LUP2012-01001; 3043 CLEVELAND ST; FIRST BAPTIST CHURCH OF CLEARWATER FL �
�
3043 CLEVELAND ST
Date Received: 1/4/2012 8:55: 14 AM
First Baptist Church of Clearwater FL
ZONING DISTRICT: Low Medium Density
Residential
LAND USE: Residential Urban (7.5 du/acre)
ATLAS PAGE: 292A
� PLANNER OF RECORD: LLK
PLANNER: Lauren Matzke, Planner 111
,
CDB Meetin�: April 17, 2012
Case Number: LUP2012-01001
Applicant: First Baptist Church of Clearwater a/k/a Calvary Baptist Church
Address: 3043 and 3047 Cleveland Street
A�enda Item: E.�Related to E.3�
STAFF REPORT
LANI? USE PLAN AMENDMENT
This item was heard by the Community Development Board on March 20, 2012, but was not
properly noticed as a sign was not posted on the subject property in accordance with Section 4-
206 of the Community Development Code. The item is being resubmitted to the Community
Development Board, with no changes to report, in order to comply with all CDC requirements
for proper notification.
I. GENERAL INFORMATION
Request: To amend the present Future Land Use Map designation from Residential
Urban(RU)to Institutional(I)
Location: 3043 and 3047 Cleveland Street, located on the south side of Cleveland Street,
approximately 430 feet west of McMullen Booth Road and '/2 mile south of
Dreu�S#reet.
Site Area: 1'7,859 square feet or 0.41 acres MOL
II. BACKGROUND
This case involves a 0.41-acre property located on Cleveland Street south of Drew Street
and west of McMullen Booth Road. The property is comprised of two parcels, which axe
currently vacant. The parcels are owned by Calvary Baptist Church, which is located on the
corner of Drew Street and McMullen Booth Road. The church has been purchasing parcels
adjacent to and in the vicinity of the subject property over the last several years in order to
accommodate growth of the church, associated school campus and athletic facilities,
including a recently constructed a football stadium located northwest of the subject
property.
The request is to change the property's Future Land Use Map designation of Residential
Urban (RU)to Institutional (I). A request for a rezoning of the property from Low Medium
Density Residential (LMDR) to Institutional (I) is being processed concurrently with this
case (see REZ2012-01001).
Calvary Baptist Church has indicated that the intended future use of the property will be
parking, integrated into a new parking lot, which will serve the church and football stadium,
as well as a planned baseball stadium. A site plan has not been submitted at this time;
however, the applicant provided a preliminary design as part of the application. Although
not reguired at the time of review for a Future Land Use Map designation change, city staff
has advised the applicant that the future design for the parking lot must be designed in such
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a way that patrons using the parking spaces do not use Cleveland Street as a cut through to
McMullen Booth Road, in order to limit the impact to surrounding residential development.
III. SITE AND VICINITY CHARACTERISTICS
A. Site Characteristics
The property is currently vacant. Two single family residences (one on each parcel) have
been removed. Adjacent to the property, to the east, are single family homes, to the west
south, and north is Calvary Baptist Church and its facilities, and immediately adjacent to the
north is a single family home.
B. Surrounding Future Land Use and Zoning Designations
� �
Direction Land Use FLUM Designation Zoning Atlas
Desi nation
North: Single Family Home, Residential Urban(RU), R-2 (County) and
Calvary Baptist Church Institutional (I) Institutional (I)
Owned Pro ert
East: Single Family Homes Residential Urban(RU) R-2 (County) and
Institutional (I)
South: Single Family Homes, Institutional (I), R-2 (County) and
Calvary Baptist Church Residential Urban(RU) Institutional (I)
Owned Pro e
West: Calvaxy Baptist Church Institutional (I) Institutional (I)
Owned Pro ert
C. Uses and Intensities Allowed by Present and Requested Future Land Use
Designations
�
Primary Uses: Urban Low Density Residential Public/Private Schools;
Churches; Public Offices;
Institutional
Maximum Density: 7.5 Dwelling Units Per Acre 12.5 Dwelling Units Per Acre
Maximum FAR 0.40; ISR 0.65 FAR 0.65; ISR 0.85
Intensi :
Consistent Zoning Low Medium Density Institutional (I)
Districts: Residential(LMDR); Medium
Density Residential (MDR)
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IV. REVIEW CRITERIA
No amendment to the Comprehensive Plan or Future Land Use Map shall be recommended
for approval or receive a final action of approval unless it complies with the standards
contained in Section 4-603.F, Community Development Code.
A. Consistency with the Clearwater Comprehensive Plan [Sections 4-603.F.1 and 4-
603.F.2]
Recommended Findings of Fact:
Applicable goals, objectives and policies of the Clearwater Comprehensive Plan which
support the proposed amendment include:
Goal A.2 A sufficient variety and amount of Future Land Use categories sha11 be
provided to accommodate public demand and promote infill development.
Goal A.4 The City shall not permit development to occur unless an adequate level of
service is available to accommodate the impacts of development. Areas in which the
impact of existing development exceeds the desired levels of service will be upgraded
consistent with the target dates for infrastructure improvements included in the
applicable functional plan element.
Policy A.6.2.1 On a continuing basis, the Community Development Code and the site
plan approval process shall be utilized in promoting infill development and/or planned
_ _develap�ents tl�at are�ompat3ble.
Recommended Conclusions of Law
The request does not conflict with the goals, objectives and policies of the Clearwater
Comprehensive Plan and furthers said plan as indicated in the following. The proposed
integration of the property into the larger church campus is compatible with the mix of
uses in the area. When a site plan is submitted, the Community Development Code will
be used to ensure compatibility with the remaining surrounding residential properties.
In addition, the proposal does not degrade the level of service for public facilities below
the adopted standards (a detailed public facilities analysis follows in this report).
B. Consistency with the Countywide Plan Rules
Reeommended Findings of Fact:
Sec#ion 2.3.3.7.3 of the Countywide Plan Rules states that the purpose of the
Institutional (I) future land use classification is to depict those areas of the county that
are now used, or appropriate to be used, for public/semi-public institutional purposes;
and to recognize such areas consistent with the need, character and scale of the
institutional use relative to surrounding uses, transportation facilities, and natural
resource features. Section 2.3.3.7.3 also states that the Institutional (I) future land use
classificatian is generally appropriate to those locations where educational, health,
public safety, civic, religious and like institutional uses are required to serve the
community; and to recognize the special needs of these uses relative to their relationship
with surrounding uses and transportation access.
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The subject property is located adjacent to Institutional (I) property owned by the same
institution (Calvary Baptist Church) which is on the southwest corner of Drew Street
and McMullen Booth Road, both signalized arterial roads, in an area that contains a mix
of residential, institutional, and office uses. Future use of the subject property as parking
for the overall institutional (church) campus is consistent with the purposes of the
Institutional (I) future land use category and compatible with surrounding properties and
the neighborhood.
Recommended Conclusions of Law
The proposed Future Land Use Map amendment is consistent with the purpose and
locational characteristics of the Countywide Plan Rules.
C. Compatibility with Surrounding Property/Character of the City & Neighborhood
[Section 4-603.F.3 and Section 4-603.F.6]
Recommended Findings of Fact:
Existing surrounding uses consist of single family homes and institutional property
owned by the applicant. The future land use designations of surrounding properties
include Institutional (I) and Residential Urban (RU). The proposed integration of the
subject property into the larger church campus for use of parking on the subject property
is compatible with the surrounding properties and neighborhood.
T'he proposed Institutional (I) future land use category permits 12.5 units per acre and a
floor area ratio (FAR) of 0.65. The future land use designations of surrounding
properties include Residential Urban (RU) (7.5 Dwelling Units Per Acre; FAR 0.40),
and Institutional (I).
Recommended Conclusions of Law
The Institutional (I) future land use classification requested is consistent with the
surrounding future land use classifications that exist in the vicinity of the subject
property. The proposed future land use designation will allow the development of
additional institutional facilities and parking at a density and scale that is consistent with
existing institutional and residential uses in the vicinity of the subject property. As such,
the proposed amendment will allow development that is in chazacter with the
surrounding area.
The proposed Institutional (I) future land use designation is in character with the overall
Future Land Use Map designations in the area. Further, the proposal is compatible with
surrounding uses and consistent with the character of the surrounding properties and
neighborhood.
D. Sufficiency of Public Facilities [Section 4-603.F.4]
Recommended Findings of Fact:
To assess the sufficiency of public facilities needed to support potential development on
the property, the maximum development potential of the property under the present and
requested Future Land Use Map designations was analyzed (see Table 1). The request
for amendment to the Institutional (I) Future Land Use Map category would increase the
amount of development potential allowed on the site (see Table 1 below).
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Table l.Development Potential for Existing& Proposed FLUM Designations
Present FLUM Requested FLUM
Designation Designation Net Change
��RU„ «I�,
0.41 AC 0.41 AC
Site Area (17,859 SF) (17,859 SF)
M�imum 3 DUs 5 DUs 2 DUs
Development 7,143 SF 11,608 SF 4,465 SF
Potential 0.40 FAR 0.65 FAR 0.25 FAR
Abbreviations:
FLUM—Future Land Use Map DUs—Dwelling units
AC—Acres FAR—Floor area ratio
SF—Square feet
As shown in Table 2 below, the proposed change will not degrade public facilities and
services below acceptable levels.
Table 2.Public Facilities Level of Service Analysis
Net Capacity
Public Change Available?
. Present Fi,U3V� _ _ _ . _
Facility/Service . Requested FLUM
Designation Designation "I"
"R U"
Streets 28 Trips 43 Trips 15 Yes
Potable Water 703 GPD 929 GPD 226 Yes
Wastewater 781 GPD 1,161 GPD 380 Yes
Solid Waste 7.6 Tons/Year 1.7 Ton/Year -5.9 Yes
Parkland 0.0 Acres 0.0 Acres 0 Yes
Public School
Facilities3 Yes
Elementary 1 Student 1 Student 0 Yes
Middle 0
School 1 Student 1 Student Yes
High School 1 Student 1 Student 0 Yes
Notes:
1. Based on average daily trips per acreage figure,Pinellas County Countywide Plan Rules.
- Residential Urban(RU)
- Institutional(I)
2. GPD—Gallons per day.
3. Based on 4.0 acres of parkland per 1;000 persons and 2.2 persons per unit.
4. Pinellas County School Board student generation rate per unit:
- Elementary School:0.15 students per unit x#units
- Middle School:0.07 students per unit x#units
- High School:0.10 students per unit x#units
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As shown in Table 3 below, the potential additional m�imum daily trips associated
with the request for amendment to the Institutional (I) Future Land Use designation
would not lower the operating level of service for McMullen Booth Road. If an
Institutional building were constructed on the site, it would have the potential to
generate an additional 5 PM Peak Hour trips compared to the maximum number of
residential units allowed in the current future land use category of Residential Urban
(RU). The segment of McMullen Booth Road is currently operating at a Level of
Service F, which is below the adopted roadway level of service standard, but the
potential addition of 5 trips on this roadway is de minimis.
Table 3: Maximum Potential Traffic
McMullen Booth Road Existing Current Proposed Net
(Gulf to Bay Blvd. to Sunset Point Rd) Conditions FLUMI FLUM2 Tri s
Potential Additional M�imum Dail Tri s N/A 28 79 51
Potential Additional Maximum PM Peak N/A 3 8 5
HourTri s3
Roadwa Volume Annual Avera e Dail 55,446 55,474 55,525 51
Roadwa Volume (PM Peak Hour 5,267 5,270 5,275 5
Roadwa Level of Service PM Peak Hour F F F
Ado ted Roadwa Level of Service Standard D Peak Hour
Abbreviations and Notes:
N/A=Not Applicable.
FLUM=Future Land Use Map,Clearwater Comprehensive Plan.
1. Based on PPC calculations of 68 trips per day per acre in the Residential Urban(RU)future land use category.
2. Based on PPC calculations of 192 trips per day per acre in the Institutional(I)future land use category.
3. Based on MPO K-factor of 0.095.
4. Source:Pinellas County Metropolitan Planning Organization 2011 Level of Service Report.
5. Based on a comparison between the Pinellas County Metropolitan Planning Organization 2011 Level of Service Report
and the 2009 Florida Department of Transportation Quality/Level of Service Handbook.
Recommended Conclusions of Law
Based upon the fmdings of fact, it is determined that the traffic generated by the
proposed amendment will not result in the degradation of the existing level of service on
McMullen Booth Road. There is an increase in demand for potable water and generation
of wastewater, but there is adequate capacity to accommodate the maximum demand
generated by the proposed amendment. Furthermore, solid waste, parkland, recreation
facilities, and public school facilities will not be affected by the proposed amendment.
E. Impact on Natural Resources [Section 4-603.F.5]
Recommended Findings of Fact:
No wetlands appear to be located on the subject property. The property is intended to be
integrated into the overall church campus as parking. There are trees and landscaping on
site.
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Recommended Conclusions of Law
Based on current information, no wetlands appear to be located on the subject property.
The intent of the applicant is to use the property as parking, as part of a larger parking
lot system for the church. The proposed redevelopment is required to be compliant with
the City's tree preservation and storm water management requirements.
V. REVIEW PROCEDURE
Approval af th� Future Land Use Map am�ndm�nt does not guarantee the right to develop
the subject property. The Future Land Use Map amendment is subject to approval by the
Pinellas Planning Council and Board of County Commissioners acting as the Countywide
Planning Authority. Based on the size of the parcel, review and approval by the Florida
Department of Economic Opportunity (Division of Community Planning) is not required.
The property owner must comply with all laws and ordinances in effect at the time
development permits are requested, including transportation concurrency provisions of the
Concurrency Management System in Division 9, Community Development Code.
VI. RECOMMENDATION
Based on the foregoing, the Planning and Development Department recommends the
following action:
Recommend APPROVAL of the request for Future Land Use Map amendment from the
Res;dential Urban(RL�classi�ication to the Institutional(I) classification.
Prepared:by Planning & Development Department staff:
Lauren Matzke,AICP
Long Range Planning Manager
Attachments:
Resume
Application for Future Land Use Plan Amendment
Location Map
Aerial Photograph of Site and Vicinity
Future Land Use Map
Zoning Map
Existing Surrounding Use Map
Site Photographs
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Calvary Baptist\StaffReportU.UP2012-01001 staffreport_041712 CDB.docx