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FLD2011-04015; 2680 GULF TO BAY BLVD; CARRABBA'S ITALIAN GRILL4 FLD2011-04015 2680 GULF TO BAY BLVD Date Received: 4/5/201111:25:05 AM Carrabba's Italian Grill ZONING DISTRICT: Commercial LAND USE: Commercial General ATLAS PAGE: 291A PLANNER OF RECORD: PLANNER: A. Scott Kurleman, Planner III CDB Meeting Date: June 21, 2011 Case Number: FLD2011-04015 Agenda Item: D.1. Owner/Applicant: Clant, Inc. & OSI Restaurant Partners, LLC Address: 2680 Gulf to Bay Boulevard CITY OF CLEARWATER PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT GENERAL INFORMATION: REQUEST: Flexible Development approval to permit a 7,007 square foot restaurant in an existing building in the Commercial (C) District with a lot area of 78,985 feet, a lot width of 286 feet (along Gulf to Bay Boulevard) and 262 feet (along Park Place Boulevard), a building height of 26 feet (to top of flat roof), a front (south) setback of 7.3 feet (to existing pavement) and 83 feet (to existing building), a front (east) setback of 10 feet (to existing pavement) and 150 feet (to existing building), a side (west) setback of five feet (to existing pavement) and 36 feet (to existing building), a side (north) setback of 4.5 feet (to existing pavement) and 82 feet (to existing building), and 109 parking space as a Comprehensive Infill Redevelopment Project under the provisions of Community Development Code Section 2-704.C. as well as a reduction to the perimeter landscape buffer along Gulf to Bay Boulevard from 15 feet to 7.3 feet and a reduction to the north perimeter landscape buffer from five feet to 4.5 feet as a Comprehensive Landscape Program under the provisions of Community Development Code Section 3-1202.G. ZONING DISTRICT: Commercial (C) District FUTURE LAND USE PLAN CATEGORY: Commercial General (CG) PROPERTY USE: Current: Vacant Proposed: Restaurant EXISTING North: Commercial (C) District SURROUNDING Offices ZONING AND USES: South: Commercial (C) District Retail Sales and Services East: Commercial (C) District Office West: Commercial (C) District Restaurant Community Development Board - June 21, 2011 FLD2011-04015 -Page 1 ANALYSIS: Site Location and Existing Conditions: The 1.81 acre property is located at the northwest corner of Gulf to Bay and Park Place Boulevards. Gulf to Bay Boulevard is a commercial corridor that runs east to west from Tampa to Clearwater with predominately retail, office and restaurant uses. The property has 286 feet of frontage on Gulf to Bay Boulevard and 262 feet along Park Place Boulevard. The property can be accessed from Park Place Boulevard or via a vehicular access and shared parking area to the east. As the property is located on a corner lot it contains two front setbacks and two side setbacks. The surrounding land use is commercial with a restaurant (Panda Express) located to the west, a bank (5/3 Bank) to the east, Clearwater Mall to the south and Park Place Offices to the north. The subject property is currently vacant and contains a 7,007 square foot structure which originally housed Tia's Tex-Mex and most recently Senor Locos. Much of the previously installed landscaping has declined and must be replaced. Development Proposal: The proposal is to establish a Carrabba's restaurant in the current 7,007 square foot structure. The existing structure will be completely remodeled both inside and outside. No additional building square footage is proposed. The existing building has setbacks ranging from a minimum of 36 feet to a maximum of 150 feet. Regarding architecture, new stucco with EFIS elements, new railings, new awnings and concrete tile roof accents are proposed. The building colors will be Sherwin Williams Basket Beige, Superior Bronze and Accessible Beige. The awnings will be red and light green in color and the tile roof accents will be terra cotta in color. Regarding the site, the existing parking and drive aisles will remain unchanged other than restriping and complying with ADA requirements. The existing parking lot will remain with setbacks to pavement as follows: a front (south) setback of 7.3 feet, a front (east) setback of 10 feet, a side (west) setback of five feet and a side (north) setback of 4.5 feet. Pursuant to Community Development Code (CDC) Section 6-102.E, if the use of a nonconforming structure is abandoned for a period of six consecutive months, the future use of the structure shall be brought into full compliance with all the requirements of the CDC; thus the filing of a Comprehensive Infill Redevelopment Project application. The development proposal's compliance with the applicable development - standards of the CDC - is discussed -- below. Intensity: Pursuant to the Countywide Plan Rules and CDC Section 2-701.1, the maximum allowable intensity is a floor area ratio (FAR) of 0.55. The proposal is in compliance with the above as it has a FAR of 0.09. Impervious Surface Ratio (ISR Pursuant to the Countywide Plan Rules and CDC Section 2- 701.1, the maximum allowable ISR is 0.90 for CG. The overall proposed ISR is 0.83, which is consistent with the above. Minimum Lot Area and Width: Pursuant to CDC Table 2-704, there is no minimum required lot area or lot width for a Comprehensive Infill Redevelopment Project. However, for a point of Community Development Board - June 21, 2011 FLD2011-04015 - Page 2 comparison, the minimum lot area requirement for restaurants ranges from 3,500 - 10,000 square feet. The subject property is 78,985 square feet (1.81 acres). Also for comparative purposes, the minimum lot width requirement for restaurants ranges from 35 - 100 feet in width. The lot width along Gulf to Bay Boulevard is 286 feet and along Park Place Boulevard it is 262 feet. Both the lot size and lot width are consistent with the above. Minimum Setbacks: Pursuant to CDC Table 2-704, there are no minimum setback requirements for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the minimum front setback requirement for restaurants can range between 15 and 25 feet and the minimum side setbacks can range between 0 - 10 feet. With regard to the existing buildings, the minimum required setbacks are all being greatly exceeded; however flexibility has been requested with regard to the setbacks to the existing off- street parking and vehicular use areas. The request includes a front (south) setback of 7.3 feet, a front (east) setback of 10 feet, a side (west) setback of five feet and a side (north) setback of 4.5 feet. Both the front (south) setback to 7.3 feet and (east) setback to 10 feet are to existing parking spaces. Likewise both the side (west) setback to five feet and (north) setback to 4.5 feet are to existing parking spaces. Understanding this site was developed in the mid 1990's and there is no opportunity to remove pavement without impacting aisle widths or number of parking spaces, Staff supports the existing setbacks to pavement. Maximum Building Height: Pursuant to CDC Table 2-704, there is no maximum allowable building height for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the maximum building height for restaurants can range between 25 and 50 feet. The proposed building height to the top of the flat roof is 26 feet, well within the range based upon the above Code provisions. Minimum Off-Street Parking: Pursuant to CDC Table 2-704, the minimum required parking for a Comprehensive Infill Redevelopment Project is determined by the Community Development Coordinator based on the specific use and/or ITE Manual standards. The off-street- parking requirement for restaurants is 15 spaces per 1,000 square feet of gross floor area, which for 7,007 square feet of restaurant floor area results in a requirement of 105 spaces. Currently there are 109 parking spaces. While this is four more than code requirements, their removal would not allow for greater landscape buffer widths. - - - Sight Visibility Triangles: Pursuant to CDC Section 3-904.A, to minimize hazards at the driveways, no structures or landscaping may be installed which will obstruct views at a level between 30 inches above grade and eight feet above grade within 20-foot sight visibility triangles. No structures or landscaping is proposed within the site triangles. Solid Waste: The proposal includes the provision of a trash compactor and a refuse dumpster located at the northwest corner of the building. The refuse area will be screened with stucco walls and a wooden gate. The proposal has been found to be acceptable by the City's Solid Waste Department subject to the attached condition. Community Development Board - June 21, 2011 FLD2011-04015 - Page 3 Utilities: Pursuant to CDC Section 3-912, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. Any new electric and communication lines for this development will be installed underground on site in compliance with this requirement. All electric panels, boxes and meters will be painted the same color as the building. Landscaping: Pursuant to CDC Section 3-1202.D.1, this site is required a 15-foot wide landscape buffer along Gulf to Bay Boulevard, a 10-foot wide landscape buffer along Park Place Boulevard and a five foot wide buffer along the north and west property boundaries. Along Gulf to Bay Boulevard the landscape buffer width ranges from 7.3 feet to 15 feet. The landscaped buffer width is 10 feet along Park Place Boulevard. The west landscape buffer is five feet in width and the north landscape buffer is 4.5 feet in width. In both the Gulf to Bay Boulevard buffer and the side (north) buffer there is no opportunity to increase the landscape buffer width as the structures are existing and the parking and drive aisle dimensions do not exceed code requirements. Pursuant to CDC Section 3-1202.E.2, foundation plantings shall be provided for 100 percent of a building facade with frontage along a street right-of-way. The foundation plantings must be within an area that is a minimum of five feet wide and consist of at least two accent trees or three palm trees for every 40 linear feet of building facade and one shrub for every 20 square feet of required landscape area. A minimum of 50 percent of the area shall contain shrubs with the remainder to be ground cover. Not only are foundation plantings proposed along the Gulf to Bay Boulevard and Park Place Boulevard facades, they are also proposed along the north facade which does not have frontage along a right-of-way. Pursuant to CDC Section 3-1202.E.1, ten percent of the gross vehicular use area shall be provided as landscape islands a minimum of eight feet wide and 150 square feet in size. The site proposes 23.6 percent of the vehicular use areas to be landscape islands. To mitigate for the deviations to the buffer requirements along Gulf to Bay Boulevard and the side (north) landscape buffer, the applicant has provided additional foundation plantings, additional interior landscaping and all the live oaks, crape myrtles, oleanders and birds of paradise are specified at larger sizes than code requirements. Due to existing site constraints staff supports the requested landscape reductions. Community Development Board - June 21, 2011 FLD2011-04015 - Page 4 Comprehensive Landscape Program: Pursuant to CDC Section 3-1202.G, the landscaping requirements contained within the Code can be waived or modified if the application contains a Comprehensive Landscape Program satisfying certain criteria. The following table depicts the consistency of the development proposal with those criteria: Consistent I Inconsistent 1. Architectural theme: a. The landscaping in a comprehensive landscape program shall be designed as a part of N/A N/A the architectural theme of the principle buildings proposed or developed on the parcel proposed for development; or b. The design, character, location and/or materials of the landscape treatment proposed X in the comprehensive landscape program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. 2. Lighting: Any lighting proposed as a part of a comprehensive landscape program is N/A N/A automatically controlled so that the lighting is turned off when the business is closed. 3. Community character: The landscape treatment proposed in the comprehensive X landscape program will enhance the community character of the City of Clearwater. 4. Property values: The landscape treatment proposed in the comprehensive landscape X program will have a beneficial impact on the value of property in the immediate vicinity of the parcel proposed for development. 5. Special area or scenic corridor plan: The landscape treatment proposed in the N/A N/A comprehensive landscape program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel nronosed for develovment is located. Code Enforcement Analysis: There are no outstanding Code Enforcement issues associated with the subject property. COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the consistency of the development proposal with the standards and criteria as per CDC Sections 2-701.1 and 2-704: Standard Existing / Proposed Consistent Inconsistent F.A.R. 0.55 0.09 X I.S.R. 0.90 (CG) 0.83 X Minimum Lot Area N/A 78,985 square feet (1.81 acres) X' Minimum Lot Width N/A Gulf to Bay 286 feet X1 Park Place 262 feet X' Maximum Height N/A 26 feet X) Minimum Setbacks Front: N/A Gulf to Bay: 83 feet (to building) 7.3 feet (to pavement) X) Park Place: 150 feet (to building) 10 feet (to pavement) X' Side: N/A West: 36 feet (to building) X' 5 feet (to pavement) North: 82 feet (to building) Xl 4.5 feet (to pavement) Minimum Off-Street Parking 15 spaces/1,000sf GFA 15.5 spaces/1,000sf GFA X 105 arkin spaces) 109 parking spaces) 1 See analysis in Staff Report. Community Development Board - June 21, 2011 FLD2011-04015 - Page 5 COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-704.C. (Comprehensive Infill Redevelopment Project): Consistent Inconsistent 1. The development or redevelopment is otherwise impractical without deviations from X the use and/or development standards set forth in this zoning district. 2. The development or redevelopment will be consistent with the goals and policies of x the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent and purpose of this zoning district. 3. The development or redevelopment will not impede the normal and orderly x development and improvement of surrounding properties. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed X development. 5. The proposed use shall otherwise be permitted by the underlying future land use X category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the City's economic base by diversifying the local economy or by creating jobs; c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor; d. The proposed use provides for the provision of affordable housing; e. The proposed use provides for development or redevelopment in an area that is characterized by other similar development and where a land use plan amendment and rezoning would result in a spot land use or zoning designation; or f. The proposed use provides for the development of a new and/or preservation of a working waterfront use. 6. Flexibility with regard to use, lot width, required setbacks, height and off-street X parking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district; b. The proposed development complies with applicable design guidelines adopted by the City; c. The design, scale and intensity of the proposed development supports the established or emerging character of an area; d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ? Changes in horizontal building planes; ? Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ? Variety in materials, colors and textures; ? Distinctive fenestration patterns; ? Building stepbacks; and ? Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. Community Development Board - June 21, 2011 FLD2011-04015 - Page 6 COMPLIANCE WITH GENERAL STANDARDS FOR LEVEL TWO APPROVALS: The following table depicts the consistency of the development proposal with the General Standards for Level Two Approvals as per CDC Section 3-914.A: Consistent Inconsistent 1. The proposed development of the land will be in harmony with the scale, bulk, X coverage, density and character of adjacent properties in which it is located. 2. The proposed development will not hinder or discourage development and use of X adjacent land and buildings or significantly impair the value thereof. 3. The proposed development will not adversely affect the health or safety of persons X residing or working in the neighborhood. 4. The proposed development is designed to minimize traffic congestion. X 5. The proposed development is consistent with the community character of the X immediate vicinity. 6. The design of the proposed development minimizes adverse effects, including x visual. acoustic and olfactory and hours of operation impacts on adjacent properties. SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of May 5, 2011, and deemed the development proposal to be legally sufficient to move forward to the Community Development Board (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 1.81 acre subject property is located at the northwest corner of Gulf to Bay Boulevard and Park Place Boulevard; 2. That the subject property is located within the Commercial (C) District and the Commercial General (CG) Future Land Use Plan category; 3. The site currently contains a 7,007 square foot vacant structure; 4. The previous use was a restaurant; 5. The minimum required structural setbacks are all being exceeded; 6. The proposal includes setback reductions to existing pavement; 7. The proposal includes a reduction to the perimeter landscape buffer requirement along Gulf to Bay Boulevard and along the north side; 8. The proposal includes 109 parking spaces; 9. The proposed building height is 26 feet; and 10. There is no outstanding Code Enforcement issue associated with the subject property. 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 proposal is consistent with the Standards as per Tables 2-701.1. and 2- 704 of the Community Development Code; 2. That the development proposal is consistent with the Flexibility criteria as per Section 2- 704.C of the Community Development Code; 3. That the development proposal is consistent with the General Standards for Level Two Approvals as per Section 3-914.A of the Community Development Code; and Community Development Board - June 21, 2011 FLD2011-04015 - Page 7 4. The development proposal is consistent with the Flexibility criteria as per Section 3-1202.G of Community Development Code. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to permit a 7,007 square foot restaurant in an existing building in the Commercial (C) District with a lot area of 78,985 feet, a lot width of 286 feet (along Gulf to Bay Boulevard) and 262 feet (along Park Place Boulevard), a building height of 26 feet (to top of flat roof), a front (south) setback of 7.3 feet (to existing pavement) and 83 feet (to existing building), a front (east) setback of 10 feet (to existing pavement) and 150 feet (to existing building), a side (west) setback of five feet (to existing pavement) and 36 feet (to existing building), a side (north) setback of 4.5 feet (to existing pavement) and 82 feet (to existing building), and 109 parking space as a Comprehensive Infill Redevelopment Project under the provisions of Community Development Code Section 2-704.C. as well as a reduction to the perimeter landscape buffer along Gulf to Bay Boulevard from 15 feet to 7.3 feet and a reduction to the north perimeter landscape buffer from five feet to 4.5 feet as a Comprehensive Landscape Program under the provisions of Community Development Code Section 3-1202.G., subject to the following conditions: Conditions of Approval: 1. That a building permit be obtained for the parking lot improvements, landscaping and building improvements; 2. That, the solid waste enclosure meet city specifications according to index #701; 3. That, prior to the issuance of a certificate of occupancy, all of the proposed landscaping shall be installed; and 4. That any electric and communication panels, boxes, and meters located on the exterior of the buildings be painted the same color as the building. Prepared by Planning and Development Department Staff: t 4 A. Scott Kurleman, Planner III ATTACHMENTS: Location Map; Aerial Map; Zoning Map; Existing Surrounding Uses Map; and Photographs of Site and Vicinity Community Development Board - June 21, 2011 FLD2011-04015 - Page 8 A. Scott Kurleman 100 South Myrtle Avenue Clearwater, FL 33756 727-562-4553 scott.kurleman(a,myclearwater.com PROFESSIONAL EXPERIENCE Planner III City of Clearwater, Clearwater, Florida August 2008 to Present Duties include performing the technical review and preparation of staff reports for various land development applications, assist public customers at the Zoning Counter, the organization of data and its display in order to track information and provide status reports and making presentations to various City Boards and Committees. Planner II City of Clearwater, Clearwater, Florida June 2005 to August 2008 Duties include performing the technical review and preparation of staff reports for various land development applications, the organization of data and its display in order to track information and provide status reports. Assist public customers at the Zoning Counter. Review Building Permits, Sign Permits, Business Tax Receipts, and Landscape Plans as well as Comprehensive Sign Program Applications. Land Resource Specialist City of Clearwater, Clearwater, Florida June 1996 to June 2005 Coordinates with City Legal Department to initiate legal proceedings for non-compliance with City land resource regulations. Landscape re-inspection program. Plans and directs program to ensure that plant material installed per the approved landscape plan remains in a healthy growing condition in perpetuity and restores deficient landscaped with new plant material. Certificate of Occupancy Inspection. Perform inspections with contractors, owners, and City departments to monitor the installation of required landscape material per an approved site plan. Process tree permits ensuring that regulations governing the removal criteria are followed. Provide technical tree evaluations for structural defects, hazards, proper pruning, and identification for trees on public and private properties. Account Manager Cherry Lake Farms, IMG Enterprise, Inc. Groveland, Florida June 1993 to June -1996 Supervised and managed existing territory accounts, while handling a strategic marketing plan. Planned and directed in-field inspection program for landscape architects, municipalities and private corporations. Prepared technical training modules for corporate employees and customers regarding arboricultural techniques related to trees. Licensed Marketing Representative Allstate Insurance Company, Clearwater, Florida June 1991 to June 1993 Field inspections of insured structures. Policy service and account maintenance. Store Manager William Natorp Company, Inc. Cincinnati Ohio June 1983 to June 1991 Managed a team of 20 sales people and sales associates in a landscape center. Responsible for teams of employees including but not limited to payroll, budgeting, sales, store and equipment maintenance, workplace safety, and advertising. Managed outdoor staff, merchandised and cared for all outdoor products. Responsible for all indoor staff and horticultural products. EDUCATION GRADUATE -Certificate: Community Development, UNIVERSITY OF SOUTH FLORIDA, TAMPA, FLORIDA. Currently pursuing. BS in Sustainability Management, ST. PETERSBURG COLLEGE, FLORIDA. Currently pursuing. BA in Business Administration, ST. LEO UNIVERSITY, ST. LEO, FLORIDA. Graduated July, 2002 Cum Laude. Major: Management AA in Business Administration, ST. PETERSBURG COLLEGE, FLORIDA. Graduated 1998. Major: Management. AS in Ornamental Horticulture, OHIO STATE UNIVERSITY, WOOSTER, Graduated 1984 Cum Laude. Major: Horticulture Technology with emphasis in Arboriculture. ISA, International Society of Arboriculture, Certified Arborist, FL-0414 LEED Green Associate, Currently pursuing MOTIVATIONAL Mentor Award, December 2010 4?0 d d Z y 5 0 311 Z 2 z3 n 4 00 8 Acm ? 23i0s ? 9.43 Ac 420 OFFICES 430 Uj U J a 2475 237 255 - 75 as 206 1-2 9392 23/09 8 42 OFFICE/RESTAURANT Accc 102 1.88 Ac RETAIURESTAURANTS B Y Q m 66373 ° N °° v 4D Z m ° m 5 N n n N 150 6N 21 8 ?°? n N N N 155 N N 123.5 5 21.9 . . 2059+ GULF TO BAY GULF-TO-BAY BLVD 60 GULF-TO-BAY BLVD so 220 220 160.5 25 Of O! 565.5 Sm N 6 m Q0 m 7N p 8. 0 N RETAIURESTAURANTS N C3 N 5 5 785.5 N 393.2 62 , Cl) N N 94.8 402.5 i P co N EXISTING SURROUNDING USES MAP Owner: Clant, Inc Case: FLD201 1-0401 5 Site: 2680 Gulf to Bay Blvd. Property Size: 1.81 Acres PIN: 17-29-16-66373-000-0020 Atlas Page: 291 A 0 5 G ? 400 [fP ??` 420 440 ¦ C o a o b ? ^ b N ? ? V N N N N N N N N GULF-TO-BAY BLVD GULF-TO-BAY BL VD N O O) N N N N r N M <D N ZONING MAP Owner: Clant, Inc Case: FLD201 1-04015 Site: 2680 Gulf to Bay Blvd. Property Size: 1.81 Acres PIN: 17-29-16-66373-000-0020 Atlas Page: 291 A 31, L U ? m 1? 0 LJ C b id Ci < am r ge r. ? f3 Q? 0, 7V ? Q t ST Cy c?Ery e ac Q PROJECT SITE Sr W L? ? C '[ V g' n L3 RD 1 r SEVILLE BLVD s Peale pr ? "•$ ' LOCATION MAP Owner: Clant, Inc Case: FLD201 1-0401 5 Site: 2680 Gulf to Bay Blvd. Property Size: 1.81 Acres PIN: 17-29-16-66373-000-0020 Atlas Page: 291 A b 2 v? o \ h 2 Z sl '? % -1 A JWH . r"O'se .: . e ?N NAN AERIAL MAP Owner: Clant, Inc Case: FLD201 1-04015 Site: 2680 Gulf to Bay Blvd. Property Size: 1.81 Acres PIN: 17-29-16-66373-000-0020 Atlas Page: 291 A Side (north) fagade of building 2680 Gulf to Bay Blvd. FLD2011-04015 Page 1 of 1 Front (south) facade of building Side (east) fagade of building Gulf to Bay Blvd. looking west Property to the west of the subject site Properties to the south of the subject site Clearwater Planning Department 100 South Myrtle Avenue Clearwater, Florida 33756 Telephone: 727-562-4567 Fax: 727-562-4865 ? SUBMIT ORIGINAL SIGNED AND NOTARIZED APPLICATION ? SUBMIT 14 COPIES OF THE ORIGINAL APPLICATION - Plans and application are required to be collated, stapled, and folded into sets ? SUBMIT FIRE PRELIMARY SITE PLAN: $200.00 ? SUBMIT APPLICATION FEE $ CASE #: RECEIVED BY (staff initials): DATE RECEIVED: * NOTE: 15 TOTAL SETS OF INFORMATION REQUIRED (APPLICATIONS PLUS SITE PLAN SETS) FLEXIBLE DEVELOPMENT APPLICATION Comprehensive Infill Redevelopment Project (Revised 07/11/2008) PLEASE TYPE OR PRINT- A. APPLICANT, PROPERTY OWNER AND AGENT INFORMATION: (Code Section 4-202.A) APPLICANT NAME: Carrabba's Italian Grill c/o OSI Restaurant Partners LLC MAILING ADDRESS: 2202 North Westshore Boulevard, Suite _500-_Tam- a, FL 33607 PHONE NUMBER: xr813l 282-1225 (FAX NUMBER: 813) 282-9195 _._..1 CELL NUMBER EMAIL: PROPERTY OWNER(S): List ALL owners on the deed AGENT NAME: MAILING ADDRESS: PHONE NUMBER: CELL NUMBER: Inc. David Fuxan of Fuxan Eng 1501$ Maurine_Cove__Lan-e 792-7949 .ssa FL33556 FAX NUMBER: 813 J92-]507 EMAIL: rlfiixant'n?fi?xan B. PROPOSED DEVELOPMENT INFORMATION: (Code Section 4-202.A) PROJECT NAME: Carrabba's Park Place PROJECT VALUATION: $ 825 STREET ADDRESS 2680-Gulf to-Bay Blvd. -----._.___.____...__.-- PARCEL NUMBER(S): 17-29-16-66373-000-0020 PARCEL SIZE (acres): 1 81 PARCEL SIZE (square feet): 7M LEGAL DESCRIPTION: Portions of Parcels A and B of Park Place Outvarcels PROPOSED USE(S): DESCRIPTION OF REQUEST: Renoval Specifically identify the request enhance (include number of units or square -- footage of non-residential use and all Propose requested code deviations; e.g. service reduction in required number of . --- ---- - - parking spaces, specific use, etc.) m of 7007 SF of interior space, renc lent of existing.. 10' +/- width buffer ADA sidewalk access to Gulf-to-B Gulf-to- C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 1 of 8 DOES THIS APPLICATION INVOLVE THE TRANSFER OF DEVELOPMENT RIGHTS (TDR), A PREVIOUSLY APPROVED PLANNED UNI DEVELOPMENT, OR A PREVIOUSLY APPROVED (CERTIFIED) SITE PLAN? YES _ NO X (if yes, attach a copy of the applicable documents) C. PROOF OF OWNERSHIP: (Code Section 4-202.A.5) ? SUBMIT A COPY OF THE TITLE INSURANCE POLICY, DEED TO THE PROPERTY OR SIGN AFFIDAVIT ATTESTING OWNERSHIP (see page 7) See the attached deed D. WRITTEN SUBMITTAL REQUIREMENTS: (Code Section 3-913.A) ? Provide complete responses to the six (6) GENERAL APPLICABILITY CRITERIA - Explain how each criteria is achieved, in detail: 1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. The roj<ect entails the renovation of an existing restaurant,sgace. It is located between two existin _ restaurants. The building is one story__andis_similar in size to surrounding re stauran 2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly impair the value thereof. __The adjacent land is all developed.-The renovation should enhance the value of the adjacent land. __ dscapmg -vil beu)zg ded?a id terior_wt _MC __ The-1-an than 3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. _ The renovation will improve safes by_providin&a new ADA route to Gulf_to-pay_Boulevard, _ Thy interior u`;P and b.e-ouutdo-ox-s acP il?y_ Qths?? ithTeyailiafety and health-standards- 4. The proposed development is designed to minimize traffic congestion. The existing vehicular access routes will be used. Since the building size is not increasin the projected traffic volumes should not increase. _ 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. The building _elevations will be changed to match the Italian theme of the restaurant. These _ __ improvements will be compatible with the character of the neighborhood. will welcome these im?rovements,?__._`_?. We perceive the communi!y 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. The renovation will not have any adverse effects on the adiacent?roperties since the building and use are existing. No outdoor speakers are proposed. The hours of operation will be similar to C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 2 of 8 WRITTEN SUBMITTAL REQUIREMENTS: (Comprehensive Infill Redevelopment Project Criteria) ? Provide complete responses to the six (6) COMPREHENSIVE INFILL REDEVELOPMENT PROJECT CRITERIA- Explain how each criteria is achieved, in detail: 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district. The code rMuires a 15' buffer a1pp Gulf-to-Ba The existing_buffer is 10' +/-. The existing parking area would have to be shifted_ in order to provide the 15' buffer. 2. - - ------------ ------- The development or redevelopment will be consistent with the goals and policies of the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent and purpose of this zoning district We propose enhanced plantings within. the existing buffer to meet the intent of the code. _-,_ 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. The buffer is not adjacent to any surroundin9_properties. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. The enhanced buffer as well as the renovation will benefit the ad?oininprooerties 5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following objectives: The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the City's economic base by diversifying the local economy or by creating jobs; c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor; d. The proposed use provides for the provision of affordable housing; e. The proposed use provides for development or redevelopment in an area that is characterized by other similar development and where a land use plan amendment and rezoning would result in a spot land use or zoning designation; or f. The proposed use provides for the development of a new and/or preservation of a working waterfront use. 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of the following design objectives: es. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district; V6. The proposed development complies with applicable design guidelines adopted by the City; The design, scale and intensity of the proposed development supports the established or emerging character of an area; In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of thefollowing design elements: ?? Chan es in horizontal building planes; g Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; Variety in materials, colors and textures; 4A Cj. Distinctive fenestration patterns; ?j Building stepbacks; and ? Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. --The AUAIMwaux-compat. - incur -orat _?active col ?z s?p1 _a w ,. esimble nishes andteY ,&undattonlandsming C:\Documents and Settings\derek.ferguson\Desktoplplanning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 3 of 8 E. STORMWATER PLAN SUBMITTAL REQUIREMENTS: (City of Clearwater Storm Drainage Design Criteria Manual and 4-202.A.21) N/A ? A STORMWATER NARRATIVE MUST BE SUBMITTED WITH ALL APPLICATIONS. All applications that involve addition or modification of impervious surface, including buildings, must include a stormwater plan that demonstrates compliance with the City of Clearwater Storm Drainage Design Criteria manual. A reduction in impervious surface area does not qualify as an exemption to this requirement. ? If a plan is not required, the narrative shall provide an explanation as to why the site is exempt. ? At a minimum, the STORMWATER PLAN shall include the following; ? Existing topography extending 50 feet beyond all property lines; ? Proposed grading including finished floor elevations of all structures; ? All adjacent streets and municipal storm systems; ? Proposed stormwater detention/retention area including top of bank, toe of slope and outlet control structure; ? A narrative describing the proposed stormwater control plan including all calculations and data necessary to demonstrate compliance with the City manual. ? Proposed stormwater detention/retention area including top of bank, toe of slope and outlet control structure; ? Signature and seal of Florida Registered Professional Engineer on all plans and calculations. ? COPY OF PERMIT INQUIRY LETTER OR SOUTHWEST FLORIDA WATER MANAGEMENT DISTRICT (SWFWMD) PERMIT SUBMITTAL (SWFWMD approval is required prior to issuance of City Building Permit), if applicable ? ACKNOWLEDGEMENT OF STORMWATER PLAN REQUIREMENTS (Applicant must initial one of the following): _ Stormwater plan as noted above is included Stormwater plan is not required and explanation narrative is attached. At a minimum, a grading plan and finished floor elevations shall be provided. CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A STORMWATER PLAN AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE RESUBMITTED AND SIGNIFICANT DELAY MAY OCCUR. If you have questions regarding these requirements, contact the City Public Works Administration Engineering Department at (727) 562-4750. F. SUPPLEMENTAL SUBMITTAL REQUIREMENTS: (Code Section 4-202.A) 4 SIGNED AND SEALED SURVEY (including legal description of property) - One original and 14 copies; Q( TREE SURVEY (including existing trees on site and within 25' of the adjacent site, by species, size (DBH 4" or greater), and location, including drip lines and indicating trees to be removed) - please design around the existing trees; ? TREE INVENTORY; prepared by a "certified arborist", of all trees 4" DBH or greater, reflecting size, canopy (drip lines) and condition of such trees; N/A LOCATION MAP OF THE PROPERTY; ? PARKING DEMAND STUDY in conjunction with a request to make deviations to the parking standards (ie. Reduce number of spaces). Prior to the submittal of this application, the methodology of such study shall be approved by the Community Development Coordinator and shall be in accordance with accepted traffic engineering principles. The findings of the study will be used in determining whether or not deviations to the parking standards are approved; N/A GRADING PLAN, as applicable; ? PRELIMINARY PLAT, as required (Note: Building permits will not be issued until evidence of recording a final plat is provided); N/A ? COPY OF RECORDED PLAT, as applicable; N/A C:\Documents and Settingslderek.fergusonXDesktoplplanning dept forms 07081Comprehensive Infill Project (FLD) 2008 07-11.doc Page 4 of 8 G. SITE PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A) ? SITE PLAN with the following information (not to exceed 24" x 36"): Index sheet referencing individual sheets included in package; North arrow; Engineering bar scale (minimum scale one inch equals 50 feet), and date prepared; All dimensions; A/ Footprint and size of all EXISTING buildings and structures; J Footprint and size of all PROPOSED buildings and structures; All required setbacks; e/ All existing and proposed points of access; All required sight triangles; . 'op Identification of environmentally unique areas, such as watercourses, wetlands, tree masses, and specimen trees, including description and location of understory, ground cover vegetation and wildlife habitats, etc; Location of all public and private easements; Location of all street rights-of-way within and adjacent to the site; Location of existing public and private utilities, including fire hydrants, storm and sanitary sewer lines, manholes and lift stations, gas and water lines; J All parking spaces, driveways, loading areas and vehicular use areas; Depiction by shading or crosshatching of all required parking lot interior landscaped areas; _ Location of all solid waste containers, recycling or trash handling areas and outside mechanical equipment and all required screening {per Section 3-201(D)(i) and Index #7011; Location of all landscape material; Location of all onsite and offsite storm-water management facilities; Location of all outdoor lighting fixtures; Location of all existing and proposed sidewalks; and Floor plan typicals of buildings for all Level Two approvals. A floor plan of each floor is required for any parking garage requiring a Level Two approval. SITE DATA TABLE for existing, required, and proposed development, in written/tabular form: EXISTING Land area in square feet and acres; Number of EXISTING dwelling units; N/A Number of PROPOSED dwelling units; N/A 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 & driveways, expressed in square feet & percentage of the paved vehicular area; Official records book and page numbers of all existing utility easement; Building and structure heights; Impermeable surface ratio (I.S.R.); and Floor area ratio (F.A.R.) for all nonresidential uses. REDUCED COLOR SITE PLAN to scale (8'/z X 11); FOR DEVELOPMENTS OVER ONE ACRE, provide the following additional information on site plan: ?One-foot contours or spot elevations on site; Offsite elevations if required to evaluate the proposed stormwater management for the parcel; All open space areas; Location of all earth or water retaining walls and earth berms; V. Lot lines and building lines (dimensioned); Streets and drives (dimensioned); '2 Building and structural setbacks (dimensioned); -l Structural overhangs; See Site Plan REQUIRED PROPOSED N/A C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 5 of 8 H. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 4-1102.A) ? LANDSCAPE PLAN with the following information (not to exceed 24" x 36"): _V All existing and proposed structures; ` Names of abutting streets; rainage and retention areas including swales, side slopes and bottom elevations; e' Delineation and dimensions of all required perimeter landscape buffers; Sight visibility triangles; Delineation and dimensions of all parking areas including landscaping islands and curbing; ? /) Existing trees on-site and immediately adjacent to the site, by species, size and locations, including driplines (as indicated on required l/ tree survey); Location, size, and quantities of all existing and proposed landscape materials, indicated by a key relating to the plant t schedule; Plant schedule with a key (symbol or label) indicating the size, description, specifications, quantities, and spacing requirements of all existing and proposed landscape materials, including botanical and common names; Typical planting details for trees, palms, shrubs and ground cover plants including instructions, soil mixes, backfilling, mulching and protective measures; / Interior landscaping areas hatched and/or shaded and labeled and interior landscape coverage, expressing in both square feet and percentage covered; conditions of a previous development approval (e.g. conditions imposed by the Community Development Board); Irrigation notes. 2r REDUCED COLOR LANDSCAPE PLAN to scale (8 % X 11); W/ COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable. Landscape associated with the Comprehensive Landscape Program shall exceed minimum Code requirements to offset the areas where minimum Code will not be met. 1. BUILDING ELEVATION PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A.23) U/ BUILDING ELEVATION DRAWINGS -with the following information: All sides of all buildings Dimensioned Colors (provide one full sized set of colored elevations) Materials REDUCED BUILDING ELEVATIONS - same as above to scale on 8'/S X 11 J. SIGNAGE: (Division 19. SIGNS / Section 3-1806) ? All EXISTING freestanding and attached signs; Provide photographs and dimensions (area, height, etc.), indicate whether they will be removed or to remain. ? All PROPOSED freestanding and attached signs; Provide details including location, size, height, colors, materials and drawing; freestanding signs shall include the street address (numerals) ? Comprehensive Sign Program application, as applicable (separate application and fee required). ? Reduced signage proposal (8 % X 11) (color), if submitting Comprehensive Sign Program application. C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 6 of 8 K. TRAFFIC IMPACT STUDY: (Section 4-202.A.13 and 4-801.C) N/A ? Include if required by the Traffic Operations Manager or his/her designee or if the proposed development: ¦ Will degrade the acceptable level of service for any roadway as adopted in the Comprehensive Plan. ¦ Will generate 100 or more new vehicle directional trips per hour and/or 1000 or more new vehicle trips per day. ¦ Will affect a nearby roadway segment and/or intersection with five (5) reportable accidents within the prior twelve (12) month period or that is on the City's annual list of most hazardous intersections. Trip generation shall be based on the most recent edition of the Institute of Transportation Engineer's (ITE) Trip General Manual. The Traffic Impact Study must be prepared in accordance with a "Scoping Meeting" held with the Traffic Operations Manager and the Planning Department's Development Review Manager or their designee (727-562-4750) Refer to Section 4-801 C of the Community Development Code for exceptions to this requirement. ? Acknowledgement of traffic impact study requirements (Applicant must initial one of the following): Traffic Impact Study is included. The study must include a summary table of pre- and post-development levels of service for all roadway legs and each turning movement at all intersections identified in the Scoping Meefing. -?rraffic Impact Study is not required. CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A TRAFFIC IMPACT STUDY AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE RESUBMITTED AND SIGNIFICANT DELAY MAY OCCUR. If you have questions regarding these requirements, contact the City Public Works Administration Engineering Department at (727) 562- 4750. L. FIRE FLOW CALCULATIONS/ WATER STUDY: N/A Provide Fire Flow Calculations. Water Study by a FIRE PROTECTION ENGINEER to assure an adequate water supply is available and to determine if any upgrades are required by the developer due to the impact of this project. The water supply must be able to support the needs of any required fire sprinkler, standpipe and/or fire pump. If a fire pump is required the water supply must be able to supply 150% of its rated capacity. Compliance with the 2004 Florida Fire Prevention Code to include NFPA 13, MFPA 14, NFPA 20, NFPA 291, and MFPA 1142 (Annex H) is required. ? Acknowledgement of fire flow calculations/water study requirements (Applicant must initial one of the following): Fire Flow Calculations/Water Study is included. ire Flow Calculations/Water Study is not required. CAUTION - IF APPLICATION REVIEW RESULTS IN THE REQUIREMENT FOR A FIRE FLOW CALCULATIONS/ WATER STUDY AND NONE HAS BEEN SUBMITTED, APPLICATION MUST BE RESUBMITTED AND SIGNIFICANT DELAY MAY OCCUR. If you have questions regarding these requirements, contact the City Fire Prevention Department at (727) 562-4334. M. SIGNATURE: I, the undersigned, acknowledge that all representations made in this application are true and accurate to the best of my knowledge and authorize City representatives to visit and photograph the property described in this application. Signature of property owner or representative STATE OF FLORIDA, COUNTY OF PINELLAS Sworn to and subscribed before me this day of A.D. 20 to me and/or by who is personally known has produced as identification. My commission expires: C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 0708\Comprehensive Infill Project (FLD) 2008 07-11.doc Page 7 of 8 Mar 21 11 05:28p PACETTA 3867677790 p.3 N. AFFIDAVIT TO AUTHORIZE AGENT: , . Provide names of all property owners on deed -PRINT full names: Paul N. Wyatt ofClant Inc,. 2. That (I am/we are) the owner(s) and record title holder(s) of the following described property (address or general location): 2680. Gulf to Hay Boulevard 3. That this property constitutes the property for which a request for a: (describe request) -Sits plan approyal related to renovation of an existing restaurant space for theproposed--- _ _ .. __ . Carrabbals Italian Grill at Park Place 4. That the undersigned (has/have) appointed and (doesido) appoint: David Fortin of Fuxan Engineering,. Inca as (hislthetr) agent(s) to execute any petitions or other documents necessary to affect such petition; 5. That this affidavit has been executed to ;,:duce the City of Clearwater, Florida to consider and act on the above described property; 6_ That site visits to the property are necessary by City representatives in order to process this application and the owner authorizes City representatives to visit and photo" the property described in this application; 7. That (thee), the Hari reby certify the fore Ding Is tare and correct. h - Pp 2104 rope ner Property Owner Property Owner Property Owner, STATE OF FLORIDA, COUNTY OF PINELLAS Before me the undersigned, an officer duly commissioned by the laws of the State of Florida, on this ©f.i ! day of 1?.2 GI personally appeared who having been first duly sworn Deposes and says that he! t s of the affidavit that he/she signed. ?w(,m, r'aRMY Go d gp8d53 i s 2014 as F?(PiBF PuVic Ur&Ws SdaH !L? i?G - ?G?+ Notary Public Signature Notary Sealistarrip My Commission Expires: -7 ? w v C'.Zocumenb and Seltt?gMc!ersk.fegLmonVeakroplplanning deptfomm TM8T-*xi01a Standard Dewbpment(FLS) 2471! 07-11_doc Pagc7of7