FLD2012-05010 , ,
` Planning Department CASE#:
`-� � ����t�e�
100 South Myrtle Avenue RECEIVED BY (staff initials):
Clearwater, Fiorida 33756 DATE RECEIVED:
o,� Telephone: 727-562-4567
Fax: 727-562-4865
❑ SUBMIT ORIGINAI SIC;NFn nnin ninrno���r+ ���� ���-�-�-���
� S��3g7 MANDALAY AVE
app FLD2012-05010
❑ SUE �
❑ suE 387-391 Mandalay Avenue
Zoning:Tourist Atlas#:267A
* NOTE: 15 TOTAL SETS OF INFORMATION REQUIRED (APPLICATIONS PLUS SITE PLAN SETS)
FLEXIBLE DEVELOPMENT APPLICATION
Comprehensive Infill Redevelopment Project
(Revised 07/11/2008)
�PLEASE TYPE OR PRINT�
A. APPLICANT, PROPERTY OWNER AND AGENT INFORMATION: (Code Section 4-202.A)
APPLICANT NAME: 3g7 - 391 Mandalay Ave, LLC (Joseph Kokolakis, Managing Member)
MAILINGADDRESS: 202 E. Center Street, Tarpon Springs, FL 34689
PHONE NUMBER: (727) 942-2211 FAX NUMBER: (727) 937-5708
CELL NUMBER �' � �� EMAIL: joseph@jkokolakis.com ^
PROPERTY OWNER(S): 387 - 391 Mandalay Ave, LLC
List ALL owners on the deed
Hou�—�sh GI-iovaee, CEO
AGENTNAME: Northside Engineering Services, Inc. Renee Ruggiero, Senior Project Planner
MAILING ADDRESS: 300 S. Belcher Road, Clearwater, FL 33765
___._._.__.._------- ___—._�...______.___. �� _
PHONE NUMBER: (727) 443-2869 FAX NUMBER: (727) 446-8036
CELLNUMBER: (727) 235-8475 EMAIL: Renee@northsideengineering.net
B. PROPOSED DEVELOPMENT INFORMATION: (Code Section 4-202.A)
PROJECT NAME: 387 - 391 Mandalay Ave, LLC PROJECT VALUATION:
$ 1,200,000.00
STREETADDRESS 385 Mandalay Ave. an�387 Mandalay Ave. Clearwater, Fl 33767
PARCELNUMBER(S): 08-29-15-02592-001-0260 and: 08-29-15-02592-001-0230 A
_._.,..._ ---------------_-----
PARCEL SIZE(acres): 0.185 (385) 0.185 (387) PARCEL SIZE(square feet): $,074 Sq. Ft. (385)
LEGALDESCRIPTION: See Attached Legal Descriptions 8,079 Sq. Ft. (387)
PROPOSED USE(S): Retail/Restaurant
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.)
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DOES THIS APPLICATION INVOLVE THE TRANSFER OF DEVELOPMENT RIGHTS (TDR), A PREVIOUSLY APPROVED PLANNED UNI
DEVELOPMENT,OR A PREVIOUSLY APPROVED(CERTIFfED)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 complete responsesto the six(6)GENERAL APPLICABILITY CRITERIA—Explain how each criteria is achieved,in detail:
1. The proposed development of the land will be in harmony with the scale, bulk,coverage,density and character of adjacent properties in which it
is located.
See Attached Narrative
2. The proposed development wiil not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly
impair the value thereof.
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.
See Attached Narrative
4. The proposed development is designed to minimize traffic congestion.
See Attached Narrative
5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development.
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.
See Attached Narrative
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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.
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 planning objectives of this Code,and with the intent and purpose of this zoning district
See Attached Narrative
3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties.
See Attached Narrative
4. Adjoining properties will not suffer substantial detriment as a result of the proposed development.
See Attached Narrative
5. The proposed use shall othervvise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not
substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following
objectives:
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 pian 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.
See Attached Narrative
6. Flexibility with regard to use, lot width,required setbacks, height and off-street parking are justified based on demonstrated compliance with all of
the following design objectives:
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 g�aidelines adopted by the City;
c. The design,scale and intensity of the proposed development supports the established or emerging character of an area;
d. In order to form a cohesive,visually interesting and attractive appearance,the proposed development incorporates a substantial number of
the following design elements:
❑ Changes in horizontal building planes;
❑ Use of architectural details such as columns,cornices,stringcourses,pilasters,porticos,balconies,railings,awnings,etc.;
❑ Variety in materials,colors and textures;
❑ Distinctive fenestration patterns;
❑ Building stepbacks;and
❑ Distinctive roofs forms.
e. The proposed development provides for appropriate buffers,enhanced landscape design and appropriate distances between buildings.
See Attached Narrative
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E. STORMWATER PLAN SUBMITTAL REQUIREMENTS: (City of Clearwater Storm Drainage Design Criteria
Manual and 4-202.A.21)
[}i A STORMWATER NARRATIVE MUST BE SUBMITTED WITH ALL APPLICATIONS.All applications that involve addition
or modification of impervious surface, including buildings, must include a stormwater plan that demonstrates compliance with the City of
Ciearwater 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 de.scribing 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
f� ACKNOWLEDGEMENT OF STORMWATER PLAN REQUIREMENTS(Applicant must initial one of the following):
Stormwater pian 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 REVIEW RESULTS IN THE REQUIREMENT FOR A STORMWATER PLAN
AND NONE HAS BEEN SUBMITTED,APPLICATION MUST BE RESUBMITTED AND SIGNIFICANT DELAY
MAY OCCUR.
If you have questions regarding these requirements,contact the City Public Works Administration Engineering Department at(727)562-4750.
F. SUPPLEMENTAL SUBMITTAL REQUIREMENTS: (Code Section 4-202.A)
❑ SIGNED AND SEALED SURVEY(including legal description of property)—One original and 14 copies;
❑ TREE SURVEY (inciuding exi�ting trees on site and within 25' of the adjacent site, by species, size (DBH 4" or greater), and location,
including drip lines and indicating trees to be removed)—please design around the existing trees;
❑ TREE INVENTORY; prepared by a "certified arborisY', of all trees 4" DBH or greater, reflecting size, canopy(drip lines) ana condition of
such trees; N/A Per Rick Albee — No Tree Exist on Site
❑ 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
shali be in accordance with accepted traffic engineering principles. The findings of the study will be used in determining whether or not
deviations to the parking standards are approved; please See Provided Parking Study
❑ GRADING PLAN,as applicable;
❑ PRELIMINARY PLAT, as required(Note: Building permits will not be issued until evidence of recording a final plat is provided); N/A
❑ COPY OF RECORDED PLAT, as applicable; N/A
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G. SITE PLAN SUBMITTAL REQUIREMENTS: (Section 4-202.A)
❑ SITE PLAN with the following information(not to exceed 24"x 36"):
Index sheet referencing individual sheets included in package;
North arrow;
Engineering bar scale(minimum scale one inch equals 50 feet),and date prepared;
All dimensions;
Footprint and size of all EXISTING buildings and structures;
Footprint and size of all PROPOSED buildings and structures;
All required setbacks;
All existing and proposed 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 pubiic and private utilities, including fire hydrants, storm and sanitary sewer lines, manholes and lift stations, gas
and water lines;
Ail parking spaces,driveways,loading areas and vehicular use areas;
Depiction by shading or crosshatching of all required parking lot interior landscaped areas;
Location of ali 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 all outdoor lighting fixtures; No Outdoor Lighting Proposed at This Time
Location of all existing and proposed sidewalks; and
Floor plan typicals of buildings for ali 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; SEE SITE DATA TABLE
� Number of PROPOSED dwelling units;
Gross floor area devoted to each use; � � �
� Parking spaces: totai number, presented in tabular form with the
__ number of required spaces; � �
Total paved area, including all paved parking spaces & driveways,
expressed in square feet&percentage of the paved vehicular area;
� Official records book and page numbers of all existing utility
easement;
Building and structure heights;
Impermeable surface ratio(I.S.R.);and
� Floor area ratio(F.A.R.)for all nonresidential uses. �
❑ REDUCED COLOR SITE PLAN to scale(8'/ZX 11);
❑ FOR DEVELOPMENTS OVER ONE ACRE, provide the following additional information on site plan: N/A Less Than an Acre
One-foot contours or spot elevations on site;
v Offsite elevations if required to evaluate the proposed stormwater management for the parcel;
All open space areas;
^ Location of all earth or water retaining walis and earth berms;
Lot lines and building lines(dimensioned);
Streets and drives(dimensioned);
� Building and structural setbacks(dimensioned);
v Structural overhangs;
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_ _ _
H. LANDSCAPING PLAN SUBMITTAL REQUIREMENTS: (Section 4-1102.A)
Per Robert Tefft Landscape Comp Infill
❑ LANDSCAPE PLAN with the following information(not to exceed 24"x 36"):
Not Required
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 inciuding 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(symboi 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 Yz X 11);
❑ COMPREHENSIVE LANDSCAPE PROGRAM application, as applicable. Landscape associated with the Comprehensive Landscape
Program shall exceed minimum Code requirements to offset the areas where minimum Code will not be met. N/A
Per Robert Tefft — No Comp Landscape Program App. req'd as zero setback provides no landscape a a
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)
Materiafs
❑ REDUCED BUILDING ELEVATIONS—same as above to scale on 8'/=X 11
J. SIGNAGE: (Division 19. SIGNS/Section 3-1806) No Additional Signage Proposed At z'his Time
❑ Ail EXISTING freestanding and attached signs; Provide photographs and dimensions (area, height, etc.), indicate whether they will be
removed or to remain.
❑ All PROPOSED freestanding and attached signs; Provide details including location, size, height, colors, materials and drawing;
freestanding signs shall include the street address(numerals)
❑ Comprehensive Sign Program application,as applicable(separate application and fee required).
❑ Reduced signage proposal(8'/2 X 11) (color), if submitting Comprehensive Sign Program application.
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K. TRAFFIC IMPACT STUDY: (Section 4-202.A.13 and 4-801.C)
❑ Inciude if required by the Traffic Operations Manager or his/her designee or if the proposed development:
• Wiil degrade the acceptable level of service for any roadway as adopted in the Comprehensive Plan.
■ Will generate 100 or more new vehicle directional trips per hour and/or 1000 or more new vehicle trips per day.
• Will affect a nearby roadway segment and/or intersection with five(5)reportable accidents within the prior twelve(12)month period or
that is on the City's annual list of most hazardous intersections.
Trip generation shall be based on the most recent edition of the Institute of Transportation Engineer's(ITE)Trip General Manual.
The Traffic Impact Study must be prepared in accordance with a "Scoping Meeting" held with the Traffic Operations Manager and the
Planning 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.
❑ Acknowledgement of traffic impact study requirements(Applicant must initial one of the following):
Traffic Impact Study is included.The study must include a summary table of pre-and post-development levels of service for all
���v roadway legs and each turning movement at all intersections identified in the Scoping Meeting.
HG This application (to add 490 sq ft to the Site Area)will
Traffic impact Study is not required.
not trigger the above items
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 initial one of the following):
Fire Flow Calculations/Water Study is included.
HG Fire Flow Calculations/Water Study is not required.
� This application (to add 490 sq ft to the Site Area)will affect building or fire
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 un rsigned,acknowledge that ali representations made STATE OF FLORIDA,COUNTY OF PINELLAS
in t piication are true and accurate to the best of my Sworn to a d subscribed before me this��` day of
kn I ge and authorize City representatives to visit and ,A.D.20�to me and/or by
p to raph the property described in this application. who is personally known has
� produced . �„ ,
as identification.
� •
- - _ .—_�.�— ._._.�_.� ._____ — ._. � �_°��3�'�� ___-__—
S nature of property owner or representative Notary public,
My commission expires: 1✓1,�'�{�'j�� ��ti
/
,�Pav a�B RAM A.�E1
a°,."*.,��c
!lrr� �•��
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Page 7 of 8 N P c„'r��=,c5:May 3,2014
la���LO�.P Bonded Thn�Budget Notary Services
N. AFFIDAVIT TO AUTHORIZE AGENT:
1. Provide names of all property owners on deed—PRINT full names:
387 - 391 Mandalay Ave, LLC
2. That(I am/we are)the owner(s)and record title hoider(s)of the following described property(address or general location):
385 and 387 Mandalay Avenue, Clearwater, FL 33767
3. That this property constitutes the property for which a request for a:(describe request)
Re-approval of a Comprehensive Infill Redevelopment Application for the previously approved
development (minor increase to project land area and gross sq ft of building)
4. That the undersigned(has/have)appointed and(does/do)appoint:
Housh Ghovaee, CEO and Renee Ruggiero, Senior Project Planner - Northside Engineering Services
as(his/their)agent(s)to execute any petitions or other documents necessary to affect such petition;
5. That this affidavit has been executed to induce the City of Cleanvater,Florida to consider and act on the above described property;
6. That site visits to the property ar ssary by City representatives in order to process this application and the owner authorizes City
representatives to visit and p o ph the property described in this application;
7. That(I/we the un n hori ,hereb ' g is true and correct.
Prope er Property Owner
Property Owner Property Owner
STATE OF FLORIDA,
COUNTY OF PINELLAS
Before me the undersigned,an officer duly commissioned by the laws of the State of Florida,on this ��V day of
�/--�s�r-, / , ��%UL personally appeared ��,%@�`j d%/`��L u��.r��.l who having been first duly sworn
_7.«_�—
Deposes and says tha e% he fully understands the contents of the affidavit that he/she signed.
NOTARY PUBLIC STATE OF FLO�IDA
��"""�•• Darlene F. Hanson
�•� Commission#AD784313 r.,..
`Expires; JUNE 11,2012 `
�.,„ ..
BormEn'rxxunTLnx�ricaotanu�GCO.,uzc. NotaryP 'cSignature
Notary Seal/Stamp My Commission Expires: // � c7��
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PIN�LLAS Co�anty�Stat� af �LOFZIDA.
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(SCl�L.l�t3C)V�) __..�.(I�am��f hJo�ary 7y���c1, I�rinteci or StarT��ecl)
� Civi1
Land f'lanning
G«e Giligence Repor•ts
Fte-Zc�rdra�,Land tJse,�nnexatia«
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�,„,�xzr�t'�ric°c;',��`��� �.�;�^�f.���;�,� t���r Stra�•mv�ra�e�- Man<agement
Utility Design
387—391 MANnALAY AvE,LLC ���`�f f�`
�c�nstr��ctivr�A�J�ninistr��tior�
PROPOSED RESTAURANT/RETAIL DEVELOPMENT
385 MANDALAY AVENUE
NARRATIVE
Description of Current Request
The Applicant, 387 — 391 Mandalay Ave, LLC. proposes to modify the previously
approved development plan (FLD2011-06022) to include a slight increase in the land
area associated with the site.
The requirement of the Health Dept. to enclose the rooftop kitchen has been the primary
catalyst for the requested modification as the required action increases the gross floor
area of the building.
The primary points of discussion within this narrative (as prepared for the previous
approval) are relative; the means by which the project meets the criteria and standards of
the Land Development Code still apply. The information below such as the site data
information has been revised and updated to reflect the new proposed land areas and floor
area.
A miniinal increase to the gross floor area (514 sq. ft.) is proposed with a slight increase
to the land area(483 sq. ft.) coming from the commonly owned site to the north.
The development consists of a two story restaurant and retail development. The subject
site is primarily comprised of three lots and is bounded by Mandalay Avenue to the west,
Clearwater Beach/State Road 60 Roundabout to the south, with commercial
developinents to the north and east. The site is located within the Retail and Restaurant
District of Beach by Design.
Specifically, the Applicant requests flexible development approval to allow the retail and
restaurant development with:
a. a Lot Area of 0.19 acres (8,557 square feet);
b. a Lot Width of 74.95' along Mandalay Avenue and 108.10' along
State Road 60 Roundabout;
c. a maximum Building Height (above BFE) of 32.47' to the roof deck
and 36.84' to the parapet;
d. an F.A.R. of 0.991
e. an I.S.R. of 0.94
f. a front (West) setback along Mandalay Avenue 3.9' to building, 3.2'
3Q0 Sout:h E3rir.licr I�c�ac{
over ROW to canopy and zero to pavement and column;
Clearwltei;Flr.�rirla 3:i7G5 1
tech(c�?nor-kt�sic.fec:ngineeringst�rvices.cc�m
727��3 7_f369 fax 727 4�Ifi f�()3G
g. a front (South) setback along State Road 60 Roundabout of 2.9' to
building, 3.2' over ROW to canopy and zero to pavement and column;
h. a side (North) interior setback of zero to building, balcony and
dumpster enclosure;
i. an (East) side setback of 39.6' to the building, 25' to the stairwell,
13.6' to dumpster enclosure and zero to parking lot pavement;
j. Providing 3 Parking Spaces;
k. Flexibility to the minimum standards for the Sight Visibility Triangle
at the southwest corner adjacent to Mandalay Ave and State Road 60
Roundabout ROW;
as a Comprehensive Infill Redevelopment Project, under the provisions of Section 2-
803.0 of the Development Code.
Discussion
The existing two story building contains approximately 3,800 square feet of retail space
on the first floor and six (6) attached dwelling units on the second floor. The site is
situated on a highly visible and active intersection of Clearwater Beach and is located
within the Retail and Restaurant District of Beach by Design. Beach by Design
identifies vital retail and restaurant districts as a key element of any successful resort
destination and based partly upon the surrounding land use patterns, traffic, and its close
proximity to public parking facilities Beac/z by Design designated this specific area as the
Relail aizd Restauraizt District of Clearwater Beach.
Proposed Use
The Developer is currently working toward tenant agreements with two highly
recognizable and successful national brands to bring a Hooters Restaurant and Ron Jon's
Surf Shop to Clearwater Beach.
The proposed design contemplates one primary first floor tenant with Second and Roof
Top occupancy being assigned to the proposed Hooters Restaurant and includes a scenic
roof top pavilion with wonderful outdoor dining opportunities.
Through this development proposal, Clearwater Beach will have a rare opportunity to
provide customers of two nationally recognized chains with locations yards from the sand
and the Gulf of Mexico. The development proposal provides vibrant retail and restaurant
uses as requested for the District within Beach by Design and will offer a unique and
memorable experience for the patrons of the nationally known restaurants.
The design offers a two (2) story structure with many architectural features creating an
interesting and vibrant focal point for a main entryway to our beach community. The
proposed balconies and outdoor seating areas will reflect positively on the beach
experience, creating the inviting and welcoming street-level environment desired by
13each by Design.
2
General Applicabilitv 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 adjacent properties are primarily comprised of one and two story buildings
similar in bulk, coverage, density and character of the proposed development.
The proposed two (2) story retail and restaurant development will be in harmony
with the scale, bulk and coverage of the surrounding developments as the
proposed developinent provides similar lot coverage and density as the
surrounding sites. The proposal offers a building design of appropriate bulk and
scale based upon the project area, the character of the surrounding properties and
the intent of Beac1� by Design.
2. The proposed development will not hinder or discourage the appropriate
development and use of adjacent land and buildings or signi�cantly impair
the value thereof.
The proposed improvements will not discourage appropriate development and use
' of the adjacent land and buildings, the area is already developed and the value of
adjacent and surrounding properties will not be compromised.
The development proposal will enhance this area of the Beach in a number of
ways, including:
1. Providing Clearwater Beach with highly recognized brands which will serve
the needs of the guests of the surrounding overnight accommodations.
2. The proposed tenants of the development will provide important and
necessary support to the beach community in off-season months, offering uses
that will draw the locals throughout the year, in and out of season.
3. Proposed improvements will significantly increase the value of the land
offering benefit to the surrounding land values and tax base.
4. The proposed updated architectural design will significantly enhance the
human scale and aesthetic appeal of the street-level facade creating a more
pedestrian-friendly environment at this highly visible intersection of the
beach.
5. Offering uses that clearly meet the vision of the Retail and Restaurant District
of Beach by Design and are recognized as vital to the success of a resort
destination.
6. Providing a new building which meets current Building Code, FEMA
regulations and ADA requirements in addition to meeting the intent of Beach
by Design and Design Criteria.
3
7. The incorporation of balconies into the design will provide outdoor seating to �
ei�llance the street level atmosphere; the roof top pavilion will create
additional outdoor dining opportunities for the public, offering outdoor space
for all to enjoy our wonderful Flarida lifestyle and Beach community.
8. The proposed development will be a contributor to the City's economic base
and creating many employment opportunities in fields that have been heavily
affected by the economy.
3. The flroposed development will not adversely affect the health or safety of
persons residing or working in the neighborhood of the proposed use.
The proposed development will comply, as required, with all applicable codes
including the Florida Building Code, the Life Safety Code and the Florida Fire
Prevention Code. The proposed uses are appropriate and desired for the area,
responsible trash collection and disposal is provided for within the development
plan. Hours of operation will be appropriate for.the commercially designated area
and the surrounding uses. Access to the development will be primarily pedestrian
in nature and will not adversely affect persons residing or working in the
neighborhood.
4. The proposed development is designed to minimize traffic congestion.
As stated above, pedestrian access is the primary means of access to the
developinent; ample parking is available within the many public parking facilities
with other customers walking from nearby hotels.
Functionality from a parking perspective will be similar to the Palm Pavilion
Beachside Grill & Bar and Frenchy's Rockaway Grill on North Beach; Beach by
Design recognized a key element in the success of the Retail and Restaurant
District is the reliance on convenient public parking. A formal Parking Study is
provided within this submission and contains specific information and data in
association with parking for the development.
Traffic iinpacts as a result of the proposed development will be minimal; it is
anticipated that nearby intersections and adjacent roadways will continue to
operate at the same levels of service after the proposed improvements are
completed.
4
5. The proposed development is consistent with the community character of the
immediate vicinity of the parcel proposed for development.
The community character is primarily comprised of one and two story
developments. The proposed two story development is consistent with the
sui-�ounding and nearby uses, and the character of the community; the design
offers an appropriately scaled development for the vicinity.
The proposed development will meet the needs of the tourist driven community
and the desires of Beach by Design by providing uses specifically desired within
the District. The architectural design of the proposed development will visually
enhance the blocic and the entrance to our Beach 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 development proposal will improve the visual appeal of the property from the
street and pedestrian-level, offering a Modern Miami architectural style which is
appropriate and aesthetically pleasing for this highly visible Beach location.
The proposed trash collection area is located at the rear of the building, is
properly screened and will not negatively impact the passerby; a loading area is
provided for, and through a Cross Access Agreement will effectively. and
responsibly serve both the project site and the commonly owned site to the north.
The architectural components of the building provide desired buffering and
minimize all activities associated with restaurant operation at street level.
COMPRGHENSIVE INFILL REDEVELOPMENT-PROJECT CRITERIA
l. The development or redevelopment is otherwise impractical without
deviations from use and/or development standards set forth in the zoning
district.
Redevelopment without deviations is impractical as the deviations are necessary
to meet the intent of the Design Criteria contained within Beach by Design, to
accommodate the specific needs of nationally recognizable retail and restaurant
tenants; and to provide a viable development on a minimally sized parcel of land
in the current economy. Deviations associated with parking are necessary as
acknowledged by Beach by Design within the District discussion. The proposed
deviations are necessary to accommodate the retail and restaurant uses desired by
Beach by Design and to maximize the allowable development potential of the
land.
5
Setbacks
Architectural elements and reduced setbacks are desired within the Design
Guidelines of Beach by Design; deviations are necessary to accommodate the
reduced setbacks for the building, balconies and columns. The proposed design
will enhance the block and present a more pedestrian-friendly environment as
desired by I3each by Design.
Deviations associated with the parking, pavement setback for the drive aisle and
the dumpster enclosure is also necessary; the area is sufficiently and effectively
designed to provide a few parking spaces, the required trash staging area and
access to a shared loading zone. The small surface parking area and proposed
setbacks to pavement along the east result in sufficient and appropriate
separation/buffering between buildings and is similar to the existing developed
conditions. This "back of house" area is necessary for business operation, is out
of priinary view and will not have a negative impact on neighboring properties or
street-level activities.
Sight Visibility Triangles
A request for flexibility with regard to the sight visibility triangle located at the
southwest corner of the site (Mandalay Avenue and State Road 60 Roundabout) is
requested. The proposed encroachment projects into the large landscaped area
and sidewalk within the Right of Way and in no way creates a hazard to vehicles
or pedestrians.
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 proposal supports the following Comprehensive Plan
Goals/Policies/Objectives but is not limited to:
A.6.6 Objective - Tourism is a substantial eleinent of the City's economic base
and as such the City shall continue to support the maintenance and enhancement
of this important economic sector.
A.6.7 Objective - Redevelopment activities shall be sensitive to the city's
waterfront and promote appropriate public access to the city's waterfront
resources.
Beacli by Design, Retail and Restaurant District, prefers retail and restaurant uses
within this specific area of the Beach. The availability of convenient public
parking was noted as a key element for the strategy and success of the District.
6
The proposed uses will promote tourism activities and enjoyment of our natural
resources. The proposed redevelopment will provide an allowable and desired
use within the "Tourist" zoning district and the "Resort Facilities High" land use
category, the proposed uses are consistent with the goals of the Comprehensive
plan and Beach by Design.
3. The development or redevelopment will not impede the normal and orderly
development and improvement of surrounding properties.
The proposed developinent is compatible with the neighborhood, as is more
particularly discussed in General Applicability Criteria 1 and 2 together with
Comprehensive Infill Criteria 4 below, and will not impede other development.
The proposed redevelopment project will benefit the community as a whole and
specifically this district. The proposed development may encourage additional
investinent and iinprovement to the surrounding properties and may draw
additional nationally recognized corporations to the Beach.
4. Adjoining properties will not suffer substantial detriment as a result of the
proposed development.
� Adjoining properties will not suffer substantial detriment as a result of this
proposal. The proposed retail and restaurant use is an allowable and preferred
use, as the District name suggests. Retail and restaurant uses are well established
within the neighborhood and the district. The proposal includes many
improvements such as, providing a new updated structure which meets current
building codes, FENIA regulations, fire and ADA requirements; the site
improveinents include provisions for responsible trash staging and a loading area.
5. The proposed use shall otherwise be permitted by the underlying future land
use category, be compatible with adjacent land uses, will not substantially
alter the essential use characteristics of the neighborhood; and shall
demonstrate compliance with one or more of the following objectives:
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 signi�cant 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
t•edevelopment 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 aud rezoning would result in spot land use
or zoning designation;
f. The proposed use provides for the development of a new and/or
preservation of a working waterfront use
7
The "Resort Facility High" land use category and the "Tourist" zoning district
both permit retail and restaivant uses; the district allows both uses as minimum
standard and flexible standard uses. The proposed nationally recognized
businesses will significantly contribute to the local economy, will promote
tourism and generate new jobs for the community.
6. Flexibility with regard to use, lot width, required setbacks, height, and off-
street parking are justified based on demonstrated compliance with a❑ 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;
Retail and Restaurant uses are permitted in the "Tourist" (T) zoning
district without special approval. As the surrounding properties are made
� up of retail, iestaurant and overnight accommodations, the proposed two
story developinent will not impede normal and orderly development and
improvements of the surrounding properties as previously discussed
within General Applicability Criteria 2. This re-development proposal
may stimulate additional redevelopinent and improvements in the area.
b. The proposed development complies with applicable design guidelines
adopted by the City; �
Through site and architectural design the proposed development complies
with the design guidelines within Beach by Design and the Retail and
Restaurant District.
c. The design, scale, and intensity of the proposed development supports
the established or emerging character of an area;
The proposed two story retail and restaurant development will continue to
support the character of area. The area is primarily comprised of similar
uses and developments of similar design, scale and intensity as the
proposed development.
Please see additional discussion under General Applicability Criteria 1.
8
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 of materials and colors
• Distinctive fenestration patterns
• Building stepbacks; and
• Distinctive roof forms
A variety of the above elements are incorporated into the architectural
design as shown on the building elevations. While there are flat roofs and
continuous level floors for accessibility, there are cantilevered roof
overhangs, awnings, and a variety of congruous but varying elements such
as roofs, railings, curtain wall mullings and reveals.
Columns and plasters take a very prominent role in the design of several
large floor to above roof instances. Columns are also a combination of
large masses with proportionately sealed round coluinns. A portico was
not provided but there are sheltered spaces at ground level ineeting the
intent of the Design Guidelines. There are several balconies both
cantilevered and conventional. There are several awnings on the third
level. There is a large proportionate roof mass above the elevator and
elevator lobby on the third floor. There is a string course type element
tying horizontal reveals and horizontal mullings together.
The project uses at least two different stucco finishes as well as large glass
surfaces and metal railings. Two contrasting, complementary colors are
used throughout.
On the large column/plasters, a tightly struck horizontal pattern is used. In
other areas there are broad areas of stucco always framed linearly by
horizontal and vertical elements. There are step backs on three of four
sides and on each floor.
There are several large vertical forms tying into a proportionately large
roof mass as well as several cantilevered roofs.
e. The proposed development provides for appropriate buffers,
enhances landscape design and appropriate distances between
buildings.
The proposed setbacks and buffers are appropriate for the Beach
enviromnent and meet the intent of Beach by Design; reduced setbacks are
provided with outdoor space being reserved for seating and pedestrian
flow.
9
Beach by Design
The proposed restaurant and retail development is within the allowable 1.0 F.A.R and is an
appropriate scale for the surrounding area.
The proposed two story structure meets the height allowances permitted by code and provides a
use that is prefei-red within the Retail and Restaurant District of Beach by Design. The
architectural design creates the desired change in the building plate, plane and mass as prescribed
by 13each by Design.
The Design Guidelines Section of Beach by Design states "1�10�particular architectural style is
prescribed. However, good architecture, from a community character perspective, comes in all
shapes and styles. There is, however, in every community an established vocabulary of the
"good," the "bad," and the "ugly." New buildings should respect this vocabulary and enhance
the community character whenever possible. The more daring the design, the more sensitive the
particular architecture is to failure." Five quantifiable aspects of the architectural vocabulary are
provided within this Section of Beach by Design and we have taken great care to design this
project to meet each of the criteria;
The design is respectful of the architectural vocabulary within Beach by Design and the
community cliaracter; the building is in scale to its height and length and offers the desired
eleinents of step-backs, and balconies.
While the building footprint is considerably less than 5,000 square feet and no single dimensions
approach 100', we have tried to use step backs to break up broad planes and keep in scope and
spirit of the quantifiable aspects. The building envelope tapers as it rises vertically in
proportions we feel accoinmodate the beach by design criteria.
The street level farade encompasses a wrap-around plaza at the southwest corner easily
accessible by pedestrian traffic while still maintaining the required setbacks. There are large and
inviting expanses of transparent vertical glass.
Materials are stucco and metal with colors taken from the surrounding natural areas in light tan
to dark brown. .
The proposed development is compatible with the neighborhood, as is more particularly
� discussed in General Applicability Criteria 1 and 2 together with Comprehensive Infill Criteria 4
above.
The existing dimensions of the right of way�and curb locations allow appropriate sidewalks along
� Mandalay Avenue with a connection t�o the public sidewalk along the south side of the
development. The street-level fa�ade offers the desired architectural details and elements.
387-391 Mandalay Ave LLC.NES 1 102 MODIFICATION -05.07.12 by Renee Ruggiero/rmr
10
' ?#: 20 .0327778 BK: 17093 FG: 1556, 11/19/2D�0 at 02:97 PM, �tECORDSNG 2 PAG�S
$18.50 D DOC STAMP CO�LECTION $14040.00 KEN BURFCE, C�ERK OF COURT PINELLA.S
COUNTY, FL BY DEPUTY CLERK: CLHI?I�iC3
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PR�PARED IIY AND RETURN`I'O: --�_� ,
ST'EPHEN O.CpLE,Esquire - �
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Macfarlane Ferguson&A4cMulleai '��� ,
G25 Court Street,Suite 200 � �
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Post Office Box 1669(33757) ����
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Cleanvater,Florida 33756 '
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WAItRANTY DEED ; ; ', �,
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THIS INDEtVTUftE made d�is �'day of November,20t 0, between KDFIW,LLC,a �"
Florida limitcd liaUility compnny,l�aving its prii�cipal place of business in the Godnt�of Pinellas;„
State of Florida,Party of ti�e Firsk Psut,whose mailing address is: 10 Say�planade,C`learauater,
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FL 33767,of the County of Pinel[as,in the State of Florid�,and 387-391 MAtVI`IA,Y,i4'�'�A.�?ENUE,
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I.LC, a Florida limited liability eompany,Party of the Second Part;,wl�ose mAiting address is:
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202 East Center Street,Tarpon Springs,FL 34589, �' �� . `, °
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W I T N E�.3 E T�,t-�:; � �,__
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Tl�at the said Pa��ty of the First��'�rt, fdr,a�d in consideration of the surn of Ten Dollars
($10.00) to it in hand paid b}�the�said Fart�of tti0.,�ecoiid Part, #he reeeipt whereof is hereby
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acknowledged, has grnnted,ba3'�ain�d 2�i�•sold to the said Party of#he Second Part,forever,the
followi�ig described landj situate lyingu�d b�Frig in tt�e County of Finellas,State of Florida,ia-wiY:
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Lots 26,27 at�d`23;B�oZk iir of BARI#QUR-M�P.2�z�'ti�?SUBF?IVISION,aceording fa
t1�e��p-or_plat thereof ns recorded sn Pind I3ook 2:1,�rage�e5,public recurda ot Pinellas
�ounty;Tl�ricla.'_
Sutiject to 20f 1.real estat�ta�es,resWctions,reserva!rons and easements of re.card.
��,Parcel I�D!No. 08-29-I 5-025U2-401-0260
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And the said Party of lhe First Part does hereby fuily warrant the title to said land,and wiU defend
the same against the lawCul claims of all persons tvhomsoever,
y PINELT•�S COUNTY FL OFI'. REC. BK 17093 PG I557
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IN WITNESS WH�REOF,the said Farry of the First Part has caused these presents to be - _ '-' '
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signed in its name by its Manager Member,the day and year first aboa�e written. ,',:'"; � ,
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Signed,Sealed and Delivered KDT3Z'V,GLC,a Florida limited liability _- 4 f
in Our Prese ce: ' company , � " ��`'. �
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'"/ �/�� By: �^K��t,-c9£/: � (SEAL) i ; � ;
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Print Nanae 4. f.? ('.� � ` � �
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STAT�OP PLORII]A
COUNTY OF PINELLAS
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I I IE[ZEBY CERTIFY Ujat before me personaily appeAFed 'KE�YN�'t`��G.
IIAMILTON,as ManAger Member of KDIiW,LLC,a Florida ai'mited liPl�ility cornpany,to
me [ ?Q personally knotivn or j ] who hsis produce� . ` ` as
identification and known to me to be lhe person described in and�:azo�xecut�d th�fpregoin�uastru-
ment,and acknowledged the execution thereof to be his fre�aci and deed aS sue�:manager,for ttie
uses and purposes iherein expressed,and tlze said'u�stn�menD�i�the act and�eed 6f said company.
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��'ITNESS n�y hand and ofTiciaf seal at Cle�nvaTer�said�GawiF}+`,a'nd State,ttiis(��day of
November,2010. � ' '-
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I�: 2010132952 BK: 16914 PG: 2510, 05/13/2010 at 01:16 PM, RECORDING 1 PAGE�
$lO.OD D DOC STAMP COLLECTION $8400.00 KEN BURF{E, CI+ERK OF COURT PINELLA,S
COUNTY, FL BY DEPUTY CLERK: CLKDMQB
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PREPARED BY Sc PLF.ASE RE7URN T0: � ��
DAVID BROWDER JR„ESQ, '� `�
305 S.DuNCnt�Ave, __ ', ',
CLEARWATER,FL 33755 _ -' --,':
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THIS INDENTUR�, EFFECTIVE TNis�DAY OF MAY, 2010, B��EN HOMER PROFERTlES, ING.,
FORMERLY KN4WN AS NOMER REAL�CY COMPANY,A FLORt�A C4RRORATfON,WHp56/SpDRE3$IS: 2$48 � +� �� ` �
WESLEYAN DRIVE, PALM NARBOR, FL 34684, tiEREiN REFERRED TO AS "GRANTOR", AND 387-391 �, `, �� �
MANDALAY AVENUE,LLC,A FLORtOA LlfAtl`ED LIABIt.tTY GObIPANY,WHOSE ADpRESS IS:202 EAST CENTER,'_;; �. ` ����
STREET,TARPON SPRINGS,FL 34889,HEREIN REFERREQ TQ AS"GRANTEE". �','� __
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WITNESSETH Ttvrr THE sA���RANTOR,FOR AND M C�N5I�ERAT1()FI OF THE SUM OF TEN DOLLARS($10.Of1���� ; ;
AND OTHER GQOD AND VALUA6LE COtySIDERATlON TO S,41Q GRANTOR tN NANO PAID BY'{HE SAIp GRANiEE,THE�, `��._,' ,
RECEIPT WHEREOF IS HERE6Y ACKNOYVLEDGED,NAS GRAFJT�D,BARGAINED AND 50LD TO TN�5i11a GRAN[EE,AriD , --�
GRANTEE�S HEIRS AND ASSIGNEES FORcVER, THE�OLLOWIMG De'SCRIBEQ LAND,SiTUATE, LYlNG AND BEING 1N
PINELLAS COUNTY,FLORIDR,TO-WIT: � 'Y
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LOTS 23,24,rw�25,BLOCK A,BARBOUR-MORROW SUBDiViSiON,ac��jiatt�r�rr�E iwn�aR
PLAT THEREOF AS RECORDED IN PiA7 BOOK 23, PAGE 45 0� 7H6'P,UBLlG F�E'�O�iF7��RINELLAS
CdtJNTY,FLORIOA. �, �, � �
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PROPERrr APP�u,IS�R's PARC.�t#08129(15102592/001l02$Q' ^ `
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AND SAID GRANTC?R DQES HEREBY Ft1lLY WARRANt THE Tt1LE'�T0��,41D IAFlD„�ND Wit� OEF�Ni] 'fHE SAME
AGAINST tAWFUL CLAIMS OF ALL PERSONS WHOMSQEVER!�615 U�{l it�TNI$IdSTRbMENT TME WC}RtJ5"GRANTdR"
AND�GRANTEE"ARE USED FOR BOTH SINGUTAR AND P,L1iRt�L AS�fE C{jNFFXT REQUIRES.
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IN WITNESS WHEREOF,GWWTQ#�HAS HER�`UIVTO�SET�FtANiOR'S HANCt AN4 SEAL TFiE DAY AhlD Y�AR FiRS7
ABOVE WRITTEN.
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SIGNED,SEALED,pND�EU�RED IPJ OUR PRc8ENGE:
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--�� '-� ',;> HOMER PROPERTIES,INC,
Wf � DAV D Wf� � �..^
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ESS; ATRI��EED�R-=�� R�SERT G.NO ER PF2ESIDENT —
-- GRANTOR
STATE OF FL'9RI9,9;'--��,\��,
COUtdTY OfiPIN�lLA9 ' -
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THE FOREGpIN�3 INSTRUt�9ENT wAS qCKNOw�[r&ED BE�ol� ME TH�S�;�� DAY OF MAY,
20t0.,�av R � �0.HO as PRSSi��hr oF HQMER PROPERTI�S',ING.,A FLdFtIDA GORPORATION,
1NH0 IS� �RSONALLX d 0 ME OR WHO HAS PRODUCEp qg
�DENTIFICA7tDN O ACKNOWl.EDGE� TU ME THAT NE EXECU'TER ll-i� �4REGQING FQR THE PURFOSES
EXPRESSEO THE ,
,Qi"�-C/�
NOTARY PUBLIC,STATE OF FLORIDA MY CQAfivtIS510N EXPIRES:
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My Serial No.: �, �����
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�OTS 26, 27 Af�D 28, BL�C� A,
BARB�UR-I��ORR01�it SUBQ�VISIO��I, ACCC�RDING TO
THE MAP CR PLAT THEREOF AS RECQRQED CN
PLAT BOQK 23, PA�E 45, OF THE PUBLlC
RECORDS �F PINEL�AS COUNTY, FLURiDA. _
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m �OTS 23, 24 AI�D 25, B��CK A,
BARBOUR-MORROIN SUBDIVISION , ACCORDING TO
`� THE MAP OR P�A i THEREOF AS RECaRDED IN
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� PLAT BOOK 23, PAGE 45, OF THE PUB�IC
� RECORDS OF PINELLAS COUN i Y, FLORIDA.
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