classification System (FLUCFCS) and the National
Wetlands Inventory (NWI) were utilized to classify land types and wetland habitats (Figure 4.0 -
FLUCFCS Map and Figure 5.0 - National Wetlands Inventory (NWI). The proposed mitigation
bank site is composed almost exclusively of wetland habitat with the exception of some of the
spoil piles that are a result of the mosquito ditching found throughout the site. The wetland
habitat present is mainly comprised of red (Rhiziphora mangle), black (Avicennia germinans),
and white (Laguncularia racemosa) mangroves, with Brazilian pepper present along the
southern and eastern edges of the site. There is also some open water habitat primarily within
the northern portion of the site and a small area of saltmarsh habitat within the southern portion
of the site. The soils indicate that the mitigation bank site is predominantly composed of hydric
soils (Figure 6.0 Soils).
The wetland habitat within the site has been hydrologically impaired by mosquito ditching and
the construction of Hwy 60. These anthropogenic alterations have contributed to the
degradation of water quality and benthic and mangrove habitats. Impoundment of the upper
Tampa Bay Basin north of Hwy 60 has increased residence times and reduced tidal flushing of
the subject area. Anoxic muck has collected and accumulated within the mosquito ditches, tidal
creeks and coastal embayments. These activities have substantially altered the natural
hydrology of the area by modifying the natural exchange of fresh and salt waters, a crucial
component to the health and productivity of an estuary. This channelization has eliminated
sheetflow of freshwater runoff across the area and has had a similar effect on tidal flooding, thus
altering the hydrologic regime, especially in regards to salinity gradients.
Waters within the upper reaches of the mosquito ditches exhibit high levels of hydrogen sulfide
concentrations and are likely the result of stagnation. Spoil piles from the removal of material to
create mosquito ditches and concrete inclusions are acting as barriers to tidal flow. Intertidal
mud with a very high organic content has accumulated in the upper most reaches of the coastal
embayments. These areas are submerged except perhaps during extreme low tide and contain
silty anoxic mud. In addition, there is approximately 0.31 acres of Brazilian pepper (Schinus
terebinthifolius), a nuisance exotic plant that has colonized portions of the mangrove fringe and
spoil mounds, available for removal within the property boundary (Figure 7.0 Brazilian Pepper).
Currently, the subject area is providing low ecosystem function. The mangroves, tidal creeks,
mosquito ditches and embayments are serving as low productivity habitat for the resident and
2
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
transient fauna (i.e. fish, birds, invertebrates, etc.) which typically utilize mangroves as a habitat.
For example, mangroves are utilized by federally managed fish species as Essential Fish
Habitat (EFH), but due to the lack of proper hydrology and tidal exchange there is limited access
to this critical habitat for various life stages of fish. Without the creation of the bank, the site will
continue to be minimally productive and is likely to continue to degrade.
3.0 PROPOSED RESTORATION ACTIVITIES
The following activities are proposed for the restoration and enhancement of the CCCMB site:
• Brazilian pepper removal and restoration of habitat
Restoration of habitat impacted by mosquito ditching
• Internal hydraulic improvements by enhancing tidal creek flow
• Improved tidal exchange via creation of a hydraulic connection under Damascus Road.
3.1 Brazilian Pepper Removal
As part of this project, approximately 0.31 acres of nuisance-exotic Brazilian pepper located
along the mangrove fringe will be removed within the project site (Figure 7.0 Brazilian Pepper).
3.2 Mosquito Ditch/Spoil Pile Restoration
A portion of the mosquito ditches/spoil mounds on the project site will be restored during the
construction of the bank. The area proposed for restoration would include both those spoil piles
that coincide with the proposed mitigation channels, as well as selected spoil piles located along
the mosquito ditches that feed into the main mitigation channels. These spoil mounds will be
excavated by either heavy equipment or hydroblasting to the mean high water elevation.
Revegetation will occur naturally through secondary succession. (Figure 8.0 Improved Tidal
Exchange via Created Hydrologic Connection).
3.3 Internal Hydrologic Improvements
Selected improvements to tidal systems are proposed that would improve water circulation and
thus improve site water quality and habitat. The proposed improvement includes creating a
network of mitigation channels by demucking and expanding existing mosquito ditches. The
channels would be established throughout the property and would terminate in Cooper's Bayou
where the muck bottom tapers off. Reconfiguring the mosquito ditch systems will improve the
tidal exchange and flow of water through the habitat (Figure 8.0 Improved Tidal Exchange via
Created Hydrologic Connection).
This restoration concept is expected to improve water quality in the short term but without
creating a hydraulic connection under Damascus Road, it is presumed likely that the system
would eventually sediment back in, resulting in the low dissolved oxygen and stagnant
conditions which caused the current degraded habitat. This design concept is proposed in
conjunction with water exchange improvements.
3.4 Improved Tidal Exchange Via a Created Hydraulic Connection
Due to the fact that the tidal exchange between other portions of Tampa Bay and the CCCMB
site was historically reduced by the construction of Hwy 60 and other anthropogenic activities,
the ideal restoration plan would include some means of improving tidal exchange. Therefore,
3
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
the proposed mitigation bank restoration plan includes the installation of a approximately 42 foot
wide bottomless arch pipe (conspan) under Damascus Road at the entrance to CCC (Figure 8.0
Improved Tidal Exchange via Created Hydrologic Connection).
This activity would create a hydraulic connection from the mitigation site to the adjacent waters
of Tampa Bay, under Damascus Road. The implementation of this design, in conjunction with
the internal hydrologic improvements, will increase water flow, provide greater circulation, and
improve water quality. Improved water circulation will increase dissolved oxygen levels
(reducing anoxic conditions) and create more appropriate salinity levels and gradients. These
results should improve the overall level of function that the habitat provides.
4.0 PROPOSED ECOLOGICAL CONDITIONS
In total, the approximately 99 acres is proposed for restoration or enhancement at the mitigation
bank site. It is anticipated that these activities will result in a significant net benefit to the benthic
and EFH within the mitigation bank site. These activities would include improved hydrology and
tidal flushing into this altered system, resulting in higher dissolved oxygen levels and more
appropriate salinity levels and gradients. The proposed conditions will result in net water quality
improvement, and habitat enhancement for wildlife and threatened and endangered species.
The exclusion of nuisance-exotic vegetation and the removal of spoil mounds within the project
area would also result in higher levels of function to support wildlife.
The removal of the nuisance-exotic species, Brazilian pepper, from the project area would allow
native vegetative species to recruit within these areas and would provide habitat that could
support a greater diversity of wildlife species. The removal of selected spoil mounds and re-
contouring of mosquito ditches would restore a more natural hydrology and tidal flushing to
these previously impacted areas. The installation of a culvert under Damascus Rd. would also
improve tidal exchange and flushing, resulting in increased water flow, greater circulation,
improved water quality, and net benefit to the regional watershed.
5.0 REGIONAL SIGNIFICANCE
The goals associated with this project are far reaching and have the potential to effect a
significant positive change not only within the CCCMB site, but also throughout Tampa Bay
basin. High quality mangrove forests, once abundant throughout Tampa Bay and Florida, have
suffered significant losses throughout the last century. Agricultural, commercial, and residential
development has placed a huge burden on one of the most important ecosystems found in our
state. Mangrove forests, when functioning properly, provide the base of the inshore food chain
and habitat for hundreds of species of birds, fish, and other wildlife. The habitat serves as
Essential Fish Habitat which supports fish for spawning, breeding, feeding, or growth to
maturity. Mangrove habitat improves water quality in Tampa Bay by filtering stormwater
originating in the uplands. Economically speaking, they provide nurseries for almost every
commercially important fish caught in our waters. They protect our shorelines from extreme
erosion during storm events. Mangrove forests attract visitors and provide economic benefits to
Florida due to the wide variety of recreational opportunities they provide. It is for these reasons
that the restoration of mangrove habitats in Tampa Bay is among Florida's top environmental
priorities.
4
Clearwater Christian College
Mitigation Bank Plan
July 6, 2010
In addition, the Tampa Bay Estuary Program has identified preserving and enhancing Tampa
Bay's mangrove and saltmarsh habitat as a priority in the May 2006 "Charting the Course" as
well as identifying the restoration of estuarine habitats within the bay the highest priority within
the 1995 Master Plan for Habitat Restoration and Protection. The opportunity to restore a highly
degraded mangrove system will be a significant benefit to the region.
6.0 CONCLUSION
The proposed CCC Mitigation Bank restoration and enhancement plan will include: 1) removal
of nuisance exotic vegetation, 2) restoration of mosquito ditches/spoil piles 3) internal hydrologic
improvements via creation of tidal creeks/channels and closure of selected mosquito ditches,
and 4) improved water exchange through installation of a culvert under Damascus Road. These
improvements will provide regional benefits to water quality, benthic, and mangrove habitat to
the Tampa Bay basin. Significant improvements to EFH are expected. The improvements will
result in increased wildlife usage and will provide the opportunity to preserve and restore vital
wetlands habitat within this highly developed area of Tampa Bay. The mitigation bank will meet
all of the criteria in Chapter 62-342.400 F.A.C. Mitigation Banks and 33 CFR Part 332
Compensatory Mitigation for Loss of Aquatic Resources as published in the April 10, 2008
Federal Register.
5
FIGURES
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Clearwater Christian College
Proposed Mitigation Bank Boundary
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?S AIRAIII Figure 1.0
Project Location
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WADETRIM Clearwater Christian College
Pinellas County, FL S
a 025 05
r vpr e NAD 83, State Plane Florida West [Feet]
Legend
Q Proposed Mitigation Bank Boundary
E1 UBL - Estuarine and Marine Deep Water
E2AB2/USM - Estuarine and Marine Wetland
I E2EM5P - Estuarine and Marine Wetland
E2SS3U - Estuarine and Marine Wetland
C E2USM - Estuarine and Marine Wetland
C PUBHx - Freshwater Pond
1? -
a ' 61RK111 Figure 5.0
IMAM
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National Wetlands Inventory
Clearwater Christian College S
Pinellas County FL o 2e5 sio 10 0
WAI%TRIM
S"" M a M^mTys „m .. NAD 83, State Plane Florida West (Feet/
Clearwater Christian College
Description of Existing and Proposed Buildings
Cathcart Hall Multi-purpose building including cafeteria and board room on the
first floor and administrative offices on the second floor. Minor
expansion anticipated for additional office space.
Dambach Hall Classrooms and Gospel Center Memorial Chapel. No expansion
proposed.
Easter Library Library and offices. No expansion proposed.
Emmons Hall Women's residence hall. Expansion proposed.
Gymnasium Gymnasium, cafe, rehearsal hall. Expansion proposed.
Merritts Hall Men's residence hall. Expansion proposed.
Paden Hall Women's residence hall. No expansion proposed.
Steele Hall Men's residence hall, faculty offices, science labs, lecture hall and
classroom. No expansion proposed.
Development Office Located at corner of SR 60 and Bayshore Boulevard. Office may
be relocated on campus at future date within existing or proposed
structures.
Information/Security Bldg Currently located along Damascus Road adjacent to Easter
Library. To be relocated closer to front of campus.
Chapel/Student Services Proposed new building.
Classroom/Lab/Parking Proposed new building with first floor parking under the structure
to be located on the existing parking lot along the southerly edge
of the expanded stormwater pond.
P:ZZZ229009M,000,BUILDING,DESCRIPTIONS
Clearwater Christian College
Stormwater Narrative Update
The four major drainage areas within the site are the Campus and Parking area, the
Southwest Parking Lot, the Soccer Field, and the Baseball field. The general
approach for the campus area is to consolidate all the existing interior campus and
parking area treatment systems into one wet detention pond in front of the Cathcart
Hall. Runoff in the proposed parking in the southwest corner of the site will be
treated in dry retention areas that will conform to the City's criteria of complete
exfiltration within 24 hours. The athletic fields will be managed by underdrains and
sand filter effluent systems.
A net increase in water quality treatment is expected to result from construction of
the systems above. Currently a significant portion of the interior campus discharges
directly to the small saltwater pond in front of Cathcart Hall. This pond fluctuates
with daily tidal flows thus it provides little residence time for treatment of runoff.
The various other interior campus treatment swales appear to function, but due to
their dependence on drainage structures that require constant maintenance, parking
lot flooding occurs with some frequency.
The existing soccer field has no treatment system and discharges untreated runoff to
Coopers Bayou. The proposed underdrain systems are essential as the existing
soccer field saturates in seasonally wet periods to the extent that there is a history of
cancellation of organized collegiate events with other colleges. A second critical
component of the stormwater management system for the athletic fields is the
proposed raised trail around the soccer field and increased grades around the
perimeter of the baseball diamond and practice field. The intent in both cases is to
contain runoff within the fields and force treatment, first through the underdrains
directly under the playing surfaces, then through sand filter side drains. There is
currently no buffer between the existing soccer field and the adjacent wetlands area
which is actually a SWFWMD-designated mitigation area). In some locations around
the existing soccer field the wetland buffer continues to be less than the City's
required 16.75 foot width, however, the trail over compensates for the decreased
buffer by containing all runoff within the field and treating it in the
underdrain/sidedrain system.
The Master Plan, as attached to the development agreement and being reviewed in
conjunction with the FLD application, includes a wetland buffer around the new
development proposed on the campus and meets the City Code for the site average
of 25 foot.
LEGEND
PROPERM1 ONES - -
JURISDICTIONAL K7LAND v y
PRDPERIY LINES - -
PROPOSED BUILDING
PROPOSED CURB & CUTTER
WITIAND BUFFER AREA
ElISTNK e.-ING
WETLAND BUFFER
TYPICAL
[NUR[ -0..[.1 AREA, M
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A
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[NISiw6 PA.ING ARE/. MS NO
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FUTURE DEVELOPMENT
AREA )TM). /
WETLAND BUFFER DATA
LINEAR FOOTAGE OF
WETLAND BUFFER 4,741 LINEAR FEET
TOTAL WETLAND BUFFER AREA 132,700 SOUARE FEET
AVERAGE WETLAND BUFFER WIDTH 27.40 FEET
MINIMUM WETLAND BUFFER WIDTH
FOR PROPOSED DEVELOPMENT 16.75 FEET
MINIMUM WETLAND BUFFER WIDTH
FOR EXISTING CONDITIONS 0.00 FEET
N
80 40 0 Bo 160
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