LUP2011-07002; 1020 HERCULES AVE N; CLEARWATER NATURAL GAS STATION s
�
1020 N Hercules AVE
Date Received: 7/27/2011 11 :19:30 AM
Clearwater Natural Gas Station
ZONING DISTRICT: Institutional
LAND USE: Institutional
ATLAS PAGE: 2 71 A
PLANNER OF RECORD: LLK
PLANNER: Lauren Matzke, Planner 111
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CDB Meetin�: September 20, 2011
Case Number: LUP2011-07002
Applicant: City of Clearwater/Clearwater Gas S s��
Address: 1020 North Hercules Avenue
A�enda Item: E.l (Related to D.2 and E.2)
STAFF REPORT
LAND USE PLAN AMENDMENT
I. GENERAL INFORMATION
Request: To amend the present Future Land Use Map designation from
Transportation/LJtility (T/i1)to Industrial Limited (IL)
Location: 1020 North Hercules Avenue, located on the northwest corner of North
Hercules Avenue and Palmetto Street, adjacent to Clearwater Air Park
Site Area: 43,124 square feet or 0.99 acres MOL
II. BACKGROUND
This case involves a 0.99-acre property located at the northwest corner of North Hercules
Avenue and Palmetto Street, adjacent to Clearwater Air Park, and is owned by the City of
Clearwater. The property is comprised of three parcels and is currently being redeveloped
by Clearwater Gas System as a compressed natural gas fueling station limited to municipal
vehicle use. The station is designed to have four dispensers which can service up to eight
vehicles at one time, but will be unmanned. There is a gate station (i.e., above ground gas
piping, valves, and regulators) located on the southern portion of the property, which will
remain on the property.
The request is to change the property's Future Land Use Map designation of
Transportation/iJtility (T/LT) to Industrial Limited (IL). A request for a rezoning of the
property from Institutional (I) to Industrial, Research and Technology (IRT) is being
processed concurrently with this case (see REZ2011-07004).
Clearwater Gas System has indicated that the intended future use of the property will be a
public compressed natural gas fueling station, which will serve other utility companies'
compressed natural gas vehicles (e.g., Verizon) as well as vehicles in the city's fleet that
have been converted to operate on natural gas (e.g., municipal waste vehicles). The
proposed change in use from "government use"to "automobile service station" necessitated
a change in the Future Land Use Map designation and associated zoning district (s ee
companion Flexible Development application FLD2011-06021). The public use of the
fueling station is not allowed in the current Institutional (I) zoning district. The approval of
the change in use is subject to the approval of the amendment to the Future Land Use Map
designation and rezoning applications.
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.
III. SITE AND VICINITY CHARACTERISTICS
A. Site Characteristics
The property is currently being developed as a limited use compressed natural gas fueling
station to serve municipal vehicles. The existing gate station will remain on the site.
Adjacent to the property, to the east, are retail stores and offices,to the west and south is the
Clearwater Air Park, and to the north is a private utility company.
B. Surrounding Future Land Use and Zoning Designations
Direction Land Use FLUM Designation Zoning Atlas
Desi nation
North: Private Utility Industrial Limited (IL) Industrial, Research and
Com an Technolo (IRT)
East: Retail Industrial Limited (IL) Industrial, Research and
Offices and Residential/Office Technology (IRT) and
General (R/OG) Office (0)
South: Clearwater Air Park Transportation/Utility Institutional (I)
(T/U)
West: Clearwater Air Park Transportation/LJtility Institutional (I)
Offices T/LT)
C. Uses and Intensities Allowed by Present and Requested Future Land Use
Designations
Primary Uses: Airports; marinas; utility Light Manufacturing; Overnight
facilities Accommodations;
Research/Development;
Wholesale; Warehouse
Maximum Density: N/A 50-75 Overnight
Accommodation units per acre
[Subject to Master Development
Plan requirements in the
Countywide Plan Rules]
Maximum FAR 0.70; ISR 0.90 FAR 0.65; ISR 0.85
Intensi :
Consistent Zoning Institutional (I) Industrial, Research and
Districts: Technolo (IRT)
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IV. REVIEW CRITERIA
No amendment to the Comprehensive Plan or Future Land Use Map shall be recommended
for approval or receive a final action of approval unless it complies with the standards
contained in Section 4-603.F, Community Development Code.
A. Consistency with the Clearwater Comprehensive Plan [Section 4-603.F.1]
Recommended Findings of Fact:
Applicable goals, objectives and policies of the Clearwater Comprehensive Plan which
support the proposed amendment include:
Goal A.2 A sufficient variety and amount of future land use categories shall be provided
to accommodate the public demand and promote infill development.
Objective A.2.1 Public institutions, such as hospitals, parks, utility facilities and
government facilities, shall be provided sufficient land area to accommodate identified
public needs.
Policy A.2.1.1 Utility facilities shall continue to be allowed in all City of Clearwater
land use categories and zoning districts consistent with City regulations.
Policy A.2.2.4 Industrial land uses shall be located along arterial or major collector
streets, with rail access if possible. Siting and operation of industrial land uses should
not create adverse off-site impacts, particularly as these off-site impacts may degrade
residential areas.
Policy B.1.3.1 Requests for amendment to the Future Land Use Map will have an
analysis of traffic impacts.
Objective B.1.4 The City shall specifically consider the existing and planned LOS the
road network affected by a proposed development, when considering an amendment to
the land use map, rezoning, subdivision plat, or site plan approval.
Recommended Conclusions ofLaw
The request does not conflict with the goals, objectives and policies of the Clearwater
Comprehensive Plan and furthers said plan as indicated in the following. The proposed
public natural gas vehicle filling station is compatible with the mix of uses in the area.
The expansion of access to natural gas promotes the use of compressed natural gas
vehicles in the private sector. In addition, the proposal does not degrade the level of
service for public facilities below the adopted standards (a detailed public facilities
analysis follows in this report).
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B. Consistency with the Countywide Plan Rules
Recommended Findings of Fact:
Section 2.3.3.6.1 of the Countywide Plan Rules states that the purpose of the Industrial
Limited (IL) future land use classification is to depict those areas of the county that are
now developed, or appropriate to be developed, in a limited industrial manner; and so as
to encourage the reservation and use of consolidated areas for industrial and
industrial/mixed-use in a manner and location consistent with surrounding use,
transportation facilities, and natural resource characteristics. Section 2.3.3.6.1 also states
that the Industrial Limited (IL) future land use classification is generally appropriate to
those locations with sufficient size to encourage an industrial park arrangement, as well
as integrated industrial/mixed-use projects, with provision for internal service access in
locations suitable for light industrial use with minimal adverse impact on adjoining uses;
and served by the arterial and thoroughfare highway network, as well as mass transit.
The subject property is located on the west side of North Hercules Avenue (a signalized
arterial road), between Drew Street and Sunset Point Road (both signalized arterial
roads), an area that contains a mix of industrial, institutional, office and retail uses.
Future use of the subject property, with a public compressed natural gas fueling station,
is consistent with the purposes of the Industrial Limited (IL) future land use category
and compatible with surrounding properties and the neighborhood.
Recommended Conclusions of Law
The proposed Future Land Use Map amendment is consistent with the purpose and
locational characteristics of the Countywide Plan Rules.
C. Compatibility with Surrounding Property/Character of the City & Neighborhood
[Section 4-603.F.3 and Section 4-603.F.6]
Recommended Findings of Fact.•
Existing surrounding uses consist of the Clearwater Air Park and associated buildings, a
private utility company, and retail stores. Not immediately adjacent, but in close
proximity to the subject site, are offices. The future land use designations of surrounding
properties include Industrial Limited (IL), Residential/Office General (R/OG) and
Transportation/Utility (T/U). The proposed public compressed natural gas fueling station
on the subject property is compatible with the surrounding properties and neighborhood.
The proposed Industrial Limited (IL) future land use category permits 50 to 75 overnight
accommodation units per acre [subject to Master Development Plan requirements
contained within the Countywide Plan Rules] and a floor area ratio (FAR) of 0.65. The
future land use designations of surrounding properties include Industrial Limited (IL),
Residential/Office General (R/OG) (15 Dwelling Units Per Acre; FAR 0.50), and
Transportation/Utility(T/U) (FAR 0.70).
Recommended Conclusions of Law
The Industrial Limited (IL) future land use classification requested is consistent with the
sunounding future land use classifications that exist in the vicinity of the subject
property. The proposed future land use designation will allow the development of a
public compressed natural gas fueling station at a density and scale that is consistent
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with existing industrial, transportation/utility, retail and office uses in the vicinity of the
subject property. As such, the proposed amendment will allow development that is in
character with the surrounding area.
The proposed Industrial Limited (IL) future land use designation is in character with the
overall Future Land Use Map designations in the area. Further, the proposal is
compatible with surrounding uses and consistent with the character of the surrounding
properties and neighborhood.
D. Sufficiency of Public Facilities [Section 4-603.F.5]
Recommended Findings of Fact:
To assess the sufficiency of public facilities needed to support potential development on
the property, the maximum development potential of the property under the present and
requested Future Land Use Map designations was analyzed (see Table 1). The request
for amendment to the Industrial Limited (IL) Future Land Use Map category would
decrease the amount of development potential allowed on the site (see Table 1 below).
Table 1. Development Potential for Existing & Proposed FLUM Designations
Present FLUM Requested FLUM
Designation Designation Net Change
«T�,� «IL„
0.99 AC 0.99 AC
Site Area (43,124 SF) (43,124 SF)
Maximum 30,187 SF 28,031 SF -2,156 SF
Development
Potential 0.70 FAR 0.65 FAR -0.05 FAR
Abbreviations:
FLUM—Future Land Use Map DUs—Dwelling units
AC—Acres FAR—Floor area ratio
SF—Square feet
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As shown in Table 2 below, the proposed change will not degrade public facilities and
services below acceptable levels.
Table 2. Public Facilities Level of Service Analysis
Net Capacity
Public Change Available?
Facility/Service present FLUM Requested FLUM
Designation Designation "IL"
"T/U"
Streets 16 Trips 176 Trips 160 Yes
Potable Water 3,019 GPD 1,725 GPD -1,294 Yes
Wastewater 2,415 GPD 1,380 GPD -1,035 Yes
Solid Waste 445 Tons/Year 254 Ton/Year 191 Yes
Parkland 0.0 Acres 0.0 Acres 0 Yes
Public School
Facilities3 Yes
Elementary 0 Students 0 Students 0 Yes
Middle 0
School 0 Students 0 Students Yes
High School 0 Students 0 Students 0 Yes
Notes:
1. Based on average daily trips per acreage figure,Pinellas County Countywide Plan Rules.
- Transportation/Utility(T/LT)
- Industrial Limited(IL)
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 0 units
- Middle School:0.07 students per unit x 0 units
- High School:0.10 students per unit x 0 units
As shown in Table 3 below, the potential additional maximum daily trips associated
with the requested for amendment to the Industrial Limited (IL) Future Land Use
designation would not lower the operating level of service for North Hercules Avenue.
The proposed compressed natural gas fueling station will service vehicles in the
municipal fleet; therefore, some trips on this segment of North Hercules Avenue will be
shifted from the existing municipal fleet diesel fueling station located along the same
segment of North Hercules Avenue to the new compressed natural gas fueling station.
This transition will occur over time as the city converts its fleet to compressed natural
gas. This will be the only compressed natural gas fueling station in Pinellas County, so
for other vehicles utilizing the facility, it will be a destination.
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Table 3: Maximum Potential Traffic
Drew Street Existing Current Proposed Net
(US 19 to McMullen Booth Road) Conditions FLUMI FLUM2 Tri s
Potential Additional Maximum Dail Tri s N/A 16 176 160
Potential Additional Maximum PM Peak N/A 2 17 15
HourTri s3
Roadwa Volume 15,029 15,045 15,205 275
Roadwa Level of Service PM Peak Hour B B B
Ado ted Roadway Level of Service Standard D Peak Hour
Abbreviations and Notes:
N/A=Not Applicable.
FLUM=Future Land Use Map,Cleazwater Comprehensive Plan.
1. Based on PPC calculations of 16 trips per day per acre in the Transportation Utility (T/U) future land use category for
Municipal/Public Utilities.
2. Based on PPC calculations of 178 trips per day per acre in the Industrial Limited(IL)future land use category.
3. Based on MPO K-factor of 0.095.
4. Source:Pinellas County Metropolitan Planning Organization 2010 Level of Service Report.
5. Based on a comparison between the Pinellas County Metropolitan Planning Organization 2010 Level of Service Report
and the 2009 Florida Department of Transportation Quality/Level of Service Handbook.
Recommended Conclusions of Law
Based upon the findings of fact, it is determined that the traffic generated by the
proposed amendment will not result in the degradation of the existing level of service on
North Hercules Avenue. 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 and the proposed public compressed natural gas fueling station will service
a smaller population than a typical automobile service station. Furthermore, potable
water, wastewater, parkland, recreation facilities, public school facilities and mass
transit will not be affected by the proposed amendment.
E. Impact on Natural Resources [Section 4-603.F.5)
Recommended Findings of Fact.•
No wetlands appear to be located on the subject property. The property is currently
being redeveloped as a compressed natural gas fueling station limited to municipal
vehicle use, and is proposed to open to the public. There are trees and landscaping on
site, and the site is compliant with city stormwater requirements.
Recommended Conclusions of Law
Based on current information, no wetlands appear to be located on the subject property.
The intent of the applicant is to change the use of the redeveloped property from a
compressed natural gas fueling station limited to municipal vehicle use to one that is
open to the public. The proposed redevelopment is required to be compliant with the
City's tree preservation and storm water management requirements.
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V. REVIEW PROCEDURE
Approval of the Future Land Use Map amendment does not guarantee the right to develop
the subject property. The Future Land Use Map amendment is subject to approval by the
Pinellas Planning Council and Board of County Commissioners acting as the Countywide
Planning Authority. Based on the size of the parcel, review and approval by the Florida
Department of Economic Opportunity (Division of Community Planning) is not required.
The property owner must comply with all laws and ordinances in effect at the time
development permits are requested, including transportation concurrency provisions of the
Concurrency Management System in Division 9, Community Development Code.
VI. RECOMMENDATION
Based on the foregoing, the Planning and Development Department recommends the
following action:
Recommend APPROVAL of the request for Future Land Use Map amendment from the
Transportation/L7tility (T/U) classification to the Industrial Limited (IL) classification.
Prepared by Planning & Development Department staff:
Lauren Matz ,AICP
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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Resume
Lauren Matzke,AICP
100 South Myrtle Avenue
Clearwater, FL 33756
727-562-4547
lauren.matzke(u�myclearwater.com
PROFESSIONAL EXPERIENCE
• Planner III October 2008 to present
• Planner II September 2008 to October 2008
City of Clearwater
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 Boaxd. Responsible for providing informational
assistance to the public and developers concerning development plans. General planning for
development and redevelopment.
• Senior Planner February 2007 to September 2008
City of St. Pete Beach, FL
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 the 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 June 2005 to August 2005
Glatting Jackson
Orlando, FL
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(2005 to Present)
New York Metro Chapter(2003 to 2005)
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LOCATION MAP
Owners: City of Clearwater Case: LUP2011-07002
REZ2011-07004
Site: 1020 N Hercules Avenue Property 0.99 acres
Size(Acres):
Land Use Zoning 12-29-15-55836-002-0001
PIN: 12-29-15-55836-001-0005
From : T/U I 12-29-15-55836-0O1-0013
To: IL IRT Atlas Page: 271 A
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FUTURE LAND USE MAP
Owners: City of Clearwater Case: LUP2011-07002
REZ2011-07004
Site: 1020 N Hercules Avenue Property 0.99 acres
Size(Acres):
Land Use Zoning 12-29-15-55836-002-0001
PIN: 12-29-15-55836-001-0005
From : T/U I 12-29-15-55836-001-0013
To: IL IRT Atlas Page: 271 A
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Gas SystemUvlaps\LUP2011-07002 FUTURE LAND USE MAP.doc
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ZONING MAP
Owners: City of Clearwater Case: LUP20 1 1-07002
REZ2011-07004
Site: 1020 N Hercules Avenue Property 0.99 acres
Size(Acres):
Land Use Zoning 12-29-15-55836-002-0001
PIN: 12-29-15-55836-001-0005
From : T/U I 12-29-15-55836-001-0013
To: IL IRT Atlas Page: 271 A
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Gas System�IvlapsU.UP20 1 1-07002 ZONING MAP.doc
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EXISTING SURROUNDING USES
Owners: City of Clearwater Case: LUP2011-07002
REZ2011-07004
Site: 1020 N Hercules Avenue Property 0.99 acres
Size(Acres):
Land Use Zoning 12-29-15-55836-002-0001
P I N: 12-29-15-55836-001-0005
From : T/U I 12-29-15-55836-001-0013
To: IL IRT Atlas Page: 271 A
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System�Ivtaps�REZ20 1 1-07004 EXISTING SURROUNDING USES MAP.doc
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AERIAL PHOTOGRAPH
Owners: City of Clearwater Case: LUP201 1-07002
� REZ2011-07004
Property (
Site: 1020 N Hercules Avenue Size(Acres): I 0.99 acres
Land Use Zoning 12-29-15-55836-002-0001
PIN: 12-29-15-55836-001-0005
From : T/U I 12-29-15-55836-001-0013
To: IL IRT Atlas Page: 271 A
S:�Planning Department\C D B\Land Use Amendments\Land Use Amendments\Hercules Avenue N 1020 LUP2011-07002-Clearwater
Gas System\Maps\LUP20]1-07002 AERIAL PHOTOGRAPH.doc
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View looking west at the subject property, 1020 North Hercules East of the subject property,on North Hercules Avenue
Avenue
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North of the subject property,on North Hercules Avenue South of the subject property,on North Hercules Avenue,
Clearwater Air Park
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LUP2011-07002 and REZ2011-07004
Clearwater Gas System
1020 North Hercules Avenue
, ( f
��� CITY OF CLEARWATER
APPLICATION FOR
��'�' � COMPREHENSIVE PLAN AMENDMENT
�
� � PLANNING & DEVELOPMENT DEPARTMENT
MUNICIPAL SERVICES BUILDING, 100 SOUTH MYRTLE AVENUE,2nd FLOOR
� � PHONE(727)562-4567 FAX(727)562-4576
(Revised 2/18/2011)
�
� • . - � � � • � � � • ` i • � n r O
APPLICANT NAME: • Clearwater Gas System(City of Clearwater} �•°• � � N
5m N� O
� �
MAILING ADDRESS: 400 N.MyrUe Avenue,Clearwater,FL 33755 Z � Z
� �, � _
o = �
PHONE NUMBER: 727-562�900 x7406 FAX NUMBER: 727-562�902 � � O �
n�, O �
PROPERTY OWNER(S): City of Clearwater � p =
N �
v �
(list all owners) o N
�
AGENT NAME: NIA _y /
v �
MAILING ADDRESS: � rn
N
PHONE NUMBER: FAX NUMBER: �
D
• ' � •
LOCATION: Located in front of the Clearwater Airpark,on the NW comer of Hercules Ave and Palmetto St
STREET ADDRESS: 1020 Hercules Avenue,Clearwater,FL
LEGAL DESCRIPTION: See attached legal desaiption
PARCEL NUMBER(S): 12-29-15-55836-001-0013,12-29-15-55836-002-0001,12-29-15-55836-001-0005
SITE AREA(SQ FT 8 ACRES): 0.993 ACRES
CURRENT USE 8 INTENSITY: Gate Station(i.e.,Above ground gas piping,valves®ulators)that supplies natural gas to our distribution system.
(number of dwelling un'�ts,hotel rooms or square footage of nonresidential structure)
FUTURE LAND USE
CLASSIFICATION: PRESENT: TransportationNtility(fIU) REQUESTED: Industrial LimRed(IL)
ZONING CLASSIFICATION: Institutional(I)current,are requesting Industrial Research and Technology(IRT)
PROPOSED USE AND SIZE: Automobile Filling Station—Compressed Natural�as(CNG)only
(number of dwelling units,hotel rooms or square footage of nonresidential structure)
PROPOSED TEXT
AMENDMENT(ifapplicable): NIA
I (we),the undersigned, acknowledge that all STATE OF FLORIDA,COUNTY OF PINELLAS p.�n
representations made in this application are true and Sworn to(or affirmed)and subscribed before me this �l day of
accurate to the best of my knowledge. u ,A.D., 0�_by `� �
�
�„� S RA HARRIGER
_ y r� ' �/ _ ` ,�,����p��733691 ignature of Notary Public-S,�tate of F orida
1� {1�•6z�Gt.cc.� EXPIRES:January(14.2012 �-�
ignature of property owner or agent ��; ,,,�,. �,No��,D�S���a�.co. ame of Notary(Typed, Printe r Stamped)
Personally Known _�� OR Produced Identification
Signature of property owner or agent Type of identification produced
U:\CNG refueling station\City\Comprehensive Plan amendment-Application.docx
Page 2 of 2
. ( i
Assessment of the impacts of the proposed change on the adequacy of public facilities,
the environment, community character and the fiscal condition of the City.
Proposed Comprehensive Plan amendments comply with the following standards:
1. The amendment furthers implementation of the Comprehensive Plan
consistent with the goals, policies and objectives of the Plan.
Changing the future land use and zoning will allow the City of Clearwa#er's natural
gas filling station to be open for the generai public.
The fiollowing Comprehensive P1an Goals, �bjectives, and Policies support this
requested amendment:
A.2 GOAL—A SUFFICIENT VARIETY AND AMOUNT OF FUTURE LAND USE
CATEGORIES SHALL BE PROVIDED TO ACCOMMODATE PUBLIC DEMAND AND
PROMOTE INFILL DEVELOPMENT.
A.2.1 Objective—Public institutions,such as hospitals,parks,utility facilities and
government facilities,shall be provided sufficient land area to accommodate identified public
needs.
A.2.1.1 Utility facilities shall continue to be allowed in all City of Clearwater land use
categories and zoning districts consistent with City regulations.
***
A.2.2.4 Industrial land uses shall be located along arterial or major collector streets,with rail
access if possible.Siting and operation of industrial land uses should not create adverse off-
site impacts,particularly as these off-site impacts may degrade residential areas.
2. The amendment is not inconsistent with other provisions of the
Comprehensive Plan.
The amendment consistent with the City's Camprehensive Plan
3. The available uses to which the subject property may be put are
appropriate to the property in question and compatible with existing and
planned uses in the area.
A natural gas filling station is compatible in an industrial area. In addition, the
properties to the north and east are also Industrial — Limited land use.
. k' �
4. Sufficient pubtic facilities are available to serve the subject property.
The station will be unmanned and no buildinglfacility on the site; therefore, there
will be minimal impacts to public facilities, except for the utilization of potable
water for irrigation of landscaping.
5. The amendment will not adversely affect the natural environment.
Since natural gas is lighter than air, there is no risk of fuel leaks that could
potentially contaminate the surrounding ground area. In addition, opening the
station to the general public will promote the use of compressed natural gas
(CNG) vehicles in the private sector, in turn, will help grow the gas load for
Clearwater Gas and the City. In addition, our City Fleet will rely less on gasoline
and diesel fuel and reduce our carbon foatprint.
The amendment will not adversely impact the use of property in the
immediate area of the subject property.
The CNG station will not cause any issues with properties in the immediate area. All
activities related to the dispensing of CNG fuel will be limited to the subject property.
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