Loading...
REZ2011-07004; 1020 HERCULES AVE N; CLEARWATER NATURAL GAS STATION �.� � 1020 N Hercules AVE Date Received: 7/27/2011 11 : 14:14 AM Clearwater Natural Gas Station ZONING DISTRICT: Institutional LAND USE: Institutional ATLAS PAGE: 271A PLANNER OF RECORD: LLK PLANNER: Lauren Matzke, Planner 111 CDB Meetin�: September 20, 2011 Case Number: REZ2011-07004 Applicant: City of Clearwater/Clearwater Gas S s�em Address: 1020 North Hercules Avenue A�enda Item: E.2 Related to D.2 and E.1) STAFF REPORT ZONING ATLAS AMENDMENT I. GENERAL INFORMATION Request: To amend the Zoning Atlas designation from the Institutional (I) District to the Industrial, Research and Technology (IRT) District 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 northeast 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 Zoning Atlas designation of Institutional (I) to Industrial, Research and Technology (IRT). A Flexible Development application and a request for a future land use amendment of the property from Transportation/Utility (T/U)to Industrial Limited (IL) are being processed concurrently with this case (see LUP2011-07002 and FLD2011-06021) so the fueling station can be open to the public. 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 (i.e., above ground gas piping, valves, and regulators) 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. Commuriity Development Board—September 20,201 I -Case REZ2011-0�004-Page 1 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011�I-Iercules Avenue N 1020 REZ2011-07004-Clearwater Gas System\Staff Report�REZ2011-07004 StaffReport.docx 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 (O South: Clearwater Air Park Transportation/Utility Institutional (I) (T/U West: Clearwater Air Park Transportation/Utility Institutional (I) Offices (T/LT) 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.F, Community Development Code. A. Consistency of Development with the Clearwater Comprehensive Plan and Community Development Code and City Regulations [Section 4-602.F.1 and 4- 602.F.2] 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. Communiry Development Boazd—August 16,2011-Case REZ2011-01002-Page 2 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011U-Iercules Avenue N 1020 REZ2011-07004-Clearwater Gas System\Staff Report�REZ2011-07004 Staff Report.docx 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 of Law 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). B. Compatibility with Surrounding Property/Character of the City & Neighborhood [Sections 4-602.F.3 and 4-602.F.4] 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 uses. The future land use designations of surrounding properties include Industrial Limited (IL), Residential/Office General (R/OG) and Transportation/LJtility (T/L1). The proposed public compressed natural gas fueling station on the subject property is compatible with the surrounding properties and neighborhood. The proposed Industrial, Research and Technology (IRT) District primarily permits government uses, retail sales and services, research and technology uses, offices, and utility/infrastructure facilities. All of these uses are in the general vicinity of the subject parcel, two of which are immediately adjacent (government uses and retail sales and services). The proposed Zoning Atlas designation will allow the development of a public compressed natural gas fueling station at a density and scale that is consistent 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. Recommended Conclusions of Law The proposed Zoning Atlas designation is in character with the overall Zoning Atlas designations in the area. Further, the proposal is compatible with surrounding uses and consistent with the character of the surrounding properties and neighborhood. The Industrial, Research and Technology (IRT) zoning district requested is consistent with the sunounding zoning districts that exist in the vicinity of the subject property, and is therefore consistent with the surrounding area. C. Sufficiency of Public Facilities [Section 4-602.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 Communiry Development Board—August 16,2011-Case REZ20ll-01002-Page 3 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011�Hercules Avenue N 1020 REZ2011-07004-Cleazwater Gas System\Staff Report�REZ2011-07004 Staff Report.docx requested Future Land Use Map and Zoning designations were analyzed. The request for amendment to the Industrial Limited (IL) Future Land Use Map category would decrease the amount of nonresidential floor area permitted by 2,156 square feet on the subject property. 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 0.70 FAR 0.65 FAR -0.05 FAR Potential Abbreviations: FLUM—Future Land Use Map DUs—Dwelling units AC—Acres FAR—Floor area ratio SF—Squaze feet The proposed change in designation would allow a decrease in the allowable Floor Area Ratio (thus a decrease in square footage). The current Institutional (I) District primarily permits school, church, public office and hospital uses. The proposed Industrial, Research and Technology (IRT) District primarily permits government uses, retail sales and services, research and technology uses, offices, and utility/infrastructure facilities. Community Development Boazd—August 16,2011-Case REZ2011-01002-Page 4 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011U-lercules Avenue N 1020 REZ2011-07004-Clearwater Gas System\Staff Report�REZ2011-07004 Staff Report.docx 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: l. Based on average daily trips per acreage figure,Pinellas County Countywide Plan Rules. - Transportation/Utility(T/U) - 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 The Trip Generation Comparison by Zoning Atlas Designation in Table 3 below indicates the estimated trip generation for specific uses allowed in the current and proposed zoning districts based on the Institute of Transportation Engineer's (ITE) Trip Generation 8`h Edition. The table shows that while the development of a Gasoline/Service Station would generate an increase of 1,347 trips per day compared to the existing Gate Station, the proposed change in zoning designation would not generate any additional trips beyond those already allowed by the permitted redevelopment of the parcel as the same use in the Institutional District. 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. There are few people in the general public that own natural gas vehicles at this time, so trips generated are not expected to be as high as those generated by a regular gasoline/service station until natural gas vehicles become more readily available. Community Development Boazd—September 20,2011-Case REZ2011-07004-Page 5 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011�I-Iercules Avenue N 1020 REZ2011-07004-Clearwater Gas System\Staff Report�REZ2011-07004 StaffReport.docx Table 3: Trip Generation Comparison by Zoning Atlas Designation PM Net Avg. Net peak PM Change Land Use Development Daily Change Trips Peak PM Potential Trips Avg Daily Avg Trips Peak Trips Rate Tri s Existin Desi nation: Institutional District Gate Station 30,187 SF 2 N/A 0 0 N/A Gasoline/Service 30,187 SF 1,349 N/A 15.65 125 N/A Station2 (168.56 trips/vehicle fueling osition) Pro osed Desi nation: Industrial,Research and Technolo District Gasoline/Service 28,031 SF 1,349 0 15.65 125 0 Station2(168.56 trips/vehicle fueling osition) Abbreviations and Notes: N/A=Not Applicable. SF= Squaze Feet GFA=Gross Floor Area 1. Existing Gate Station generates no more than two trips per day per Clearwater Gas System representative. 2. Institute of Transportation Engineer's Trip Generation 8th Edition Land Use 944. 3. Total gross floor area ratio permitted by the underlying Transportation/Utility Future Land Use Map category is 0.70. 4. Total gross floor area ratio permitted by the underlying Industrial Limited Future Land Use Map category is 0.65. 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 m�imum 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. D. Location of District Boundaries (Section 4-602.F.6] Recommended Findings of Fact: The location of the proposed Industrial, Research and Technology (IRT) District boundaries is consistent with the boundaries of the subject property. The proposed Industrial, Research and Technology (IRT) District boundaries would consolidate the subject property into a single zoning district. The proposed Industrial, Research and Technology (IRT) District is compatible with the retail and office uses to the east, utility use to the north, and Clearwater Air Park to the west and south. Community Development Board—September 2Q 2011-Case REZ2011-0'7004-Page 6 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011U-Iercules Avenue N 1020 REZ2011-07004-Clearwater Gas System\Staff Report�REZ2011-07004 StaffReport.docx 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. REVIEW PROCEDURE Approval of the Zoning Atlas amendment does not guarantee the right to develop the subject property. 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 Zoning Atlas amendment from the Institutional (I) District to the Industrial, Research and Technology (IRT) District. Prepared by Planning & Development Department staff: Lauren Matzke, CP 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 Community Development Board—August 16,2011-Case REZ2011-01002-Page 7 of 7 S:�Planning Department\C D B�Zoning Atlas Amendments�REZ 2011�I-Iercules Avenue N 1020 REZ2011-07004-Clearwater Gas System�Staff Report�REZ2011-07004 StaffReport.docx Resume Lauren Matzke,AICP 100 South Myrtle Avenue Clearwater, FL 33756 727-562-4547 lauren.matzke(a�mvclearwater.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 Board. 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 �„� 7„ 7 .7 1 .7 .7 1 + 1 +' Con rl o n+.�f4'tn �UVG11ll11G11W 1.V111�.11G11Gi1Jivi. Ylaiuiiu� uiiu iuiiu u�.`v'i.ivYiii�iu 1\.�UlUl1V11J. VVl.��.0 u$ o�uu w 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, (�nrnPll T Tniversitys 199$ LICENSES AND ASSOCIATION MEMBERSHIPS American Institute of Certified Planners(2009 to Present) American Planning Association (2003 to Present) Florida Chapter(2005 to Present) New Yark Metro Chapter (2003 to 2005) � 6 1020 N Hercules A�� Date Received: 7/27/2011 11 : 14 : 14 A.M Clearwater Natural Gas Station ZONING DISTRICT: Inst�tutional LAND USE: Institutional_ ATLAS PAGE: 271 A PLANNER OF RECORD: LLK PLANNER: Lauren Matzke, Planner 111 4 i `,. � CITY OF CLEARWA'��R �"* APPLICATION FOR �•��� � ZONING ATLAS 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) o n � � � , • i ► � ' � - � � � � - i � t�. � N N APPLICANT NAME: Ciearwater Gas System(City of Cleanvater) y � p � -• z -� Z � v � MAILING ADDRESS: 400 N.Myrtle Avenue,Cleanvater,FL 33755 o c � v n� O � PHONE NUMBER: 727-562-11900 x7406 FAX NUMBER: 727-562-0902 � 0 � `� O PROPERTY OWNER(S): City of Cleanvater � � � o� N (listall owners) � D � AGENT NAME: NIA � C � rn MAILING ADDRESS: iv ti PHONE NUMBER: FAX NUMBER: D � - � • LOCATION: Located in front of the Cleanvater Airpark,on the NW comer of Hercules Ave and Palmetto St STREET ADDRESS: 1020 Hercules Avenue,Clearwater,FL LEGAL DESCRIPTION: See attached legal description NARCEL NUMBER(S}: 12-29-15-55836-001-0013,12-29-15-55836-OQ2-(x101;1?-?q-1�-5Fx3F�n�.nnn� I SITE AREA(SQ FT 8 ACRES): 0.993 ACRES CURRENT USE 8�INTENSITY: Gate Station(i.e.,Above ground gas piping,valves&requlators)that suppiies natural qas to our distribution system (number of dwelling units,hotel rooms or square foota e of nonresiden6al sVucture) ZONING ATLAS CLASSIFICATION: CURRENT: Institutional(I) REQUESTED: Industrial,Research and Technoi y(IR� FUTURE LAND USE MAP CLASSIFICATION: TransportationlUtility(T/U)current,and are requestinq Industrial,Research and Techno�oqy(IRT) PROPOSED USE& INTENSITY: Automobile Filling Station-Compressed Natural Gas(CNG)only (number of dwelling units,hotel rooms or square footage of nonresidential sVucture) REASON FOR REQUEST: Expand site to include CNG for automobile filling station. I (we),the undersigned,acknowledge that all STATE OF FLORIDA,COUNTY OF PINELLAS representations made in this application are true and Sworn to(or affirmed)and subscribed before me this ��� day of accurate to the best of my knowledge. � l ,A.D.,20 1 by_�,ti\��r�, c�, r n �L. � S GER f �+�"' ��� Signature of Notary Publio-S�te of Florida L � MY COMMISSION 733641 �� EXf'IRES:Januacy 04,201� . ' �� ignature of property owner or agent "%Aa.. �No„ry,�;,�o„�in„x•co. ame of Notary(Typed,Printed,� r Stamped) 1-8qY)- TAFtY sona ly nown °✓ OR Produced Identification Signature of property owner or agent Type of identification produced U:\CNG refueling station\City�Zoning Atlas Amendment-Application.docx Page 3 of 3 ' � ( Proposed Zoning atlas amendments comply with the following standards: 1. The proposed amendment is consistent with and furthers the goals, policies and objectives of the Comprehensive Plan and furthers the purposes of the Community Development Code and other City ordinances and actions designed to implement the Plan. Changing the fiuture land use and zoning will allow the City of CleanNater's natura! gas filling station to be open for the general public. The following Comprehensive Plan Goals, Objectives, 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.Sitin�and operation of industrial land uses should not create adverse off- �---�-- L--- rr � � �-----�- -t-°•�-• $ILC IIIl�'sll:LJ��ilflll'UI'dll�' ilJ ILCJC Vll-JILC Illl�il lJ 1LA�' UC�I'i1UC rCS1UCLU'sU ill-CilJ. 2. The available uses to which the property may be put are appropriate to the property which is subject to the proposed amendment and compatible with existing and planned uses in the area. This location is iisted as Industriai — 1RT, which is consistent with the surrounding areas to the no�th and east of the CNG station property. The proposed use is automobile service station which is consistent with other 1RT uses. 3. The amendment does not conflict with the needs and character of the neighborhood and the City. No conflicts with the surrounding neighborhood areas and is consistent with the character af the neighborhood. The properties surrounding the site #o the north are industrial and Clearwater Air Park is located to the south and west, Across Hercules Avenue to the east is retail and office_ . � � . , 4. The amendment will not ad�ersely or unreasonabiy affect the use of other property in the area. The amendment will not adversely burden public facilities, including the traffic-carrying capacities of streets, in an unreasonably or disproportionate manner. There wiN be no impacts to traffic on Hercules Avenue. Station wiN be primarily used by the City of Clearwater fleet and various private fleets in the surrounding area. 5. The district boundaries are appropriately drawn with due regard to locations and classifications of streets, ownership lines, existing improvements and the natural environment. Request is to have jus#the area occupied by the natural gas fifling station area re-zoned to 1RT.