REZ2011-01001; 1475 SUNSET POINT RD; FAMILY DOLLAR STORE @ SUNSET POINT
REZ2011-01001
1475 SUNSET POINT RD
Date Received: 1/31/201110:59:06 AM
Family Dollar Store @ Sunset Point
ZONING DISTRICT: Office
LAND USE: Residential/Office General
ATLAS PAGE: 261A
PLANNER OF RECORD: CL
PLANNER: Cate Lee, Planner III
CDB Meeting Date: May 17, 2011
Case Number: REZ201 1 -01001
Owner/Applicant: Cay 1475 LLC
Address: A Portion of 1475 Sunset Point Road
Agenda Item: E_2
STAFF REPORT
ZONING ATLAS AMENDMENT
1. GENERAL INFORMATION
Request: To amend the Zoning Atlas designations from Low
Medium Density Residential (LMDR) and Office (O)
Districts to the Commercial (C) District.
Location: 1475 Sunset Point Road, located on the south side of
Sunset Point Road, approximately 150 feet west of
Highland Avenue
Overall Site Area: 66,211 square feet or 1.52 acres MOL
Portion of Site Area
Subject to Amendment: 53,578 square feet or 1.23 acres MOL
II. BACKGROUND
This case involves a portion of a 1.52-acre property located at 1475 Sunset Point Road and
owned by Cay 1475 LLC. The property is comprised of one parcel and is currently occupied
by a structure formerly used as a bank. The property currently has three zoning
designations: Low Medium Density Residential (LMDR), Office (O) and Commercial (C).
The request is to change the property's Zoning Atlas designations of Low Medium Density
Residential (LMDR) and Office (O) to Commercial (C). The applicant has indicated that the
intended use of the property will be retail sales and services (Family Dollar).
A Development Agreement and a request for an amendment to the Future Land Use Map of
the property from Residential Urban (RU), Residential/Office General (R/OG) and
Commercial General (CG) to Residential/Office/Retail (R/O/R) are being processed
concurrently with this case (see DVA201 1 -01001 and LUP201 1 -0100 1). The Development
Review Committee approved a Flexible Standard Development application for the Family
Dollar at its March 3, 2011 meeting (issuance of development order pending approval of the
associated cases).
In June 2010 Belleair Development Group, LLC requested to amend the Zoning Atlas
designations to Commercial (C). On July 20, 2010 the Community Development Board
recommended denial of the request and on August 5, 2010, City Council denied the request.
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III. SITE AND VICINITY CHARACTERISTICS
A. Site Characteristics
The subject property functioned as a bank beginning in 1965 and ending in May 2007 with
the closure of Bank of America. The former bank site contains a building, parking lot, and
entrance on the north portion of the property fronting on Sunset Point Road, and a drive
through and drive isle traversing the eastern portion of the property, connecting to Highland
Avenue. The applicant intends to demolish the current building to develop the site as a
Family Dollar retail store.
B. Table 1: Surrounding Future Land Use and Zoning Designations
Existing Conditions
Direction Land Use FLUM Designation Zoning Atlas
Designation
North: Single family residential Residential Urban (RU) Low Medium Density
Residential (LMDR)
East: Vacant gas station Commercial General Commercial (C)
(CG)
South: Single family residential Residential Urban (RU) Low Medium Density
Residential (LMDR
West: Retail store Residential/Office Office (O)
General (R/OG)
IV. REVIEW CRITERIA
No amendment to the Zoning Atlas shall be recommended for approval or receive a final
action of approval unless it complies with the standards contained in Section 4-602.17,
Community Development Code.
A. Consistency of Development with the Clearwater Comprehensive Plan and
Community Development Code and City Regulations [Sections 4-602.F.1 and 4-
602.F.21
Recommended Findings of Fact:
Applicable goals, objectives and policies of the Clearwater Comprehensive Plan which
are not supportive of the proposed amendments include:
Policy A.2.2.3 Commercial land uses shall be located at the intersection of arterial or
collector streets and should be sited in such a way as to minimize the intrusion of off-site
impacts into residential neighborhoods. New plats and site plans shall discourage the
creation of "strip commercial" zones by insuring that adequate lot depths are maintained
and by zoning for commercial development at major intersections.
Goal A.5 The City of Clearwater shall identify and utilize a citywide design structure
comprised of a hierarchy of places and linkages. The citywide design structure will serve
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as a guide to development and land use decisions while protecting those elements that
make the city uniquely Clearwater.
Policy A.5.5.1 Development should be designed to maintain and support the existing or
envisioned character of the neighborhood.
Objective A.6.2 The City of Clearwater shall continue to support innovative planned
development and mixed land use development techniques in order to promote infill
development that is consistent and compatible with the surrounding environment.
Map A-14 (and Attachment) Neighborhood Shopping Centers and Surrounding Non-
residential Uses - Neighborhood Centers typically consist of a limited number of
commercial establishments that fulfill the basic needs of residents within one mile of the
center.
Table 2: Parcels West of the Subject Property to King's Highway Along Sunset
Point Road
Address(es) Linear
Distance' FLI ' JM
Designation Zoning Atlas
Designation Current Use Building
SiZe3
1463 0' Residential/Office Office (O) Retail store 3,680 SF
1465 General R/OG
1455 100' Residential/Office Office (O) Dentist office 3,800 SF
General R/OG
1453 200' Residential/Office Office (O) Veterinarian 4,200 SF
General (R/OG)
1425 300' Residential/Office Office (O) Vacant 1,750 SF
General (R/OG
1419 400' Residential/Office Office (O) Daycare 4,688 SF
General R/OG
1413 500' Residential High Medium High Vacant lot N/A
(RH) Density Residential
MHDR)
1872 667' Residential High Medium High Vacant lot N/A
1874 King's (RH) Density Residential
HNvy (MHDR)
Notes:
1. Linear distance in feet from the western property edge of 1475 Sunset Point Road.
2. Current use for which a current Business Tax Receipt has been obtained and recorded in City permitting software.
3. Total finished building square footage (source: Pinellas County Property Appraiser)
4. Retail sales and services is allowable only as an accessory use in the Office (O) zoning district, and is therefore, in
these two cases, a nonconforming use.
Recommended Conclusions of Law
The request conflicts with the goals, objectives and policies of the Clearwater
Comprehensive Plan as indicated in the following. The proposed extension of
commercial uses along the predominantly residential Sunset Point Road corridor could
negatively impact the adjacent single-family residential neighborhoods to the north and
south. Sunset Point Road, west of Highland Avenue, is primarily residential in nature
with office and nonconforming retail uses (see Table 2). The Citywide Design Structure,
as shown on Map A-14, depicts the southeast corner of Sunset Point Road and Highland
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Avenue, Sunset Square Shopping Center, as a Neighborhood Shopping Center.
Neighborhood Centers are intended to fulfill the basic needs of residents within one mile
of the center. This Neighborhood Center does not include the property to the west of
Highland Avenue as it recognizes there is sufficient commercially designated land
currently in place. The proposal to expand commercial use designations outside of the
Neighborhood Center creates more commercial land than is needed to support the basic
needs of the surrounding residents. Currently, the two shopping centers at the southeast
corner of Sunset Point Road and Highland Avenue have 19,490 square feet of vacant
commercial space. Approval of more land west of Highland Avenue for commercial use
will add more commercially designated property in a neighborhood that has an
overabundant supply of existing vacant commercial space.
The proposed amendment would allow for additional uses not allowed by two of the
three subject property's current zoning designations. Some of these potential uses are
incompatible with the surrounding environment and envisioned character of the
neighborhood. While the applicant is proposing a Development Agreement that would
limit the more severe incompatible uses (adult entertainment, night clubs or bars and
new and used car sales), the Agreement only endures for ten years, at the end of which
the restrictions expire. However, at termination of the Development Agreement, the
Zoning Atlas designation, and allowed uses, stays with the property.
B. Compatibility with Surrounding Property/Character of the City & Neighborhood
[Sections 4-602.F.3 and 4-602.F.41
Recommended Findings of Fact:
The subject property is located on the south side of Sunset Point Road, between Kings
Highway and North Highland Avenue. The character of the neighborhood is a mix of
single family residences, multi-family residences, retail, offices, and a gas station. To
the north and south are single family homes.
To the east is an automobile service station. But the property has not been used as such
since July 2003 and has been vacant since that time. To the west is a 3,680 square foot
building that contains two units, one a nonconforming retail store and the other is vacant
(formerly used as a printing shop).
The proposed Commercial (C) District primarily permits overnight accommodations,
restaurants and retail sales and services uses. Therefore, the category and district as
proposed do not appear appropriately located. Commercial uses (retail) are generally not
compatible with single-family uses. A less intensive use, such as office, would be more
appropriate located contiguous to single-family homes and fit in with the character of
Sunset Point Road west of Highland Avenue. The proposed change intensifies the uses
allowed on the portion of the property that abuts single family homes. This request is not
compatible with the surrounding area and may unreasonably affect the use of the
property in the area.
Recommended Conclusions of Law
The proposed Zoning Atlas designation is not in character with the overall Zoning Atlas
designations in the area. It is not compatible with surrounding uses and not consistent
with the character of the immediate surrounding area and neighborhood.
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C. Sufficiency of Public Facilities [Section 4-602.F.51
Recommended Findings of Fact:
Based on the proposed Residential/Office/Retail (R/O/R) Future Land Use, the proposed
Commercial (C) District would permit four additional dwelling units, but 6,903 square
feet fewer of nonresidential floor area on the subject property (see Table 3).
Table 3. Development Potential for Existing & Proposed FLUM Designations
Site Area 0.08 AC (3,485
SF) 1.15 AC (50,094
SF) 0.29 AC
(12,632) 1.52 AC (66,211
SF)
Present FLUM Present FLUM Present Requested FLUM
Designation
Designation
"
"
FLUM
Designation
Net Change
"RU" R/OG Designation «JUO/R"
"CG"
0 DUs 17 DUs 6 DUs 27 DUs 4 DUs
Maximum 1,394.0 SF 25,047.0 SF 6,947.6 SF 26,484.4 SF -6,904.2 SF
Development
0.40 FAR
0.50 FAR
0.55 FAR
0.40 FAR
-0.08 FAR
Abbreviations:
FLUM - Future Land Use Map DUs - Dwelling units
AC - Acres FAR - Floor area ratio
SF - Square feet
The uses currently allowed under the Low Medium Density Residential (LMDR) district
include attached and detached dwellings, community residential homes, non-residential
off-street parking, parks and recreation facilities, schools, and utility/infrastructure
facilities. The Office (O) District primarily permits offices, places of worship and
nursing homes.
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Table 4. Public Facilities Level of Service Analysis Niaximum Potential Impact to Public Facilities/Serv ices
Public
E
Facility/
Present FLUM
Present FLUM
Present FLUM
Requested FLUM Net Change C
Available?
Service Designation Designation Designation Designation
"RU" " R/OG " "CG " "NO/R"
Streets I Trip 19 Trips 13 Trips 49 Trips 16 Trips Yes
Potable 694.8 GPD Yes
Water 156.2 GPD2 2,504.7 GPD2 2,648.4 GPD2 -707 GPD
Wastewater 140.6 GPD 2,003.8 GPD 555.8 GPD 2,118.8 GPD -581 GPD Yes
1.52 46.34 12.85 74 Yes
Solid Waste Tons/Year Ton/Year Ton/Year 135.07 Ton/Year Ton/Year
Parkland 0.0 Acres 0.0 Acres 0.0 Acres 0.0 Acres 0 N/A
Public Yes
School
Facilities3
0.51 Yes
Elementary 0.09 Students 2.55 Students 0.9 Students 4.05 Students Students
Middle 0.24 Yes
School 0.04 Students 1.19 Students 0.42 Students 1.89 Students Students
0.34 Yes
High School 0.06 Students 1.7 Students 0.6 Students 2.7 Students Students
Notes:
1. Based on P.M. Peak Hour Trip Generation Rates, Pinellas County Countywide Plan Rules.
- Residential Urban
- Residential/Office General
- Commercial General
- Residential/Office/Retail
2. GPD - Gallons per day.
3. Based on 4.0 acres of parkland per 1,000 persons and 2.2 persons per unit.
4. Pinellas County School Board student generation rate per unit:
- Elementary School: 0.15 students per unit x 1 unit
- Middle School: 0.07 students per unit x 1 unit
- High School: 0.10 students per unit x 1 unit
As shown in Table 4, the potential additional maximum daily trips associated with the
requested amendment to the Commercial (C) District would not lower the operating
level of service for Sunset Point Road.
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Table 5: Trip Generation Comparison by Zoning Atlas Designation
PM Net
Development Avg- Net
Change Peak PM Peak Change
Land Use Potential Daily Avg Daily Trips Trips PM
Trips Trips Avg Peak
Rate Trips
Existing Designation: Off ice District
General Office Building 25,047 SF 275 N/A 1.49 37 N/A
(11.01 trips/1,000 SF
GFA)
Existing Drive-in Bank 10,586 SF 1,568 N/A 25.82 273 N/A
(148.15 trips/1,000 SF
GFA
Existing Designation: Low Medium Dens i Residen tial District
Single-Family Detached 0 DU 0 N/A 1.02 0 N/A
Housin 3 (9.57 trips/unit)
Proposed Designation: Commercial Distr ict
Free-Standing Discount 26,484 SF 1,516 -52 5.00 132 -141
Store4 (57.24 trips/1,000
SF GFA
Abbreviations and Notes:
N/A = Not Applicable.
1. Institute of Transportation Engineer's Trip Generation 8th Edition Land Use 710.
2. Institute of Transportation Engineer's Trip Generation 8th Edition Land Use 912.
3. Institute of Transportation Engineer's Trip Generation 8th Edition Land Use 210.
4. Institute of Transportation Engineer's Trip Generation 8th Edition Land Use 815.
5. Total gross floor area ratio permitted by the underlying R/OG Future Land Use Map category is 0.50.
6. The Pinellas County Property Appraiser website provides the square footage.
7. Total gross floor area ratio permitted by the underlying R/O/R Future Land Use Map category is 0.40.
Recommended Conclusions of Law
Free-Standing Discount Store developed at the maximum intensity in the Commercial
(C) District (26,484 square feet) would result in 132 PM Peak trips on Sunset Point
Road, which is less than the PM Peak trips for the current drive-in bank use. Even
though banks are considered an office use in the Community Development Code, the
trip generation characteristics of this use is similar to restaurants, gas stations, and other
service type uses. Therefore, a typical general office building use was also given as an
example to show traffic generation characteristics of a typical office use. In this
scenario, the proposal would result in an increase in PM Peak trips on Sunset Point
Road. However, based upon the findings of fact, it its determined that the traffic
generated by the proposed amendment will not result in the degradation of the existing
level of service on Sunset Point Road.
There is an increase in demand of solid waste service, but there is adequate capacity to
accommodate the maximum demand generated by the proposed amendment.
Furthermore, parkland, recreation facilities, public school facilities and mass transit will
not be affected by the proposed amendment.
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D. Location of District Boundaries [Section 4-602.F.61
Recommended Findings of Fact:
The location of the proposed Commercial (C) District boundaries is consistent with the
boundaries of the subject property, which are irregularly shaped.
The proposed Commercial (C) District boundaries would consolidate the subject
property into a single zoning district. However, the proposed Commercial (C) District is
not compatible with the single-family uses to the north and south.
Recommended Conclusions of Law
The district boundaries are appropriately drawn in regard to location and classifications
of streets, ownership lines, existing improvements and the natural environment.
V. RECOMMENDATION
Based on the foregoing, the Planning & Development Department recommends the
following action:
Recommend DENIAL of the request for a Zoning Atlas amendment from the Low Medium
Density Residential (LMDR) and Office (O) districts to the Commercial (C) District.
Prepared by Planning & Development Department staff:
?A"_ 1_1_?
Catherine Lee
Planner III
Attachments:
Resume
Application for Future Land Use Plan Amendment
Location Map
Aerial Photograph of Site and Vicinity
Future Land Use Map
Zoning Map
Existing Surrounding Use Map
Site Photographs
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Catherine Lee, LEED Green Associate
100 South Myrtle Avenue
Clearwater, FL 33756
727-562-4557
catherine.lee( ,myclearwater.com
PROFESSIONAL EXPERIENCE
Planner III, Long Range Division October 2010 to Present
Planner II, Long Range Division November 2008 to October 2010
City of Clearwater, Clearwater, Florida
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 Code by Ordinance. Prepare staff reports for the City Council and Community
Development Board. Coordinate and manage various projects.
Planner I and Planner H, Development Review Division
City of Clearwater, Clearwater, Florida March to October 2008
Provided information to the public concerning the City's Community Development Code, Clearwater
Downtown Redevelopment Plan, Beach by Design and general zoning information. Reviewed
building plans for compliance with the Community Development Code. Presented Flexible Standard
Development applications before the Development Review Committee.
• Research Assistant
Geography Department, Brigham Young University, Provo, Utah September 2007 to January 2008
Contributed research on various land use and planning issues, including locally unwanted land uses
and their roles in the American West for Dr. Richard H. Jackson, AICP.
• Teaching Assistant
Geography Department, Brigham Young University, Provo, Utah January 2007 to December 2007
Explained North American land use patterns and concepts to students, including planning history and
current practices. Graded student writing and exams, providing feedback for improvement and
clarification of planning concepts.
Planning Intern
City of Port Angeles, Port Angeles, Washington May to August 2007
Assisted citizens at the zoning counter regarding the City's Municipal Code. Performed research
related to intergovernmental cooperation, comprehensive plan amendments, and code changes.
Presented research findings to the Planning Commission.
EDUCATION
Bachelor of Science in Urban, Rural and Environmental Planning, Brigham Young University, 2007
ASSOCIATION MEMBERSHIP
American Planning Association
LEED Green Associate
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LOCATION MAP
Owners: Cay 1475 LLC Case: REZ201 1 -01001
TOTAL PARCEL: 1.52 ACRES
Property
Site: 1475 Sunset Point Road Size(Acres): PORTION INCLUDED IN REZ
REQUEST: 1.23 ACRES
Land Use Zoning
PIN: 02-29-15-00000-320-0200
From : R/OG, RU, CG O, LMDR
To: R/O/R C Atlas Page: 261 A
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Owners: Coy 1475 LLC Case: REZ201 1-01 001
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REQUEST: 1.23 ACRES
Land Use Zoning
PIN: 02-29-15-00000-320-0200
From : R/OG, RU, CG O, LMDR
To: R/O/R C Atlas Page: 261 A
S:\Planning Department\C D B\Zoning Atlas Amendments\Sunset Point Rd 1475 REZ201 1-01001- Cay 1475 LLC\Maps\REZ2011-
01001 FUTURE LAND USE MAP.docx
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Owners: Cay 1475 LLC Case: REZ201 1 -01001
TOTAL PARCEL: 1.52 ACRES
Property
Site: A portion of 1475 Sunset Point Road Size(Acres): PORTION INCLUDED IN LUZ
REQUEST: 1.23 ACRES
Land Use Zoning
PIN: 02-29-15-00000-320-0200
From : R/OG, RU, CG O, LMDR
To: R/O/R C Atlas Page: 261 A
S:\Planning Department\C D B\Zoning Atlas Amendments\Sunset Point Rd 1475 REZ2011-01001- Cay 1475 LLC\Maps\REZ2011-
01001 ZONING MAP.docx
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Owners: Cay 1475 LLC Case: REZ201 1 -01001
TOTAL PARCEL: 1.52 ACRES
Site: A portion of 1475 Sunset Point Road Property
Size(Acres): PORTION INCLUDED IN LUZ
REQUEST: 1.23 ACRES
Land Use Zoning
PIN: 02-29-15-00000-320-0200
From : R/OG, RU, CG O, LMDR
To: R/O/R C Atlas Page: 261 A
S:\Planning Department\C D B\Zoning Atlas Amendments\Sunset Point Rd 1475 REZ2011-01001- Cay 1475 LLC\Maps\REZ20l 1-
01001 EXISTING SURROUNDING USES MAP.docx
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AERIAL PHOTOGRAPH
Owners: Cay 1475 LLC Case: R EZ201 1 -01001
TOTAL PARCEL: 1.52 ACRES
Site: A portion of 1475 Sunset Point Road Property
Size(Acres):
PORTION INCLUDED IN LUZ
REQUEST: 1.23 ACRES
Land Use Zoning
PIN: 02-29-15-00000-320-0200
From : R/OG, RU, CG O, LMDR
To: R/O/R C Atlas Page: 261 A
S:\Planning Department\C D B\Zoning Atlas Amendments\Sunset Point Rd 1475 REZ2011-01001- Cay 1475 LLC\Maps\REZ2011-
01001 AERIAL PHOTOGRAPH.docx
REZ2011-01001
Cay 1475, LLC
1475 Sunset Point Road
West of the subject property
East of the subject property
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y+r,. .Arpay" ...
Across street, to north of the subject property
View looking easterly along Sunset Point Road
View looking westerly along Sunset Point Road
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CITY OF CLEARWATER
APPLICATION FOR ZONING ATLAS AMENDMENT
PLANNING DEPAR'FNIENT
ti9UNICIPAL. SERVICES BUILDING, 100 SOUTH 'N1YR1-LE AVENUE, 2"' FLOOR
PL10NE (727) 562-4567 FAX(727)562-4576
APPLICANT, PROPERTY OWNERS, AND AGENT INFORMATION:
APPLICANT NAME: Cay 1475, LLC
MAILING ADDRESS: Please use agent
(List all owners)
SITE INFORMATION:
LOCATION: near SWC Sunset Point and Highland
STREET ADDRESS: 1475 Sunset Point Road
LEGAL DESCRIPTION: see survey
PARCEL NUMBER: 02-29-15-00000-320-0200
EXISTING ZONING: O, C, LMDR
PROPOSED ZONING: C
LAND USE PLAN
CLASSIFICATION: R/OG, RU
SIZE OF SITE: 1.52 acres
REASON FOR REQUEST: See attached
I, the undersigned, acknowledge that all
representations made in this application
are true and accurate to the best of my
of property
Pressman, Pry§. P>-sstiian & Assoc., Inc.
STATE OF FLORIDA, COUNTY OF PINEL S
S n to and subscribed before me this day of
A.D., 49- to me and/or
b who is personally
my commission
DANYLLE JO GRAY
Notary Public - State of Florida
My Comm. Expires Dec 27, 2013
Page 1 of 2
Cay 1475, LLC
Zoning Amendment
Response to Standards for Review
1) The proposal is consistent with the goals and policies in regard that this proposal does
provide an infill rejuvenation of a blighted site and it is located along an intersection of higher
intensity and is located adjacent to similar uses.
It is important to state that the use of the development agreement allows the elimination of
any perceived impacting negative uses at this site. It is also important to state that the project
has received outstanding support from the immediate community.
Comprehensive planning policy:
A.6.4 Objective - Due to the built-out character of the city of Clearwater, compact urban
development within the urban service area shall be promoted through application
of the Clearwater Community Development Code.
This policy also includes looking at smaller parcels, but the direction is that development should
be looked at existing sites and should be accomplished thru assistance with the CDB.
Comprehensive planning policy:
A.2.2.3 Commercial land uses shall be located at the intersection of arterial or collector
streets and should be sited in such a way as to minimize the intrusion of off-site
impacts into residential neighborhoods. New plats and site plans shall
discourage the creation of "strip commercial" zones by insuring that adequate
lot depths are maintained and by zoning for commercial development at major
intersections.
This policy does recognize the locational aspects of this site as it spans a high intensity traffic
corner and this site is currently hoped to be re-developed along with the commercial corner
parcel, but does have access rights and development rights that span the intersection corner.
There is plenty of commercial development at this commercial node, and far away from the
commercial node, in fact the commercial node matching to the East of the intersection exists
with commercial categories. So in parity in regard to configuration, the Commercial level has
existed to the East much further than the West - and has worked fine.
Comprehensive planning policy:
A.6 GOAL - THE CITY OF CLEARWATER SHALL UTILIZE INNOVATIVE AND
FLEXIBLE PLANNING AND ENGINEERING PRACTICES, AND URBAN DESIGN
STANDARDS IN ORDER TO PROTECT HISTORIC RESOURCES, ENSURE
NEIGHBORHOOD PRESERVATION, REDEVELOP BLIGHTED AREAS, AND
ENCOURAGE INFILL DEVELOPMENT.
A.6.1 Objective - The redevelopment of blighted, substandard, inefficient and/or obsolete
areas shall be a high priority and promoted through the implementation of
Pg. 2/13elleair
redevelopment and special area plans, the construction of catalytic private projects,
city investment, and continued emphasis on property maintenance standards.
The uses at this intersection are older and some are blighted. Especially the site under
consideration has been boarded up, is unsightly and is a negative element in this vicinity. This
proposal will bring investment, improvement and a new use to add to the immediate area.
2) There are intensive uses that abut this site. To the immediate East is an existing gasoline
station. To the immediate West is a convenience/food store, a printing store and a number of
other intensive commercial type enterprises. While residential uses are present across the
street, there is a reasonable distance between the uses - approximately 150' to 160' directly -
along with Sunset Point road separating the uses. The long term existence of commercial uses
along Sunset Point - both East and West of the Highland intersection - has been a long standing
posture and one that works well. This proposed use will join a long term existence of strong
commercial uses at this intersection and along Highland Avenue to the South.
3) The category proposed meets and integrates with the existing commercial uses at the
intersection node. The uses at the node are well established and are needed commercial uses
for neighborhood and community support. The uses that would be permissible under the
commercial category would be everyday activities and shopping needs of the immediate
community, and are now restricted by the development agreement. The reinvestment and
renovation would also be a tremendous improvement or the immediate area- versus having a
closed and boarded 2 story structure as a blighted mess.
4) Again, the category would allow the integration of the parcels together to make a use that
would be an asset to the community and remove blight from the area. With similar uses in the
abutting and immediate area, and with enough separation factors between the residential and
the proposed commercial, the category will be a good fit into the community. These uses have
been existing for a long time in the position they exist and they have worked well with
integration with the surrounding residential community.
5) As the prior use was a high impact office use and was in combination a part of the whole
commercial node, and that access is gained on 2 major rights of way, the transportation impact
will be minimal as compared to the prior use.
6) This is certainly the case. You need to look no further than the depth of the commercial on
the opposite side of Highland, running East of Highland. In that regard the commercial category
runs far deeper than the depth from highland running West. In fact it is significantly deeper
and shares the same configuration in regard to its association with residential use. Even more
important is that intensive commercial uses abut this site - where they do not on the east side.
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Names of persons or corporations having a contractual interest
in the property:
Hunt RE Acquisitions, LLC
c/o Hunt Real Estate Services, Inc.
Attn: Hamilton Hunt
5100 W. Kennedy Blvd., Suite 225
Tampa, FL 33609
Fla. Sec' of State:
Principal Address
5100 WEST KENNEDY BLVD.
225
TAMPA FL 33609
Mailing Address
PO BOX 320342
TAMPA FL 33679
Changed 04/23/2010
Registered Agent Name & Address
HUNT REAL ESTATE SERVICES, INC.
5100 WEST KENNEDY BLVD.
225
TAMPA FL 33609 US
Manager/Member Detail
Name & Address
Title MGR
HUNT REAL ESTATE SERVICES
5100 WEST KENNEDY BLVD
TAMPA FL 33609