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FLD2011-10038; 2099 HIGHLAND AVE N; HAPPY FOODS PLAZA { ♦ � 2099 N HIGHLAND AVE Date Received: 10/3/2011 1 :20:24 PM Happy Foods Plaza ZONING DISTRICT: Commercial LAND USE: Commercial General ATLAS PAGE: 252A PLANNER OF RECORD: PLANNER: Matthew Jackson, Planner II { CDB Meeting Date: December 20, 2011 Case Number: FLD2011-10038 Agenda Item: E. 4. Owners/Applicant: El Amir of Tampa Representative: Renee Ru��,iero Northside En��ineerin� Services, Inc. Address: 2099 N Hi�hland Avenue CITY OF CLEARWATER PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT GENERAL INFORMATION: REQUEST: Flexible Development approval to permit the addition of Automobile Service Station use consisting of six gas dispensers to an existing shopping center in the Commercial (C) District with a lot area of 39,956 square feet, lot widths of 190.03 feet (Highland Avenue) and 190.04 feet (Union Street), front (north) setbacks of 10 feet (to existing parking) and 39.1 feet (to existing building), front (west) setbacks of 10 feet (to existing parking) and 54 feet (to proposed canopy), side (south) setbacks of five feet (to existing parking) and 20.9 feet (to existing building) and side (east) setbacks of 19.8 feet (to existing building) and eight feet (to existing pavement), a building height of 13 feet (to flat roof of existing building) and canopy height of 17.5 feet (to flat roof of proposed canopy) and 38 off-street parking spaces as a Comprehensive Infill Redevelopment Project under the provisions of the Community Development Code (CDC) Section 2-704.C; as well as a reduction to the width of the north perimeter landscape buffer from 15 feet to 10 feet, a reduction to the width of the east perimeter landscape buffer from 10 feet to eight feet, a reduction to the width of the west perimeter landscape buffer from 15 feet to 10 feet, a reduction of the interior landscaping from 2,508 square feet to 1,395 square feet, and the removal of the required foundation landscaping along the west building facade as a Comprehensive Landscape Program under the provisions of CDC Section 3-1202.G. ZONING DISTRICT: Commercial (C) District FUTURE LAND USE PLAN CATEGORY: Commercial General (CG) PROPERTY USE: Current: Retail Sales, Restaurant Proposed: Retail Sales, Restaurant, Automobile Service Station EXISTING North: Pinellas County Jurisdiction Retail Sales SURROUNDING South: High Density Residential (HDR) Attached dwellings ZONING AND USES: District East: HDR District Attached dwellings West: Low Medium Density Residential Detached dwellings (LMDR) District Community Development Board—December 20,2011 FLD2011-10038—Page 1 of 9 . ANALYSIS: Site Location and Existing Conditions: The 0.918-acre subject property is located on the southeast corner of Union Street and Highland Avenue. The property is a corner lot, having street frontage on both Union Street (north) and Highland Avenue (west). The property consists of an outdated 5,737 square foot one-story building with driveways accessing Union Street and Highland Avenue and 45 parking spaces. The west property line adjacent to Highland Avenue is landscaped with a number of oak trees and shrubs while the majority of the remaining open area of the property is landscaped with grass only. Development Proposal: The development proposal is to establish an automobile service station use within the existing vehicular use area through construction of six gas dispensers and canopy. The proposal includes reducing the number of parking from 45 to 38 spaces. A shared parking analysis was provided showing that the proposed parking meets minimum Code parking requirements. The existing building setbacks are conforming to current Code requirements while the existing vehicular use area setbacks are nonconforming along all four property lines. Asphalt is proposed to be removed along all property lines; this will increase the site conformity with increased setbacks and landscape buffers. The applicant proposes to make modifications to the building facade by painting the building, providing a new stucco finish over existing masonry banding and reconfiguring and refinishing the existing shingle canopy with metal panels. Other site improvements include restriping the parking lot, foundation landscaping and providing a handicapped accessible path complying with ADA standards to the building. The development proposal's compliance with the various development standards of the Community Development Code (CDC) is discussed below. Floor Area Ratio (FAR): Pursuant to the Countywide Plan Rules and CDC Section 2-701.1, the maximum FAR for properties with a designation of Commercial General is 0.55. The proposal is for the addition of an automobile service station use to an existing shopping center for a total gross floor area of 5,737 square feet at a FAR of 0.14, which is below the above referenced maximum. Impervious Surface Ratio (ISRZ Pursuant to the Countywide Plan Rules and CDC Section 2- 701.1, the maximum allowable ISR is 0.90. The proposed ISR is 0.83, which is below the above referenced maximum. 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 comparison, the minimum lot area for restaurants and retail sales and services in the Commercial (C) District may range from 3,500 — 10,000 square feet and pursuant to Table 2-703, the minimum lot area for automobile service stations is 10,000 square feet. The subject lot-area is 39,956 square feet (0.92 acres), which exceeds these comparative Code provisions. Pursuant to the same Table, the minimum lot width for restaurants and retail sales and services in the C District may range from 35 — 100 feet and pursuant to Table 2-703 the minimum lot width for automobile service stations must be 100 feet. The subject lot width along Highland Avenue is Community Development Board—December 20,2011 FLD2011-1003 8—Page 2 of 9 190.03 feet, while the lot width along Union Street is 190.04 feet, which exceeds these comparative Code comparisons. Minimum Setbacks: Pursuant to CDC Table 2-704, there are no minimum required setbacks for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the minimum setbacks for restaurants and retail sales and services in the C District may be within 15 — 25 feet (front) and zero — 10 feet (side) while automobile service stations must have 25 foot (front) and 10 foot (side) setbacks. It is noted that corner lots have front setback requirements on both street frontages and side setback requirements from the remaining lot lines. The proposal includes front (north) setbacks of 10 feet (to existing parking) and 39.1 feet (to existing building), front (west) setbacks of 10 feet (to existing parking) and 54 feet (to proposed canopy), side (south) setbacks of five feet (to existing parking) and 20.9 feet (to existing building) and side (east) setbacks of 19.8 feet(to existing building) and eight feet(to existing pavement). This proposal includes the addition of six gas dispensers and canopy to an existing site on which the existing building has operated for quite some time. The existing building exceeds setback standards for the existing uses and proposed automobile service station use. Staff is supportive of front and side setback reductions to the existing pavement, as any proposed use will need setback reductions for this existing vehicular use area. The setback reductions will allow for 38 parking spaces which is two more than Code requires as well as a loading zone which the site is currently lacking. Maximum Buildin��Hei� Pursuant to CDC Table 2-704, there is no maximum height for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the m�imum height for restaurants and retail sales and services in the C District may range from 25 — 50 feet and the m�imum height for automobile service stations is 25 feet. The existing building height is 13 feet (to flat roo� and the height of the proposed canopy is 17.5 feet (to flat roo fl, which exceeds these comparative Code comparisons. Minimum Off-Street Parkin�: Pursuant to CDC Table 2-704, the minimum off-street parking requirement for a Comprehensive Infill Redevelopment Project shall be determined by the Community Development Coordinator based on the specific use and/or ITE Manual standards. However, for a point of comparison, pursuant to CDC Table 2-704, the minimum required parking for restaurants can range between 7 — 15 spaces per 1,000 square feet, while parking for retail sales and services can range between 4 — 5 spaces per 1,000 square feet. And while automobile service station use is being added to the subject property, the proposed gas canopy does not add to the existing gross floor area. Therefore, based upon the high range for restaurant and retails sales and services, the required parking totals 36 parking spaces. The proposal includes 38 parking spaces, which exceeds these comparative Code comparisons. Mechanical Ec�uipment: Pursuant to CDC Section 3-201.D.1, all outside mechanical equipment must be screened so as not to be visible from public streets and/or abutting properties. All mechanical equipment is located on the roof of the existing building. The view of the equipment is screened from view by the existing canopy on the west building elevation as well as the existing trees on the east and west property lines and will be further screened from view by the proposed trees along the north and south property lines. Community Development Board—December 20,2011 FLD2011-10038—Page 3 of 9 Si�ht VisibilitY Triangl� Pursuant to CDC Section 3-904.A, to minimize hazards at the proposed driveways on Union Street and Highland Avenue, 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. The proposal was reviewed by the City's Traffic Engineering Department and found to be acceptable. Utilities: Pursuant to CDC Section 3-912, for development that does not involve a subdivision, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. There are existing distribution lines running from utility lines along the east property lines to the building. After discussion with the applicant and staff, it was agreed that undergrounding the distribution lines was not practicable due to the impact the undergrounding would have on existing healthy trees. Landscapin�: Pursuant to CDC Section 3-1202.D.1, there is a 15-foot wide landscape buffer required along Highland Avenue and Union Street, a 10-foot wide landscape buffer required along the east side of the site and a five-foot wide landscape buffer required along the south side of the site. The proposal includes a reduction to the landscape buffer along Highland Avenue and Union Street from 15 feet to 10 feet (to pavement) and a reduction to the east perimeter landscape buffer from 10 feet to eight feet (to existing pavement). Pursuant to CDC Section 3- 1202.E.1, 10% of the gross vehicular use area shall be provided within interior landscape islands. The proposal includes a reduction to this requirement from 10% to 5.5%. Pursuant to CDC Section 3-1202.E2, foundation plantings shall be provided for 100 percent of a building facade with frontage along a street right-of-way, excluding space necessary for building ingress and egress, within a minimum five-foot wide landscaped area. The proposal includes a reduction to the width of the foundation landscape area on the west side of the building from five feet to zero feet. 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 Inconsistent 1. Architectural theme: a. The landscaping in a comprehensive landscape program shall be designed as a N/A N/A part of 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 X proposed 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 tumed 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. Community Development Board—December 20,2011 FLD2011-10038—Page 4 of 9 5. Special area or scenic corridor plan: T`he 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 proposed for development is located. The ability to meet the Code requirements for perimeter, interior and foundation landscape areas is restricted by the property configuration and the provision of the greatest number of parking spaces possible. Given these design constraints, the applicant has designed as much landscaping as possible within the planting areas provided. The proposal includes a request to reduce the width of the required perimeter landscape buffers along the north, east and west property lines. The requested reduction is the result of the need to provide required parking for the existing and proposed use with consideration of maintaining tenant vehicular access to the rear (east side) of the building. The proposed perimeter landscape buffers will increase the existing buffering from 1.3 feet to 10 feet along the north property line, from 2.1 feet to 10 feet along the west property line and from four feet to eight feet along the east property line. The Code required five foot landscape buffer will be provided along the south property line. The front landscape buffers along Union Street and Highland Avenue (north and west respectively) will be tiered, meander and be planted with southern live oak and southern magnolia trees with a variety of underplantings. Along the east perimeter there exists a large quantity of oak trees and the proposal includes the addition of watermelon red crepe myrtle trees and underplantings. The south perimeter buffer will be planted with winged elm, Dahoon holly and watermelon red crepe myrtle trees with a variety of underplantings. The proposal includes a request to reduce the required amount of landscaping within the interior landscape islands from 10% to 5.5% of the gross vehicular use area. This requested reduction is also a result of the need to provide required parking for the existing and proposed uses. The purpose of interior landscaping to the parking lot is to break up the expanse of pavement and provide shade to the parking lot. This reduction requested mirrors the other landscape reductions requested where there is inadequate land area to meet the Code requirements for the intended use. The interior landscape area is proposed to be planted with winged elm, watermelon red crepe myrtle, cabbage palmetto,trees with a variety of underplantings. The proposal includes a reduction to the required foundation landscaping area facing Highland Avenue from five feet wide to zero feet. This reduction is due to the need to provide sidewalk access to the existing tenant spaces. The Code required foundation landscaping is being provided on the north side of the building, consisting of Will Flemming yaupon with yew pine underplantings. Solid Waste: The proposal provides a 10 foot by 12 foot dumpster enclosure on the south property line. Plans indicate this enclosure will be constructed to City standards the proposal has been found to be acceptable by the City's Solid Waste Department. Code Enforcement Analysis: There are no active Code Enforcement cases for the subject property. Community Development Board—December 20,2011 FLD2011-10038—Page 5 of 9 COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the consistency of the development proposal with the standards as per CDC Section 2-701.1 and Table 2-704: Standard Proposed Consistent Inconsistent FAR 0.55 0.14 X ISR 0.90 0.83 X Minimum Lot Area N/A 39,956 square feet(0.92 acres) X Minimum Lot Width N/A North: 190.04 feet X West: 190.03 feet X Minimum Setbacks Front: N/A North: 39.1 feet(to existing building) X 10 feet(to existing pavement) West: 54 feet(to proposed canopy) X 10 feet(to existing pavement) Side: N/A South: 209 feet(to existing building) X 5 feet(to existing pavement) East: 19.8 feet(to existing building) X 8 feet(to existing pavement) Maximum Height N/A 13 feet(to flat roof of existing building) X 17.5 feet(to flat roof of proposed canopy) Minimum Determined by the 38 parking spaces X Off-Street Parking Community Development (36 spaces required based on Code Coordinator based on the shared parking requirements) specific use and/or IT'E Manual standards Community Development Board—December 20,2011 FLD2011-10038—Page 6 of 9 COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-704.0 (Comprehensive Infill Redevelopment Project): Consistent Inconsistent i. 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 development. 5. The proposed use shall otherwise be perznitted 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, ]ot 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 landsca e desi n and a ro riate distances between buildin s. Community Development Board—December 20,2011 FLD2011-10038—Page 7 of 9 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 olfacto and hours of o eration im acts on ad'acent ro erties. SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of November 3, 2011, and deemed the development proposal to be legally sufficient to move forward to the Community Development Board (CDB), based upon the following: Findin�s 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 0.92 acre subject property is located at the southeast corner of Highland Avenue and Union Street; 2. That the subject property is within the Commercial (C) District and the Commercial General (CG) future land use plan category; 3. That the subject property has 190.03 feet of frontage along Highland Road and 190.04 feet of frontage along Union Street; 4. That adjacent uses are zoned High Density Residential District and developed with multi- family dwellings two stories high; Low Medium Density Residential and developed with single-family dwelling units; and land under Pinellas County Jurisdiction and developed with retail sales and services (Walgreens); 5. That based upon the gross floor area of the existing building, a minimum of 36 off-street parking spaces are required for the existing and proposed uses and the applicant has proposed 38 parking spaces and one loading zone; 6. That in order to provide as much of the required off-street parking as possible, the proposal includes reductions to required setbacks and landscape buffers; and 7. That there is no active Code Enforcement case for 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 Section 2-701.1 and Table 2-703 of the Community Development Code; Community Development Board—December 20,2011 FLD2011-10038—Page 8 of 9 2. That the development proposal is consistent with the Flexibility criteria as per Section 2- 704.0 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 4. That the development proposal is consistent with the criteria of the Comprehensive Landscape Program as per Section 3-1202.G of the Community Development Code. Based upon the above, the Planning and Development Department recommends APPROVAL of Flexible Development application to pertnit the addition of Automobile Service Station use consisting of six gas dispensers to an existing shopping center in the Commercial (C) District with a lot area of 39,956 square feet, lot widths of 190.03 feet (Highland Avenue) and 190.04 feet (Union Street), front (north) setbacks of 10 feet (to existing parking) and 39.1 feet (to existing building), front (west) setbacks of 10 feet (to existing parking) and 54 feet (to proposed canopy), side (south) setbacks of five feet (to existing parking) and 20.9 feet (to existing building) and side (east) setbacks of 19.8 feet (to existing building) and eight feet (to existing pavement), a building height of 13 feet (to flat roof of existing building) and canopy height of 17.5 feet (to flat roof of proposed canopy) and 38 off-street parking spaces as a Comprehensive Infill Redevelopment Project under the provisions of the Community Development Code (CDC) Section 2-704.C; as well as a reduction to the width of the north perimeter landscape bu#�fer from 15 feet to 10 feet, a reduction to the width of the east perimeter landscape buffer from 10 feet to eight feet, a reduction to the width of the west perimeter landscape buffer from 15 feet to 10 feet, a reduction of the interior landscaping from 2,508 square feet to 1,395 square feet, and the removal of the required foundation landscaping along the west building facade as a Comprehensive Landscape Program under the provisions of CDC Section 3-1202.G, subject to the following conditions: Conditions of Approval: 1. That the final design and color of the building must be consistent with the conceptual materials, colors and elevations approved by the CDB; 2. That prior to the issuance of any building permits, the canopy outdoor lighting for this development be approved as set forth in CDC Section 3-1302; and 3. That prior to the issuance of any certificates of occupancy and pursuant to Section 3-1806.B of the CDC, a comprehensive sign program will be required for all signage of the shopping center including signage for the proposed canopy. Prepared by Planning & Development Dept. Staff: .�' � Matth�� Jackson, Planner II �.. 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P'f I� e� 100 O T e a 7� nv a a �' u�i ' ' � � � �- � � �y � 28 � 21 22 23 24 25 26 27 * 209 ZiroS � 18 O 17 m 16� 15 ao 14 29 2095 � � � m � ^p 13 2093 * O °' " � " np ^� 2091 21R4 ^b i-��f f�-/� �— — —� 30 zima ( 88182 J 2075�2 2075 4 Ac�c> 2070 � m � ' � � zoss 31 W s� so ss sa �� 2064 Q 208 2063 3z 0 ss io — — Z m 95 2058 J � 2058 2057 33 = ss 9 � 1470 � — — 34 205 = 2085 94 54 � 205� Z zos2 W 2oae � 2048 2045 35 ztms � � " 53 Q 7 ss a _ _ zoao s A�,�, 3s omo' 1 �o� 52 6 yhy� hyh so 2038 "�� " 203 y035 37 •` � 51 5 �Oi Mb ^a6ry h h h h s aa e a�� 2030 2030 �� t n 2029 38 �— — � 'Q 89 50 4 e- EXISTING CONDITIONS Owner: EI Amir of Tampa Company Case: FLD201 1-1 0038 Site: 2099 N Highland Ave Property Size: 0.92 acres PIN: 02-29-15-00000-210-0500 Atlas Page: 252A .,: - .- _- - - - - - �, _ - - - _ _ 2 _ _ _ y � -- - _ 2° - - 2 _ ti_::,.'.;::'. _ _ _ �.t,. _ ri•: - 'i�c_�::•"�= _ _ _ _ _ _ ' ' ' - .�i:'r: �r: y.�.tir' -r��.y::: ..+�.�i:ria�G� - ..t:r::rr..�.r � �..�.�r.. .J:G . ...rr::-::� ::si' �_��—��'a� 'Z ;� �.L`.�.`�.�''iJ'^_r.._"�"�'��_"`�� '�pi -� �,� � w O y.�.� •�, •i o� rn 7 �'� EL6.4 PL •6i3BELiy'•ti�` W Sr D Z a it � ' '�_ ffi-� � rn � Q PROJECT `�;�� '` � .,' ' ❑ µ � SITE (:__ OAK PL ' ' �• � Rt�pe6 : 's:� , .'y cu z � PIME 4��'. � .�. .�,_' Q 4 �wmo [C r. > O �F� .�� {�' LMDR y Z Rtl�e� ~ = L� ii PL —'4- � � �' s � . � � a Gir � L CUMflERL4NO a ',JlhlDSOR � Ir .°�•� � II � s ° � V,�� MOR R6 � riUN7iNG7dN � �1VM�DSORPL ASH .':� rti6+�r DR r ��;'s ' W�— .'•L.� ?.�• pR 8Y/� `� SOUVENIR DR � '9�y G -�ao. p ' Z . 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LOCATION Owner: EI Amir of Tampa Company Case: FLD201 1-1 0038 Site: 2099 N Highland Ave Property Size: 0.92 acres PIN: 02-29-15-00000-210-0500 Atlas Page: 252A _ - - _ - - - - - ;, - - - - - - - ``s e _ y - - - h -- - - - - - - o ';i.: _ _ - z - - z R ? h � � ^ e0 O V V V ' a � � * � � � � �2099 �2095 � p � � ,�a *2093 `� �p ^� 2091 ^b 2075 2075 _ ^ 2070 P a � ° zos9 W � 2064 Q 2064 p063 N L 2058 v 2058 2057 1470 � 2052 2065 � 2051 2°52 W 2°46 HDR ,0 2046 � p045 v � a2040 O O O�� N N N N h h h h h h h h h h N 2040 2039 2036 0^ 2036 p035 � B o 0 0 0.-.-.- 2045 1A6ry '�'�'�'�'�'�'� 2043 �A�� 2030 2030 2041 �h 2029 2039 `°^ 2036 2037 ZONING Owner: EI Amir of Tampa Company Case: FLD201 1-10038 Site: 2099 N Highland Ave Property Size: 0.92 acres PIN: 02-29-15-00000-210-0500 Atlas Page: 252A . �.>.�,<, . � . � � ....... . � �� _ _ :�1 ' , . `t ��., _ �'T;�R �.. � �. .y,. ...• : I .-. . � � ,l+i�Y; . )' A t � �� r�� .� � � �, a �r � '� }� �� , ..+' � i `i I r�� '+ ..•.'�d�rt . . .. _ � ` � .1 2 �. �" ► r . . -----I � � ,. �� '�'f t � s'G��,:.2 ��. t- ' "•�� ' � a _ ;ru ''' I .. � � �� . � i,: � d I �� *!k� 1 I . . , �I„ ` � r�� ,�� ;.�Y. , ` � � �' � 1 ,� ,�I y� 1'w.�t:� •� , � ' ,, _�� , l�., t � M1, n �'' : � . . . ..i � ��.� �� —P�r-�'.'_ � _._.._' " _� .. � �, ... - ¢�`�,- '1. _._ ...� 'w�. � ! ,� .:.� ; . .�,' �, i � . t� � � � f�. � ��•��r x . i � b;� � � � y..��, f.' .�i►.� . .� 4'3�l.w r�€�., �1.. . . . � K \ '�M. � � �.,...+fF, ,:�#.....� �� . L �! � � ��'�.� e� � �� ' _._ ' t. �r '�� x: .�. =A _ ` '� �i' \ I 1 i � ae• s � ....,.;::.,� , . . �, �.IC�C.�I �7 .. ,�� '' :2 '�� z.• � �� '•� y � . •.; I . _ � , � , . ti t� � .- �.�. �::� . . . .� . .n:, . � .�..: ,......w � �F m .. 8 �, .. ..._ � S. � ,�a �` A ' a t;•,�-. ` f � a � � ��,* „ r. s _ , .. '�. � 1� �r►<'s , . �� ' , , ` ,,.�� 5 �� '� �'�' ' ' /►, FRBF'�t,Y.'r� � �" ';� .. `..y�' .� I �' ` ��' � � �; w, � � � � + a .�.. � , � ' �� ; � �,J,'u , : : . . . '! '7 1'i ..»a�� ' - �. ��1� � .- �� .�yi� , V ^� r.. ;w�� a" • , . � . , R", - ', � r� _. _ , r�)� - .n .� �'�r ,4e, f �f, � . '�r �r � 3. �,�r F °r �+ ''i .� `�� r� . �,.�r• � ' �� ✓y� -� ' 'J��,r- y`+ �� -'� �` • �� t 1 �i �� fi , '.!. +� �` � �. '�S "� � • �. -�� i �� 't� `� . � �� e _ �"�., r 'v �' � � i�i+ •�� " �� +•� ' } µ, � 'S R t��,�� •i r .ia �i�Pi, . � ' � .�` •��.' • r`�� i ,. '�'� � � � . -� '�`-�� '�'�� _ ��- - . w � „ �n� ► ` 0 / � �a � � � � -Mr.1��R ,'i fi �� r•d�• � •9 , ,�• . .,�� ,�. . . ; ,' ..� _ ,, . ..._ ;�. AERIAL Owner: EI Amir of Tampa Company Case: FLD201 1-1 0038 Site: 2099 N Highland Ave Property Size: 0.92 acres PIN: 02-29-15-00000-210-0500 Atlas Page: 252A ti: PLAZA ' a � �,� �- _ as � a«.e..... � y�. � �= . - .��. . .....:�" . ,•,:- �, r : :.:;' � �,"a�t � .. „� �:.�� a�, �,,�; ' 7r''1 �!1 `�-'�� ; � - � �� „:�.= „ � u��a :�iMll�4��'`�,�tiW�i� � � <� View from the northwest corner of the property look View from the southwest corner of the property looking southeast east �. �� ';�. �� ' ' � .��, r6i.r,. ,{r s«� � _„� ��}hF��{� � . . P � � � s e� " f ,� i ;. �. , .., . - 5 f + -�* . .._ .;�. ,.., ..,�:- , - _„,� -'., � WI�P��II' ,�"w � � '��m"� 4io,..: �ti „ -� � ," `a�.,.... . . . . , .. _ .. .. .' .._� . �. .. _ . ,¢^ �,...� � - .. �.�.�, � View from the north property line of the subject View from northeast corner of the subject property property looking south looking south � _ i � �� - 'i 1' � � ,�,.,...x.. , . . _ � .,�..,........ _. . "� - � � • .F, � .�'�"�. ,�� '-n-��w��I�!!""'"". � � _T ` ,.,�, �� a m;:ta �y��y.p � .. . . � '�'+'�µ �f`�;6, w.,. �� r View north from the subject property View west from the subject property 2099 N Highland Avenue FLD2011-10038 Matthew Jackson 100 South Myrtle Avenue Clearwater,Florida 33756 (727) 562-4504 m atthew.i ac kso n(a�myclearwater.com PROFESSIONAL EXPERIENCE ❑ Planner II City of Cleanvater, Clearrvater, Florida May 2011 to Present October 2008 to June 2010 Regulate growth and development of the City in accordance with land resource ordinances and regulations related to community development. Landscape plan review including: conceptual, and variance. Reviews and analyzes site plans and conducts field studies to determine the integrity of development plans and their compatibility with surroundings. Interdepartmental and zoning assistance. Respond as a City representative to citizens, City officials, and businesses concerning ordinances and regulations. Make recommendations and presentations at staff level at various review committees,boaxds,and meetings. ❑ Planner I Calvin-Giordano and Associates, Fort Lauderdale, Florida May 2005 to December 2007 Project manager for various development applications such as plat, site plan, rezoning and variances. In-depth government agency, in-house and client coordination to ensure that the projects maintained submittal schedules stayed within budget constraints and attained approval. Schedule and lead project kick-off ineetings, ensure municipal project conditions were resolved, produce supporting documents and make site visits as well. Research and prepare due diligence reports including subject matter such as zoning, land uses, densities, available public utilities and land development costs. Member of emergency mitigation committee formed to prepare and mitigate for natural or man-made disasters affecting Calvin, Giordano and Associates and local municipalities. ❑ Manager Church Street Entertainment, Orlando, Florida September 1999 to February 2004 Supervised and managed daytime and nighttime operations of a bar and nightclub entertainment complex including 100+ staf£ Conducted hiring and training operations including security and inventory control. Managed and reconciled nightly gross revenues as well as preparing and delivering deposits. Assisted in taking inventory and preparing weekly inventory orders, marketing and special events. o Linguist USArmy, Fort Campbell, KY October 1991 to October 1995 Maintain fluency in the Arabic language and knowledge of customs and culture as well as military readiness for possible deployments or training operations. Co-managed intelligence gathering operation in Haiti including coordination between multiple Special Forces units and civilian authorities. Interpreter between U.S. and Egyptian soldiers during training exercises. Liaison between Special Forces battalions to coordinate certification training. EDUCATION ❑ Master of Arts,Urban and Regional Planning, Florida Atlantic University, 2007 ❑ Bachelor of Arts, Urban and Regional Planning, Rollins College,2004 , ; �° Civil Lanr1 4'lanning Due Diligence Reports �u� � � � Re-Zoning,Land Use,Annexation � Q��T'3'-�°'��v�"� _a€'.�Yl��f`�;�, �GPz�, Stormwater Management - .. _� Ur.ility Design November 11, 2011 �� Ti-affir_ Consr.ruct:ion�di7�inistration City of Clearwater Planning & Development Review Department Matthew Jackson, Planner II 100 S. Myrtle Avenue Clearwater, Florida 33756 RE: FLD2011-10038—2099 N. Highland Avenue Happy Foocis �Iaza Dear Mr. Jackson, Below please find our responses to the DRC comments associated with the above referenced project: En�ineerin� Review Utilities Department: � d � p F�; P J �_9 S ;i � ' � Prior to Building Permit: ; I-' .. ^8� ^ . . . .� � 1. Acknowledged, Contractor/I)eveloper shall pay for water meter re-loeations. 2. Acknowledged, new water meter locations shall be shown on Civil plans prior to Building Perrnit. 3. Acknowledged, Rob Powers in Industrial Pretreatment shall provide appropriate details and proper sizing of any r��a��red,�rease traps: GN: #1 —Acknowledged, DRC is a p�r�rP�uisite for Building Permit Reviewy additional comments may be forth coming. - .._ Environmental Review 1. DRC review is a prerequisite for Building Permit Review; additional comments may be forthcoming upon submittal of a Building Permit Application. 2. Acknowledged, Fuel Tanks require additional permit(s) from Pinellas County Health Department and/or FDEP; copies of permit(s) shall be provided at the time of Building Permit Review. Fire Review l. Please see Civil Sheet C3.1 for revised dumpster location. The dumpster and enclosure has been relocated to 10' separation from the nearest building, or building overhang. :3(?U Sautl7 Belcher�Road Clear•w,�ter,f=ltai�id� 33'765 1 i�r:cl7 c�r7ar�tf�lsi��lc:�r��gine:erii7�s�rvices.cor77 72.7 �113 2�iE�9 Fax 727 4��b�30;36 ;. . _ . _ � r C. ♦ . R 2. Please see revised Civil Sheet C3.1; providing a 30' radius where possible; existing utilities make is impossible to provide the larger radiits'af��all l"ocations'." t: 3. Acknowledged, Emergency Shut off for the pumps, fire extinguishers, signage to shut off engine no srnoking etc. shall be provided and separate permits and plans are required for installation of the fuel tanks. � �-°e.4ac � :��a. : ..,. . Land Resource Review � �- 1. Acknowledged, please see revised plans indicating removal of Tree #2 as per direction from arborist. Plannin� Review 1. In an effort to provide additional exterior improvements the Owner has agreed to provide a stucco treatment to the north and south elevations of the building, signage will be addressed through a separate application through the Comprehensive Sign Program and will not be located on the decorative mansard roof if code prohibitive. With a fresh update to the color of the building in addition to the proposed stucco treatment to the north and south elevations, together with the new proposed metal panels on the decorative mansard, a cohesive and attractive building appearance will be achieved. 2. Acknowledged, please see revised Site Data Table with corrected ISR information. 3. Please see separate response letter from Project Architect. 4. Please see separate response letter from Project Architect. _ - r 5. Please see separate response letter frorr�Froject'Architect. 6. Please see separate,response letter from,Pro�ject�Architect. 7. Please see separate response letter from Project Architect. `�:t«Ik,�,. :.��:. , � . . , 8. Acknowledged, please see"re�ised-�clumpster location along the southern.property line. Due to delivery trucks being permitted access to tlie re�r of the building we have place the dumpster at a 5' setback to match the adjacent pavement setback. 9. As per our preliminary discussion at DRC, the existing tenants have a certain expectation of continued access to the rear of their tenant spaces. To offer improvement to the existing conditions associated with the rear access drive the following is proposed: • The rear access drive has been re-designed to provide one-way traffic flow only. 2 • The width of the access drive has been decreased to 12' to allow an increase of the east landscape buffer • The entrance of the rear access drive will be posted "Private Drive No Deliveries" With the above improvements it is the hope of the Owner to retain rear access drive for the use of his tenants only. 10. Acknowledged, the Site Data Table has been revised to correctly reflect setbacks, ISR and open spaces. 11. Acknowledged, the Site Data Table has been revised to properly reflect the interior landscape area associated with the vehicular use area in lieu of the total land area. 12. As per our discussion at DRC the Landscape Plan has been revised to provide either accent trees or shade trees which the City Arborist.a�d Projec� ��rboi~ist believe tt� lbe appropriate within the island as designed; please see revised T�andsca�e Pla'ri. ,.�� _ w; ,, , _. 13. Acknowledged, please see revise� 1.andscape Plan providing the appropriate percentage of shrubs within the i�►fe�ao�.��:�dscape islands. �' '�- 14. Acknowledged, Please see the revised Civil Plan C3.1 providing the required curbing and wheel stops where vehicular�as�,�r�a is adj�.cent to landscaped areas. 15. Please see response to Planning Item #9. ._ 16. As per our discussion at DRC, under grounding of utilities for this project is not practical as the work could be detrimental to the mature trees surrounding the site. 17. Acknowledged, all signage must be brought into compliance with the Code prior to building permit. Solid Waste Review 1. Acknowledged, please see revised location of the dumpster along the southern property line as per our discussion at DRC. Stormwater Review Prior to Community Development Board l. Please see provided Drainage Narrative demonstrating a decrease in ISR and an increase in the overall Open Space for the site; the proposal only includes the �ddition of.gas pumps/islands and a gas island canopy within an existing paved area in addition to the cutking back of pavement along the street side yards to increase the landscape buffers., � 3 Prior to Building Permit 2. Acknowledged, SWFWMD permit/exemption shall be p�roe�ided. .. . :,: , , , GN#1. Acknowledged, all resubmittals�5ha11 be accompanied with a response letter addressing how each department condition h�s been met,;. GN#2. Acknov��ledged,,DRC -review is a prerequisite for Building Permit Review; additional comments may be forthcoming upon submittal of a Building Permit Application. Traffic Engineerin� Review � �e�eral Note(s): _ . 1. Acknowledged, Applicant shall comply with tl�� cur�-�nt Transportation Impact Fee Ordinance and fee schedule and pay prior to a Certificate of Occupancy being issued. 2. Acknowledged, DRC review is a prerequisite for Building Permit Review; additional comments may be forthcoming upon submittal of a Building Permit Application. We trust this information is sufficient to respond to the DRC comments and allow the project to move forward to the Community Development Board. Please feel free to contact us if you have questions or require additional information and we will respond immediately. rely, ..� Ren e Ruggiero, Senior r ' t Planner Northside Engineering Services, Inc. y�„s.,:� : � � - ;4....' ?��s& ( ... • , ..z . ' �.. . r�: s. _.. - . : ,, 4 �9�.°.I�s,,:�. ..... �..— . .. -.. . j 4 � Planning Department CASE#: 100 South Myrtle Avenue RECEIVED BY(staff initials): �.,_._ Clearwater, Florida 33756 DATE RECEIVED: 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:$200.00 ❑ SUBMIT APPLICATION FEE$ * NOTE:15 TOTAL SETS OF INFORMATION REQUIRED (APPLICATIONS PLUS SITE PLAN SETS) FLEXIBLE DEVELOPMENT APPLICATION Coinprehensive 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: EL AMIR OF TAMPA CO MAILING ADDRESS: 2099 Highland Avenue, Clearwater, FL 33755-1300 PHONE NUMBER: FAX NUMBER: CELL NUMBER EMAIL: PROPERTY OWNER(S): EL AMIR OF TAMPA CO List ALL owners on the deed Northsir3e Engineering Services, Inc. AGENT NAN1E: Housh Ghovaee, CEO Renee Ru giero, Senior Project Planner MAILING%lDDRESS: 300 S. Belcher Road, Clearwater, FL 33765 PHONE NUMBER: 727-443-2869 FAX NUMBER: 727-446-8036 CELLNUMBER: <-, '72�_235-8475 EMAIL: Renee@northsideengineering.net B. PROPOSED DEVELOPMENT INFORMATION: (Code Section 4-202.A) PROJECT NAME: Happy Foods Plaza PROJECT VALUATION: $ 260,0:00.00 STREETADDRESS 2099 Highland Avenue PARCELNUMBER(S): 02-29-15-00000-210-0500 PARCEL SIZE(acres): 0.918 PARCEL SIZE(square feet): 40,000 Sq. Ft. LEGALDESCRIPTION: See Attached Legal Description PROPOSED USE(S): Retail Convenience Store w/Gas Pumps within existing plaza DESCRIPTION OF REQUEST: See Attached Narrative Specifically identify the request (include number of units or square footage of non-residential use and all requested code deviations;e.g. reduction in required number of parking spaces,specific use,etc.) C:\Documents and Settingslderek.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) D. WRITTEN SUBMITTAL REQUIREMENTS: (Code Section 3-913.A) ❑ Provide compiete responses to the six(6)GENERAL APPLICABILITY CRITERIA—Expiain how each criteria is achieved,in detail: 1. The proposed deveiopment of the land will be in harmony with the scale, bulk,coverage,density and character of adjacent properties in which it is located. Please See Attached Narrative 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. ' Please See Attached Narrative 3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. Please See Attachea iGarrative 4. The proposed development is designed to minimize traffic congestion. Please See Attached Narrative 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. Please See Attached Narrative 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. Please See Attached Narrative C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 07081Comprehensive 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. ' Please See Attached Narrative 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 pianning objectives of this Code,and with the intent and purpose of this zoning district Please See Attached Narrative 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. Please See Attached Narrative 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. Please See Attached Narrative 5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatibie with adjacent land uses, wiil not substantially alter the essentiai use characteristics of the neighborhood; and shail demonstrate compliance with one or more of the foilowing 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 a�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 andlor preservation of a working waterfront use. Please See Attached Narrative 6. Flexibility with regard to use,lot width,required setaacks,height and off-street parking are justified based on demonstrated compliance with ail of the following design objectives: a. The proposed development will not irnpede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zonir,g�is4rici; 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 detaiis such as columns,cornices,stringcourses,pilasters,porticos, balconies,railings,awnings,etc.; ❑ Variety in materials,colors and±sxtures; ❑ Distinctive fenestration patterns; ❑ Building stepbacks;and 0 Distinctive roofs forms. e. The proposed development provides for appropriate buffers,enhanced landscape design and appropriate distances between buildings. Please See Attached Narrative C:\Documents and Settings\derek.ferguson\Desktop\planning 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) ❑ A STORMWATER NARRATIVE MUST BE SUBMITTED WITH ALL APPLICATIONS.All applications that involve addition or modification of impervious surface, inciuding 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 HG 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 REVIE�IV 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 SUBMI7TAL REQUIREMENTS: (Code Section 4-202.A) ❑ SIGNED AND SEALED SURVEY(including legal description of property)—One original and 14 copies; ❑ 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 exisfing 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; Site is less than an acre — 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 wili be used in determining whether or not deviations to the parking standards are approved; N/A See Mixed Use Parking Chart on Civil C1.1 ❑ GRADING PLAN,as applicable; ❑ PRELIMINARY PLAT,as required(Note: Building permits will not be issued until evidence of recording a final plat is provided); ❑ COPY OF RECORDED PLAT,as applicable; C:1Documents and Settings\derek.ferguson\Desktop\plann�ng dept forms 07081Comprehensive Infill Project(FLD)2008 07-11.doc Page 4 cY 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 equais 50 feet),and date prepared; All dimensions; Footprint and size of all EXISTING buildings and structure�; Footprint and size of all PROPOSED buildings and structures; All required setbacks, All existing and�roposed points of access; All required sight triangles; Identification of environmentally unique areas, such as watercourses, wetlands, tree masses, and specimen trees, including description and location of understory,ground cover vegetation and wildlife habitats,etc;Location of all public and private easements; Location of all street rights-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; All parking spaces,driveways,loading areas and vehicuiar 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#701}; Location of all landscape material; Location of all onsite and offsite storm-water management facilities; Location of ali 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 REQUIRED PROPOSED Land area in square feet and acres; Number of EXISTING dwelling units; Number of PROPOSED dwelling units; SEE SITE DATA TABLE ON CIVIL SHEET C1.1 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 surtace 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,prou�de the following additional information on site plan: N/A One-foot contours or spot�leva±ions on site; Offsite elevations if required to evaluate the proposed stormwater management for the parcel; Ali open space areas; Location of all earth or water retaining walls and earth berms; Lot lines and build�ng I:�es.(dimensioned); Streets and drives(dimensioned); Building and structural setbacks(dimensioned); 5tructural overhangs; C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 07081Comprehensive Infill Project(FLD)2008 07-11.doc Page 5 of 8 H. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 4-1102.A) ❑ LANDSCAPE PLAN with the foilowing information(not to exceed 24"x 36"): All existing and proposed structures; Names of abutting streets; Drainage and retention areas including swales,side slopes and bottom elevations; Delineation and dimensions of all required perimeter landscape buffers; Sight visibility triangles; Delineation and dimensions of all parking areas including landscaping islands and curbing; Existing trees on-site and immediately adjacent to the site,by species,size and locations, including driplines(as indicated on required tree survey); Location, size, and quantities of all existing and proposed landscape materials, indicated by a key relating to the plant 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. ❑ REDUCED COLOR LANDSCAPE PLAN to scale(8'/z X 11); ❑ COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable. Landscape associated with the Comprehensive Landscape Program shali exceed minimum Code requirements to offset the areas where minimum Code will not be met. I. BUILDING ELEVATION PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A.23) ❑ 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'/=X 11 J. SIGNAGE: (Division 19. SIGNS/Section 3-�SOB� NO SIGNAGE PROPOSED AS A PART OF THIS APPLICATION ANY NEW SIGNAGE WILL BE SUBMITTED SEPERATELY ❑ All EXISTING freestanding and attached signs; Provide photographs and dimensions (area, height, etc.), indicate whether they will be removed or to remain. ❑ Ali 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'/z X 11) (color), if submitting Comprehensive Sign Program application. C:1Documents and Settings\derek.ferguson\Desktoplplanning 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 Per ITE Trip Generation — Proposed Increase is Less Than 1,009 Trips Per Day ❑ 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 andl�i�1000 or more new vehicle trips per day. • Wili 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 shali 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 Planriing DepartmenYs 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. ❑ Acknowiedgement of traffic impact study requirements(Applicant must initial one of the following): Tra�c Impact Study is included.The stady 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 Meeting. X Traffic 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: 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 initiai one of the foliowing): Fire Flow Calculations/Water Study is included. Hydrant Flow Test Requested & Will Be Provided Upon X Fire Flow Calculations/Water Study is not required. Completion by the City — Fire Flow Calcs. to be Provided (if Req'd) Prior to Permitting / RMR 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 STATE OF FLORIDA,COUNTY OF PIN�Lft�' in this application are true and accurate to the best of my Sworn to nd subscribed before me this '�p day of knowledge and authorize City representatives to visit and "' ,A.D.20 T � to me and/or by photograph the property dzs�ribed in this application. ,who is personally known has produced as identification. __ _ ��°�°-v„+n' _ �J .2..--�-�,°°'� v� jft'� _ Signature of property owner or representative Notary public, My commission expires: �„�y °t/ °�j j ^� a Y pUBli C:\Documents and Settings\derek.ferguson\Desktop\planning dept forms 070 �'1ii er��Rj�Bb(�08�22008 07-11.doc Page 7 of 8 ,� * �XpIRES;May 3;2014 1P� •�� Bondad Thni Budpet NotarY 80N1sls '9�0��` e LETTER OF AUTHORIZATION This letter will serve as authorization for Housh Ghovaee (agent Name) . with Northside Enqineerinq Services, Inc. to act as an agent for EL AMIR OF TAMPA COMPANY (Property Owner's Name) And to execute any and all documents related to securing permits and approvals for the construction on the property generally located at 2099 Highland Avenue, Clearwater, FL 33755 (Property Location) PINELLAS County, State of FLORIDA. ^ -Z,� �-o�rt".. /U Y-c lC Signatur of Property Owner �'rint Name of Property Owner z r� �� '� h c��, �'-� �' a f,U�c� r2 - Address of Property Owner Title c° 1,�� '-C 33��c f- ��r �y ��- -��J� City/State/Zip Code Telephone Number State of !'/o r�al.�- The foregoing instrument was acknowledge before me this 23� day �Q � ' , ' / r, County of 7/�"`�-lr�S of�, 20�� , by ��°� �'n �°`'"�1, as _ � who is personally known to me or who has produced �L J/�ti'✓C�s��tk^tL as identification and who did (did not) take an oath. - ��'��" JASON COSTELLO 5�F'!I ;�� :* *? Commission#DD 773144 �� P�My Commission Expires 03-27•2012 °��,,�or�� o� Bontled Through CNA Sure}Y Notary Public (Signature) Comm� on# �.� 773�'�� (SEAL ABOVE) ��-,S�n ��/�s (Name of Notary Typed, Printed or Stamped) _ __ � e . . N. AFFIDAVIT TO AUTHORIZE AGENT: 1. Provide names of all property owners on deed—PRINT full names: EL AMIR OF TAMPA COMPANY 2. That(I am/we are)the owner(s)and record title holder(s)of the following described property(address or general location): 2099 highland Avenue, Clearwater FL 33755 3. That this property constitutes the property for which a request for a:(describe request) Comprehensive Infill Redevelopment Project - Flexible Development Application 4. That the undersigned(has/have)appointed and(does/do)appoint: Northside Engineering Services, Inc., Housh Ghovaee, CEO as(his/their)agent(s)to execute any petitions or other documents necessary to affect such petition; 5. That this a�davit has been executed to induce the City of Clearvvater,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 photograph the property described in this application; 7. That(I/we),the undersigne # ity,hereby certify that the foregoing is true and correct. � wner roperty 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 �Z� day of sjf�0�ty►.�y , �rI Personally appeared �o,I r� �iH �.�i!'vS who having been first duly sworn 7� �— Deposes and says that he/she fully understands the contents of the a�davit that he/she signed. Notary Public Signature Notary Seal/Stamp My Commissi xpires: _��73f 7� C:1Documents and Settings\derek.ferguson\Desktoplplanning dept forms 07081Comprehensive Infill Project(FLD)2008 07-11.doc Page 8 of 8 LE '� GAL DESCRIPTIDN . LEGAL DESCRIPTION - � SOUTHEAST � SE� CORNER OF l—�IGHLAND A VENUE AND UNION S TREET, CL EAR WA TEf�', FL ORIDA, , DESCRIBED AS FOLLOWS: THE NORTH 233 FEET OF THE WEST 250 FEET O� THE NORTI�ii 384. 88 FEET � : OF THE WEST �/2 OF THE NE �/4 C�F THE NW �/4; d LESS ROAD RIGHT OF IlI/A YS ALL� L 1'lNG AND BEING : , N lN SE�TiON 2, TOWNSH/P 29 SOUTH, RANGE �5 �- a EAST, PINELLAS COUNTY, FLOR�DA. o :� THE PARGEL DESCR/BED CONTA/NS 39,956.23 � � SQUARE FEET � 0.92 A CRES� ,' MORE OR L ESS. � 0 _ � o . 0 � 0 Q N . � . . .. ... . . .. ...r�-- ..._-�-z_.. - Rec. t(3.�t3 fi'� KARI�EN F. DE�AKER� CLERK€1F COLRri . . ' ps 43"��°0 �� , • PINEI.LAS COIkrTY� FI.URIA4 '' y3�S.S b � 1C171821 03-01-200� 17:02:34 JIF 51 DED-Et AMIR PREPARED BY AND RETURN TO: (}.�j(J�j .. Emil G. Pratesi, Esquire IR:02�17.3� BK.•119E5 SPG._1.7G7 EAG:1748 Richards, Gilkey, Fite, Slaughter, f�GORDING 042 PAGES 1 ��OoSA P�atesi & ward, P.A, DOC STA�P- DR21.9 3 t4,375.00 1253 Park Street PADES�learwater, Florida 33756 TOTAL: 54�385.50 .'� ACC7 f�fCK fiHT.1ENI�ED: 34►385.50 �� '� �c o,so , . av,�_�u�rv a�c a.00 , , DFiQ'f8 95.0�' - � , , DS --�-- INT .. 02-081532 MRR^ 1-2002 5:02PM --. ��g piNELLRS CO BK L1685 PO 17A7 �� M� _ ,.. In1�If�I�IWIqW�ili�ll�l�lqll ', 1 � / . P� . .--— ..._ ___,_.. __._._.. , ,,' REV�_,,. WARRANTY DEED . _- 7�'f�t'ql. _,�,�'_......SO ,' , -- , � / , , `,�� CKBAL THIS INDENTURE, Made this 1st day of March, 2002, Between � � ` ; �iHC3AMT--�RRY H. CENTER a/k/a GERALD H. CENTER AND JAME3 H. CIIITEF�;-, �� • � � Individually and as Suaaessor Trustees oE TSE NaLDRED H. CEP7�ER�' � �- REVOCABZE TRUST and as Co-Personal Representatives of TgE E��.'ATE ,�, �'- OF MI7�UURED H. CENTER,. PROBATE DIVISION IN AN!) FOR PTNEZ7�AS COtjN'i'Y, �, ` FLORIDA, File Nwnber 01-6396-ES3, whose address � ��is � � c/o Patrick Rinard, Esquire, 1253 Park Street, Clearwater. Florida. 33756 �. :--' � grantOr9, and EL AMIR OF TA1�A COMPANY, a Florida corporat,ion,'-" whose address is 2099 Highland Avenue, Clearwat�r,� FL 33755, grantee, WITNESSETH, That said grantor, for and ir� �cor�sideYa��f1n of _ the sum of Ten Dollars, and other good and valuab�e�co�sidex`ations to said grantor in hand paid by said grantee th�e��e�etp�' whereof - is hereby acknowledged, has granted, barg��ned �i�d sold to the said grantee, and grantee's heirs a��,a�s�,gn�� `�forever, the following described land, situate, ly.i,r3g�and�.baimg in Pinellas County, E'lorida, to-wit: , � � "� , � , `� � Southeast (SE) corner of Hiqhlai�d. Avenue; and Union Street, CZearwater, Florida, descx,xbed��as �€ol�o�fs: The North 233 feet of the West 250 feef.,�of �h� �Ns��Yi 384.88 feet of the west 1/2 of the NE 1/9 a�,the��]W `7,�Q; LESS road right of ways all lying and being in ��S�ct�oxi'2, To�anship 29 South, Range 15 East, Pinellas C.ount�,�Fl�i�icla. SUBJECT TO coveriants,; c�o3�ditions, easements and restrictions of r�co,rd; and 'subject. to ta�cQJ�.,.��r the year 2002 and,srzb�e�u��t year.y. , . ,, , . � ....._ Tax Parcel ,�b. 02/��,(1�/,000O0/210/0500 - i � � � Grantee,'s� T"��2 I.D. FVm. 59��424453 This pso,perty,��'.\�i�;s�.-now nor never has been the homestead propErtj�, clf;the_C�rantors. Notwitk��tand%ng anyth'ing contained herein to the contrary, Gerald H.. Cent��,antl�James H. Center as Co-Personal Representata.ves of T�i� Estat`@�,of�!?il�:re.d H. Center make none as to the warranties - co��ined t��rei.n and only warr��i. title .fox t�:a}-- par;..od of time sinC��. thEy, as Co-Personal Representatives of The Es�a�e �x' MildrLd I-�: Center, acquired title. and said grantor hezeby fully warrant the title to said land, and will defend the same against the lawful claims of all persons whomsoever. * "Grantor" and "grantee" are used for singular or plural, as context requires. 1 , , � .} , ` ' � PINELLRS COUN7Y FLR, QFF,REC,BK 11865 PG 1748 IN WZTNESS WHEREOF, Grantor has hereunto set grantor's hand and seal the day and year first above written. Signed, sealed and delivered in our presence: � ,', 1 � � � �� N,�ii e: ,�� rZe JE H:- CENTER a/k/a GERALD �--_�� , lJ H. C TE , Individually _ �'--- `, (J�.A- � An as essor Trustee of .�`� KM?fi�� the MILDRED H. CENTER .�,'� , � � Name: Qy}-;n,��{�,.u/, /2a✓,+,2� REVOCABLE TRIIST and Co- ' � Personal Representative of the ESTATE OF MILDRED H. CENTER __` /� - � , , , `, � ^ i � , � \ � I I e: ect� cZO ES H. CENTER, Individua l�_; � � � � , . nd as Successor Trustee af,� __ he MILDRED H. CENTER � � ��^`� Name: pq�,�W, R�w� REVOCABLE TRUST and Co- � �� Personal Representative of��t�e .',' ESTAT� OF MILD�13�t'!: ��NTER��,�-�.' STATE OF FLORIDA - '"" COUNTY OF PINELLA.S - - - - , - I HEREBY CERTIFY that on this day personall� appe�i�d �efore me, an oEficer duly authorized 'to take acknowle,d�emegts;,JE�tkY H. CENTER a/k/a G��D H� CENTER, Individually;� ,as; a�.Si�ccessor Trustee of...THE tiI:T.�I�RED H. CENTER REVOCABL�� TRUS�' 'and�as a Co- Personal Representative bf THE ESTATE 0� �,IKILDRE`D H. CENTER, PROBATE DTVISION IN AND FOR PIN LI,AS COIJid�X,��E'I,OR��O�, File Nurnber 01-6396-ES3, who is ersonally known�to .me o�� hb' has produced ' �as i entafic�tion, and he is the person descri�;��-._in and who exe�uted th� ;foregoing Warranty Deed and he acknowledged then and�z��x� �k�ef�r�-,,,i� ��iQ�•:�e executed _ the same for the purposes thereyri, e�p�eSS��.-' � WITNESS my hand and o�fici�Z. sea]..� his lst da of March, 2002. /,, ;,/ � . ,,� � Name• � UC .t/ ---- `>Notary Public ' My Comm' .�� on expr��t Rfia�d _-_ �"'��MY�SION/ CC984229 E7�PIRES STATE OF ET,ORIDA��,�-' � Apri1z0.2o05 COUNTX OF PINELLI�S \`�� , �� °O�p71R1T"OYF""w'�� i , , � I HEREB,'Y`,CE�R�:IFY that on this day personally appeared be.£ore me, an officcr�du�y��au�;horized to take acknowledgements, JAMES H. CENTER, ,�ndiviclually;-as a Successor Trustee of THE MILDRED H. CENTER Ft,E�O�AB�E:�i�UST and as a Co-Personal Representative of THE ESTATF�OF,Ni�LDRED,Ii: CENTEI2, PROBATE DIVISION TN AND FOR PINELLAS COUNT3��'I,�RYDA, File Number 01-6396-ES3, who is ersona ly know ''to o�'who�}�as produced as i�$�ntific�,t�on; and he is the person described in and who executed th��,�orego'i�g Warranty Deed and he acknowledged then and there befoX� mFi �that he executed the same for the purposes therein expre�secl,.�� WITNESS my, hand and official se� this lst �Zlap of March, 2002. � Y Name• ,� � - Notary Public + EGP/jc:dss My Commission e��,res: �CENTER\ELAMIR\DEED " �ii'�_ PatrickW.Rkwrd _v;�MYCOh�IONR CC989Y29 D�RES " �•._.. ryA.+,nT2q T005 �,�,. lONDED7tlNiC6YFM7WBWAMCRMC � Civil Land Planning Due Diligence Reports fte-Zoning,L.and lJse,Annexation �`.`;a�c�G-�Bt�t'°z��t� ��'i�$a5°,��;eS�,'� ��c'�. St:oi°mwatei° Management Utility Design "t'i-affic �onscruccio�7 Adrninistration October 03, 2011 Happy Foods Plaza 2099 Highland Avenue Clearwater, Florida 33755 3 DRAINAGE NARRATIVE . a: . The existing plaza does not provide a retention b�sin, and currently drains to the roadways via sheet flow. Our design includes the addition of a gas island canopy and gas pumps within the existing parking lot in addition to a re-stripe of the spaces. The existing asphalt in most cases is shown to remain. Some landscape islands are proposed to be paved and new islands created; the overall open space for the site will be increased from 10% to 17% providing improved conditions. Based upon the scope of the project and the above information no new retention basin is required. �_ 300 Saurh f3�;f��l��ei-�to�rd � C�Ic�rwat�r,l=1c°�i�id� �:37ba t.nc1�("c�7nc�rxl�sirf�e��ir��°ir��sr.;rvir�s.cr�3�n 727 �43 2�3C,�1 i=ax 727 44b £343G � , Civil t_�nd Planning C?ue Diligence Reporrs Re-Zoi7ing,I_at7d Use,Annexation � .�It�,�-«*.'�t'�'#<:_1+�ddt�3 ah".u�'-'rY��d`i°�.'�3 ��s��%' � Sr.or.!;�waeei- Management Utility Design NARRATIVE TO FLEXIBLE DEUELaPIl�E1�T'�'APPT I�h`I'1tON Traific FOR COMPREHENSIVE INFILL REI)��T��i�TI�;NT PROJECT Consrructian Administration 2099 Highland Avenue Happy Foods Plaza EL AMIR OF TAMPA CO Section B. Description of Request The Applicant proposes to add gasoline dispensers to the existing convenience store operation within the plaza as a Comprehensive Infill Redevelopment Project. The subject property is a 0.92 acre site. Specifically, the Applicant requests flexible development approval with: a. a Lot Area of 39,956 square feet(0.92 acres); b. a Lot Width of 190.02 feet along Highland Avenue and 190.04 feet along Union Street; c. an existing height�of` 18'4" to �to� 'c�� dz�orative mansard, 13' to existing flat roof and 1�'6"to-fop�of new gas�island canopy; d. an existing front (west) setback along Highland Avenue of 130.00' to - � �he existing building, 54' to the gas island canopy and 10' to pavement; - . , e. an existing front (north) setback along Union Street of 39.10' t��the '�xistrr�g building, 56.90' to the gas island canop;� arid 10' to _ ,. pavement; ""F f. an existing side (east) setback of 19.80' to the existing building, 122' to the gas island canopy and 7.70' to pavement once decreased; g. an existing side (south) setback of 20.10' to the existing building, 63' to the gas island canopy, 5' to the dumpster/enclosure and 4' to existing pavement; h. providing for 38 parlcing spaces; i. providing 5.5%parking lot interior landscaping; j. an impervious surface ratio of 0.83; k. F.A.R. of 0.14 30Q Soutli Belchc�i' Raa��i Clearw�ter,f�lvrida 33765 1 t�ch�r�c�i°tl7sirle>rr��ii��rin�,se�rvict:.s.cr��rr 727�43 2£36�3 Fax 717 �}�4E'r�U3E� as a Comprehensive Infill Redevelopment Project with reductions to the landscape requirements through a Comprehensive Landscape Application under the provisions of CDC Section 3-12Q2.G._ �;,,.. � . ` �Background Discussion The existing plaza was.constructed in 1974 and is currently fully occupied. ,4s intended by the Commercial Distri�t, the pla�a pr.ovides a mixture of comrm�r�ial uses that offer support to the surrounding resic�ential comm�nity'arid �iu"siriesses. The tenants include: a Convenience Store, a Laundry Mat, a small Restaurant, a�eauty Salon, and a Bakery. The businesses have been in operation for several years and are well established withi� the community. The existing site improvements and building are generally well maintained; the plaza does not currently experience problems associated with sanitation collection, drainage, safety, overflow parking or crime. Approval of this request will allow the addition of a much needed service for the immediate vicinity and includes upgrades to the site to help insure the continuation of a successful plaza. A similar application was filed in 2005; the project was put on hold due to the extreme downward turn in the economy. Pronosed Use The applicant proposes the addition of gasoline sales to tlae existing convenience store operation to meet the demands of his customers; many gas stations in the vicinity have closed creating a gap or need in the market for this service. The building will receive some upgrades including extending the decorative mansard to fully cover the north elevation, removal of the dated shingles on the decorative mansard to allow for the installation of new -.decorative;rnetal� panels and providing stucco treatments to the north and south building elevations. The building will also receive a new coat of paint to compliment the new metal panels providing a fresh updated look for the existing plaza. . . The proposed actions also include improvements to the existing landscaping and buffers; thr6ugha re-design of the parking lot and rear drive aisle the areas associated with perimeter lands�,a��n�/buffers are being increased, providing improvement_along the street frontages of Highland Avenue_ar�d_Union Street with ove�,� -��o increase to the _.__.�.... existing overall open/green space iar the siie: --I�['riprovements to any substandard sidewalks and sidewalk ramps adjacent to the site wi1: also be realized through this development proposal. Other architectural changes or upgrades to the existing structure are not planned at this time; to remain solvent in this economy and to insure longevity of the plaza's success, the applicant must carefully hit a balance between offering new improvements and new services desired by his customers and tenants with maintaining financial stability. In a better economic market, more improvements to the structure would be proposed; today's climate requires the applicant be quite conservative with improvements and expenditures. 2 The gas islands/canopy is proposed along the west side of the existing plaza centered within the existing parking lot; a perimeter landscape buffer, row of parking and a drive aisle provide a buffer between the property lines and the canopy along the west and north street frontages. A six foot high fence, row of parking, drive aisle and landscape buffer rnitigates any affects to the south; the existing building separates the property to the east. Appropriate buffers and setbacks are present from the surrounding streets and property lines. Section D. Written Submittal Requirements General Applicability Criteria: 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 existing single stary corrinlercial building and propbsed improvements are similar and in harmony with the bulk; coverage, density and scale of the adjacent comr.le:cial pro�erties, the retail pharmacy located to the north is of very similar sca�e, bulk, coverage and character and provides a drive-thru and canopy along the east side of the building. Tfie prapQS?d installation of a lower profile canopy and the minimal n�mber of dispensers proposed wii� �ielp to insure the development rem�?�s'�n harmony with __. the scale, bulk, coverage and ch�racter ot tr�� r��. 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. A decrease to the adjacent land and buildings values is not anticipated as a decrease to the project site value is not anticipated. The site and building will continue to be well maintained which will continue to support the property values of the surrounding lands. The use is permissible within the district and will not hinder or discourage appropriate development. 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 proposed improvements including the addition of gasoline sales to the commercial plaza will not adversely affects to the workers or residents in the neighborhood; improvements are proposed to the sidewalks offering an upgrade to health and safety. 3 4) The proposed development is designed to minimize traffic congestion. The existing development does not create traffic congestion and the addition of gas sales to the plaza will not create traffic congestion; ihe minimal number of proposed dispensers is will not negatively affect traffic along the adjoining roadways. 5) The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. .__. , Gas Stations are corrimo�nly fc�und along Highland Avenue,f�rr��ts most southern end at West Bay Drive to t1�e northern end;��u�the subject site. Specifically, Gas Stations can (or previously could) be F�;and �t the intersections of Lakeview, Gulf to Bay, just north of Palmetto, Sunset Point and north of the subject site. Highland Avenue has historically provided various types of lower intensity commercial uses (offices, small retail sales and service establishments) intended to support the surrounding mixture of single family and multifamily residential uses. The development with the proposed modifications is consistent with the community character offering similar buffers, setbacks and bulk as the neighboring commercial site to the north and south. The use is permissible within the Commercial district and the existing development is well established within the immediate community. 6) The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The proposed lower profile canopy and .lighting is designed for minimum obtrusion on the neighboring�,properties: : The canopy light fixtures will not be visible to surrounding properties and lighting wi11 not bleed onto surroundi�g sites. The hours of the existing cQnvenience store will not change with this additional service being _offered. Negative impacts on adjacent properties are not ant'icipated; the additional use meets the requirements of the district and code , requirements associated with acoustic, olfactory and hours of operation will be met. _ _... -. _ „-.�..:. , Comprehensive Infill RedevelopgneiBt Project Cr�teri�: 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district. 4 The proposed deviations from Code are rr;,c�ssarv and minimal in order to utilize the existing plaza and general site configuration. Certain deviations are necessary in order to accommodate the existing pavement setbacks and landscape buffers. Enlargement of landscape buffers, where possible, is provided for within the design. Setbacks The relief sought from setbacks are required and the minimum necessary to continue utilization of the existing site and building while allowing the addition of . gas sales to the existing convenience store operation within the Plaza. The reductions are primarily associated with pavement and in most cases, through this proposal, pavement setbacks are being increased with the landscape buffers being increased. The proposed gas island canopy meets the setback requirements and does not require approval associated with setback reductions. Landscanin� ,..,,,,,,,. ,_ � . ,_ The buffers along Highland.Avenue and Union Street are being increased through this re-development.proposal;,the design offers the Community an updated site with new professionally designed landscape treatments. All interior landscape islands through this approval will also receive new landscape treatments; existing healthy trees will be utilized within the design with new trees being added v�h�ere required and possible. The buf£ers along the south and west, although existing and non-con:rl;ar.t �il'r receive new landscaping to the fullest extent possible. Over l,Ot7G riew pla�tings consisting of 13 different varieties will be provided within this re-development plan. 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. The proposed Comprehensive In-Fill Project is consistent with many of the goals and policies contained within the Comprehensive Plan, appropriate and acceptable levels of service (sanitation, access, transportation) are available to service the existing development and the proposed additional use; new employment opportunities will be offered as result of the expansion of this business. The proposed additional use is appropriate for the Commercial District. 3. The development or redevelopment will not impede the normal and orderly � development and improvement of surrounding properties. 5 Through appropriate and responsible site design along with the many improvements being offered, the redevelopment proposal will not impede development and improvements to surrounding properties. The proposed improvements may encourage further re-development and/or investment in the area. 4. Adjoining properties wYll r�ot ,suffer substantial detriipc�nt as a result of the proposed development. The adjaining praperties will not suffer detriment of any kind as a result of this prc,�rosal; the property and building will continue to be well maintained, the site provides appropriate landscaping, buffering and parking to service the proposed operation and therefore detrimental affects to adjoining properties are not ant�ci��t�d. 5. The proposed use shall otherw�se �i�e �;E��ted 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: 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 ather similar development and where a land use plan ame��me�t,and ,zzoning woulcl resi�lt in a spot land use or zoning designation; or f. �'hz pro�o�ed. use provides for the development of a new, and/or preservation of a working waterfront use. Gas Service Stations are permitted within the land use category and in the Cammercial zoning district as a minimum standard, flexible stand�rd and flexible use. Adaitr�:��1_ iobs will be generated by the t�ro�;vsed additional use/service offered by t�-�e eX;�t;nU �,;;r��n:en�e ��;��°e and is_an expansion of an existing economic contributor. �ib� u.�� nt�i r�s developments of character, design, bulk and scale. 6 6. �'lexibility with regard to use, lot width, required setbacks, height and off- street parking arr ju��i�i�d based on demonstrated compliane� �vith 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. The proposed project is compatible with the neighborhood and will not impede surrounding development and improvements. The adjoining properties will not suffer detriment of any kind as a result of this proposal; the property and building will continue to be well maintained, the site provides appropriate landscaping, buffering and parking to appropriately service the proposed operation and therefore detrimental affects to adjoining properties is not anticipated. b. The proposed development complies with applicable design guidelines adopted by the City. Not applicable no design guidelines have been adopted for this area. c. The design, scale and intensity of the proposed development supports the established or emerging character of-an area; . , , ,, The area presents no real emerging or established eharacter, however the existing plaza built in 1974 is.attractive and well rnaintained. The building and site is in keeping with the.scale of the area, the existing building is structurally sound and �.is in character with the surrounding structures. The proposed gas sales and associated canopy is consistent with the community character and is similar to the commercial site located to the north. .�.. Please see Comp:Infill.Criteria 5 for additional.discussion of cc�mp�tibility with the neighborhood. . � a. 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. The existing building and site with the proposed upgrades and improvements will be cohesive and attractive, offering an interesting and distinctive appearance. The decorative mansard provides an appearance of changes building lines, materials, colors, texture and a distinctive roof line; the low profile gas canopy will be attractive and will be appropriate for the community. 7 b. The proposed develoPment provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. All interior landscape islands through this approval will receive new professionally designed landscape treatments. The existing healthy trees will be utilized within the design with new trees being added where required and possible. The buffers along Highland Avenue and Union Street are being enlarged through this re-development proposal and will receive new landscape treatments. The buffers along th�:south and west, although existing and non-compliant will also .receive new landscaping to the fullest extent possible The gas islands/canopy is proposed along the west side of the existing plaza ceratered within the existing parking lot; a perimeter landscape buffer, xaw of , ,.... parking and a drive-aisl� are located between the property lin�s.-and the canopy along the west and north street fr�rt�ges,� A_six_fo�t hig� fence and landscape buffer mitigates any affects to the sonih ar�d the existing building separates the property to the east; providing appropriate buffers and setbacks from the street and property lines. 11/14/2011 10:14 AM RMR/rmr g LL Planning Department CASE NUMBER: ° C earwater 100 South Myrtle Avenue RECEIVED BY(Staff Initials): Clearwater, Florida 33756 Telephone: 727-562-4567 DATE RECEIVED: � 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 * NOTE: A TOTAL OF 15 SETS OF THIS APPLICATION AND ALL SUPPORTING DOCUMElJTATION IS REQUIRED TO BE SUBMITTED IN CONJUNCTION WITH A COMPLETE LEVEL ONE OR LEVEL;TWO APPLICATION. COMPREHEI�TSIVE LANDSCAPE PROGRAM , (Revised 03/29/2006) ' �PLEASE TYPE OR PRINT� APPLICANT, PROPERTY OWNER AND ��RlT INFORMATION: (Code Section 4-2�3.�j aPP�icANT NaMe: EL AMIR OF TAMPA CO MAiuN�a��rtESS: _2099 H�ci hland Avenue,_Clearwater, FL 3378� 1300 --.--- _.____ _-------..__ --- __--- ---_ _ _____..-�- -- PHONE NUMBER: CELL NUMBER: PROPeRrY owNeR(s): EL AMIR OF TAMPA CO - -_.___..__ _ _. __ --- -----------_� _.. _—_ .___--- ----------.---------_ ____..__. ---- List ALL owners on the deed Northside Engineering Services, Inc. AGENT NAME: HOUSh GhOV1@@, CEO - Renee Rug�iero, Senior Project Planner __________ - -----------------. ..--------.__. MAILING ADDRESS: 300 S. Belcher Road, Clearwater, FL 33765 --- .._...---- _---- -- . ----_ ___...._..------------------ -----—..._._.— ..__.....-- ---.._. -------- PHONE NUMBER: 727-443-2869 FAX NUMBER: 727-446-8036 727-235-8475 E-MAIL Renee@northsideengineering.net CELL NUMBER: ADDRESS: �. REQUEST: Reduction to the South perimeter landscape buffer from 10' to 4' and East perimeter landscape buffer from 10' to 4.3' (both to Existing Pavement), � reduction to the required Parking Lot Interior Landscape percentage from 10% to 6.5% (3.1 % Increase to Existing) and to allow one (1) row of parking containing over 10 continuous spaces in front of the existing building without the required landscape island as a Comprehensive Landscape Program. 2. ARCHITECTURAL THEME: a. The landscaping in a Comprehensive Landscape Program shall be ��Signed as a part of the architectural theme of the principal buildings proposed or developed on the parcel proposed For the de�veiopment. � A Florida friendly Mediterranean theme has been incorporated into the landscape design, offering a variety of contrasting plant textures, shapes and colors. There are sprawling dark green ground covers planted in front of [�ght green upright flowering shrubs. Upright variegated dense foliage shrubs planted behind deEi�a�4e ferns. Fountain �iike palms and Crepe Myrtles add height and depth to the design. The addition of over 1,000 new planting consisting of 13 different varieties will �er�ainly enhance the community. The proposed b�rfi��s along Highland and Union have been increased to meet the current requirement of 10' where 2.5' or less currer��ly exists. The parking lot interior la��iscape percentage will be increased from 3.4% of the VUA to 6.5°io c�f the'v'f��u�th tF�e new�➢�sign. Foundation plantings are also provided along the north elevation of the buil�li� �+rherG previously lackin�. Z:12011 AutoCAD Projects11115-Happy FoodslLetters and DocumentslComp. landscape App w Narrative.09.22.11.doc Page 1 of 2 _ OR b. The design, character, location and/or materials of the landscape treatment proposed in the Comprehensive Landscape Program shall be demonstrabiy more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. 3. LIGHTING: Any lighting proposed as a part of a Comprehensive Landscape Program is automatically controlled so that the lighting is turned off when the business is closed. Acknowledged, any proposed lighting will be turned off when the business is closed. 4. COMMUNITY CHARACTER: The landscape treatment proposed in the Comprehensive Landscape Program wiil enhance the community character of the City of Clearwater. The character of the community, surrounding neigttborhood and.streetscape will be greatly enhanced with the installation of newrtrees`"rlr9''�a�itlon'w plantings consisting of multiple varieties of color, hei,c„�ht and texture -100% of all available open space will be planted to the fullest�extent possible. The addition of over 1,000 new planting cqnsisting of 13 varieties of plants will certainly enhance the . ,�� <:, _ 5. PROPERTY VALUES: The landscape treatment proposed in the Comprehensive Landscape Program will have a beneficial impact on the value of the property in the immediate vicinity of the parc�l�p.,roposed for development. �., .. The proposed improvements v►rill have_.�..positive impact on the value of the sur�p.unding properties and the immediate vicinity. To insure susta9nability ofthe-iaac�,�#�1t�nt,.-draughf toterant native plantings make up the majority of this design. Through sound landsc�i�ie design,the improvements will be enjoyed by the community for many years to come. 6. SPECIAL AREA OR SCENIC CORRIDOR PLAN: The landscape treatment proposed in the 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 proposed for development is located. N/A ^ THE LANDSCAPING REQUIREMENTS OF ARTICLE 3, DIVISION 12 MAY BE WAIVED OR MODIFIED AS A PART OF A LEVEL ONE OR LEVEL TWO APPLICATION, AS THE CASE MAY BE, IF THE APPLICATION FOR DEVELOPMENT APPROVAL INCLUDES A COMPREHENSIVE LANDSCAPE PROGRAM, WHICH SATISFIES THE ABOVE CRITERIA. THE USE OF LANDSCAPE PLANS, SECTIONS / ELEVATIONS, RENDERINGS AND PERSPECTIVES MAY BE NECESSARY TO SUPPLEMENT THE INFORMATION PROVIDED ON THIS WORKSHEET. SIGNATURE: I,the unders' ed,acknowledge that all representations made in STATE OF FLORIDA,COUNTY OF PINELLAS this ap lic ion are true and accurate to the best of my Sworn to and subscribed before me this�_day of knowl ge and authorize City representatives to visit and dV Vr► ,A.D.20��_to me and/or by phot gra the property described in this application. � ,who is personally known has . ,s , �pro�U�ced " � L • . , .,... , . ._ _ -� � � ;: _ _ � as identification. _. °� ; _ 'f,�-,,.. ,4 . ��..� ig ature of property owner or representative Notary public, , �, � My commission expires: �IaY3 y ' ,ti==, � RAM A.GOEI, . 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NORTH `� � ""'� HANDICAPPARIIINGSTRIPINGOETAII SCALE: 1"=20' Nortllslde a,._.,s..�,� zo o ,o zo w ��o IJ � ■s� ��-�� ;L'� � �� (��i i!�i hJ G'�•t#�Il,�F�, N h*��,.". �ut�er Desi n �jrou , � nc � � Ron Belko 4203 46°i Avenue North St.Petersburg,Florida 33714 Yh(727)521•�1684 , Fax'(727)527-7422 F-t„a��:bdgl ,tain�abav.rr.com rons�l,ausntampabav.rr.com �� ` FNGLA ,, F �lGLA , �� ' � � 4Y2 Kumr iVhr�!Cru�n.w� �� _ - --. �� lfe k'nnn�{i`ln�l(;rptv,c I i��iiY;:u��i�x�IYu4iE,4�rc�r� �� Ele,r�tic;��(t��r�<<l'��If�ws3ir�taGt Tree Inventory Happy Foods Clearwater Highland Ave & Union St Clearwater, Florida October 1 S, 2011 I have completed an assessment of all trees (4" dbh or greater) on the subject site and within 25' of the property boundaries. My opinion is set forth below as to the viability (rating of 1-5) and any potential hazards of these trees. Pag� 1 of 3 � �.. # oets�te TREE DBH & SPECIES Rn�r�NC� COMMENTS 01 7" Live Oak 3.5 Poor Pruning, Mechanical Injury to branch, Poor Flare 80%, Canopy previous hed in cuts 02 6" Live Oak 3.5 Poor Flare 90%, Inclusions, Co-dominate, Cano revious hed in cuts 03 6" Live Oak 3.5 Poor Flare 90%, Co-dominate, Inclusions, Cano revious hed in cuts 04 8" Live Oak 3 Poor Flare 50%, Poor structure, Cross branchin , Poor Prunin , Inclusions 05 8" Live Oak 3 Co-dominate, Inclusions, Poor flare 80%, Poor runin , Poor structure 06 8" Live Oak 3.5 Poor flare 25%, Girdling root, Co- dominate, Inclusions. Poor structure 07 7" Live Oak 3 Poor flare 75%, Co-dominate, Inclusions, Leanin , Poor runin 08 7" Live Oak 3 Mechanical injury to roots and trunk, Poor pruning, Poor flare 10%, Poor structure, Inclusions, Cross branchin 09 6" Live Oak 3 Co-dominate, Poor flare 100%, Poor pru.nin�, very poor structure, Cross- � �r`ar�Ehing 10 off 7�� queen Palm 3 s�te 11 off g�� (�ueen Palm 3 In wires site 12. °ff 12" Queen Palm 3 5ire 13 °ff 7" queen Palm 2 Sire ,�, 14 off 7„ Queen �alm - __ 3 s�re 15 off 40" Eucalyptus 3.5 _ _. _ .__b� . _ S�te 16 oef 11" Queen Palm 3 site �� off g�� (,�ueen Palm 3 site �g off 18" Slash Pine 2 Large broken limb, hazardous tree, S'te extremely poor structure �g off 10" Queen Palm 3 site 20 off 12" Queen Palm 3 s�ce 21 �rf g" Queen Palm 3 site 22 off 12" Queen Palm 3 s�te 23 off 32" Eucalyptus 3 site 24 °ff 10" Queen Palm 3 s�ce 25 off Dead Eucalyptus 1 Large dead tree (Hazardous) site 26 ofF $" (�ueen Palm 2 site • Page 2 of 3 , � . ;;: 27 off 31" Laurel Oak 3 Co-dominate, Inclusions, Poor Pruning, S't� Epicormic growth, decay, cross branchin 2g °rf 16" Sabal Palm 3 6-7' CT s�c� I affirm that my opinions have been made in good faith, �rvith no coercion from others. I further affirm that I have no interest with the ��ies or people inv�lved with neither this issue nor any interest with regard to the outcome. Sincerely, Ron'��Iko FNGLA Certified Landscape Designc�:�D31-66 FNGLA Certified Horticulture Professianal:#H31-�63�5 _ ISA Certified Arborist:#FL-5802A ` - ISA Certified Municipal Specialist: FL-5802M Page 3 of 3 i ,� � ;; � IfIt:I�L,.�:1�1) r11 1':'V UI�: � _ i _ _ . f _ _ _ _ �_ ,: o�; , � z ! � ,h:� . .=a�� j �.z ,N, �..�;>:, o� ' � i 'A � t . ".ar U r�a ` .. ._ ... ... ' , �titi��l�tilt�t��1��,� - _ -:. . m � �' ; �, � ' = � N 00°10'58 W ;190 03 � � _ , �, ,� «. N, _ — _ ---.�,. � ,�, - �.z, �, ��. � � ..... .... } u.r-...._..._��Kr -- � .. ,..,.. : [ 4 K Yk � '� srv` i � ( t _.. ,.. , �f � h � �'� M1 �' � f� � �< < � �� t �i a � � �r��(� i'' bw �:r��t.��r�t„� �� ,w _..._� = ::� _ � , �- , = A> ", �1 � f ; _.. � . , � '- - � - � ��I � " - - -�� , + � �� . �, � _,� :t� , � ( � . 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RAiSED CAkC°'' r.r H.-�• PORT�ON • ar � ENTRY NEW STUCGO FIN15� yEW rETA� PARE� FIN15�+ NE�W ST.CGO PIN!5+» OVER EXtSTING �—OVER RECONF�GURED OVER EXISTING c i � MA„ONRY � C�+NOP?' MASONRY '. � /� / 1 � � LI ; .;r`' y �� 4 Y . . ,e -_�'_- � � ;ec=s ,,� —�sR��r vevs�e � BRiCK VENEE .. ., .. � . . �,'� ' .�°� � .. . i �� _ � , � .� � :, . _ _ �� <.�-t:_ �'"�--� � , , . , = . � � ----=,�.�ri1 ' ,-. !�' "'.�+..... � -='a1��:�ii' ,.�,r, � = 4 #.�L��..�:� �I`.�,,,,,c:�• , _ .�� 4 � . � �. ; � . ._._ . _.. - ., _ _ � .. � . , ��. ,. >. ,.-. -- � - - ----- -� ' +�+.�..-,,.--.--�"' -- ' - �_ _ _ _ '- - =- . � - ,e-. _� _ � > _ i � - --- ' _ . ��, WEST/FRONT NI HLAND AVE UE ELPVATION I „ AL 14" - BRiCK VEhEER �NEW I'�ETAL PANEi Fih.S+- �UNE OF O�D CANOPY NEW CANOp'! SE"OND GVER tiEU EXTENDE'J CANOPY �— hEw ST�CCO 'iNISH OVER ~� � NE��, "'E'�.: PANE� EX�ST'NG `!ASONRY WA.L � � NEW nETA� QANE� P'NiSH � FiN15H OVER EXiSTiNG ��-b' OVER RECONF�G�QEO �c CANO°Y CAkO° . � NEw STUCCO PiN�S�-+ � M i \ � ! � CVER EX��STI4G � � � � ' + ^ � -' --=-_-=:- ax�.M BR'C�C VE�EEE 9Q�C{ VENEER ax�a^� ' � = ..--- I,. ST�CCO CONTRG'�L � ' `-� �" - - STJCCO CO4-ROL I JO�NT ;TYP.: �_��- . ' '- _= JO�NT :,�P) i . �i_.:.= _ �,� -:�... . I � _ �, - . . �� . �. . -� �-- -. =� '_'� ' i _.: _ . ; � __'' ------- '�` 3 Z N T��SIDE-FRONT UNION STREET ELEVATION �SOUTH/SIDE SERVICE ROAD ELEVATION S � i �' NEti 1"!ETAL PAkE1 FiN15�+ OVER kEU \EW `fETA� PANEL EXISTING 1'7ASOhR'! EXTEhDED CAkOP"� �'�N'�.SH OVER EX!5T!NG WALL TO BE PA�IvTED � �ANOP� 1 2 v � 2 _ � � r..-c�exu*ao E fiiy(� �t3) n_EAST/REAR SERVICE ALLEY ELEVATION Co.ORs � sc.�e a�u.�-a' �-� QI U�TRA S£?ry-PAT;NA GREEk !OR EQGA�_` ,� SHERy�4 ;�;��iA`�5- hACRE Q SHERW�N ILIL_'�A�"5- RAHiE 04 SNERWiN �ll�LUArS- RED CENT � �T� � t;iTRA SEA"- W+�+'TE :'OR EQtJAL! H O F F M A N D�L M4Y�(/E W�LL M ATilp�OA yNpt�UMO{�6E'[RAT! � I �� HAPPY FOOD/BUILDING ELEVATIONS ' � k � �� i � � c r c . e ,� i