05/15/2012
COMMUNITY DEVELOPMENT BOARD MEETING MINUTES
CITY OF CLEARWATER
May 15, 2012
Present: Chair Nicholas C. Fritsch, Member Frank L. Dame, Member Richard Adelson,
Member Brian A. Barker, Member Kurt B. Hinrichs, Member Norma R. Carlough, Acting
Member Donald van Weezel
Absent: Vice-Chair Thomas Coates
Also Present: Attorney for the Board Gina Grimes, Assistant City Attorney Leslie
Dougall-Sides, Planning & Development Director Michael L. Delk, Planning Manager
Robert Tefft, Board Reporter Patricia O. Sullivan
A. CALL TO ORDER, INVOCATION, PLEDGE OF ALLEGIANCE
The Chair called the meeting to order at 1:00 p.m. at City Hall, followed by the
Invocation and Pledge of Allegiance.
B. ROLL CALL: Chair Fritsch, Vice Chair Coates, Members Adelson, Barker,
Carlough, Dame Hinrichs, Alternate Member van Weezel, City Staff
C. APPROVAL OF MINUTES OF PREVIOUS MEETING: April 17, 2012
Member Dame moved to approve the minutes of the regular Community Development
Board meeting of April 17, 2012, as recorded and submitted in written summation to
each board member. The motion was duly seconded and carried unanimously.
D. CONSENT AGENDA: The following cases are not contested by the
applicant, staff, neighboring property owners, etc. and will be approved by
a single vote at the beginning of the meeting: (Item 1)
1. Pulled from Consent Agenda
Case: FLD2012-01002 - 1140 Court Street Level Two Application
Owner/Applicant: City of Clearwater
Agent: Tara Kivett (100 South Myrtle Avenue, Clearwater, Florida, 33756; phone:
727-562-4758; cell 727-562-7520; email: tara.kivett@myclearwater.com)
Location: 1.94 acres on the northwest corner of South Madison Avenue and
Court Street.
Atlas Page: 287A
Existing Zoning: Downtown (D) District
Request: Flexible Development application to permit a Government Use within
Community Development Board 5/15/2012 1
the Downtown (D) District with a building height of 50 feet (to top of tower) and
57 off-street parking spaces as a Comprehensive Infill Redevelopment Project
under the provisions of the Community Development Code Section 2-903.C.
Proposed Use: Government Use
Neighborhood Association: Clearwater Neighborhood Coalition
Presenter: Kevin W. Nurnberger, Planner III
See Exhibit: Staff Report: FLD2012-01002 2012-05-15
Karl Balducci requested Party Status.
Acting Member van Weezel moved to grant Karl Balducci Party Status. The motion was
duly seconded and carried unanimously.
Member Barker moved to accept Kevin Nurnberger as an expert witness in the fields of
zoning, site plan analysis, planning in general, and code enforcement. The motion was
duly seconded and carried unanimously.
Planner III Kevin Nurnberger reviewed the staff report. In response to a question, he
said buffers and structure placement are designed to minimize adverse effects of
stormwater, parking, and noise on the nearby residential property.
In response to questions, Engineering Construction Manager Tara Kivett said with City
Council approval, Penny for Pinellas money will be used to construct the fire station; the
Council directed staff to build the fire station at this location. The facility will have space
for currently offsite fire prevention services. Buffer landscaping will exceed
requirements. Planning & Development Director Michael Delk said the City was unable
to reach an agreement with the owner of the subject residential property to acquire it for
market value; staff will approach the owner again.
In response to a question, Fire Chief Robert Weiss reviewed the decision to locate the
fire station on Court Street. The public safety facility will be visible to the public and
remain in the downtown corridor. The location offers the most direct route to the beach,
improving response times, and expands fire coverage to the east.
Party Status holder Karl Balducci said noise from the fire station’s current location does
not affect residents. He opposed the Court Street location as it will generate significant
noise, causing noise pollution and ruining the quality of life for nearby residents.
Discussion ensued with comments that no location is perfect for a fire station but
the facility will provide life saving services, which is important to the entire community. It
was noted public safety vehicles with sirens currently use Court Street.
Community Development Board 5/15/2012 2
Member Barker moved to approve Case FLD2012-01002 based on the evidence and
testimony presented in the application, the Staff Report and at today's hearing, and
hereby adopt the Findings of Fact and Conclusions of Law stated in the Staff Report
with conditions of approval as listed. The motion was duly seconded and carried
unanimously.
E. DIRECTORS ITEMS (Items 1)
1. Rules of Procedure, Article 4 Conduct of Meetings, Section 4 Order of Meeting:
to include a 15 minute break and other editorial changes.
Proposed changes to the board's Rules of Procedure were reviewed, including a
meeting break and deleting zoning from Article 5, Section 1.
Member Dame moved to adopt the recommended changes to the board's Rules
of Procedure. The motion was duly seconded and carried unanimously.
F. ADJOURNMENT
The meeting adjourned at 1:35 p.m.
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Community Development Board 5/15/2012 3
EXHIBIT: STAFF REPORT FLD2012-01002 2012-05-15
CDB Meeting Date: May 15, 2012
Case Number: FLD2012-01002
Agenda Item: D. 1.
Owner/Applicant: City of Clearwater
Representative: Tara Kivett, Engineering Construction Manager
Address: 1140 Court Street
CITY OF CLEARWATER
PLANNING AND DEVELOPMENT DEPARTMENT
STAFF REPORT
GENERAL INFORMATION:
REQUEST: Flexible Development application to permit a Governmental Use within
the Downtown (D) District with a building height of 50 feet (to top of
tower) and 57 off-street parking spaces as a Comprehensive Infill
Redevelopment Project under the provisions of the Community
Development Code Section 2-903.C.
ZONING DISTRICT: Downtown (D) District
FUTURE LAND USE
PLAN CATEGORY: Central Business District (CBD)
DOWNTOWN
REDEVELOPMENT
PLAN CHARACTER
DISTRICT: Town Lake Business Park
PROPERTY USE: Current: Vacant land and Governmental Use
Proposed: Governmental Use (Fire Station)
EXISTING North: Downtown (D) District
SURROUNDING Attached Dwellings, Office, Warehouse
ZONING AND USES: South: Commercial(C) District
Retail Sales and Services, Vehicle Service
East: Downtown (D) District
Retail Sales and Services, Place of Worship, Vacant
land, Parking lot
West: Downtown (D) District
Detached Dwellings, Attached Dwellings
ANALYSIS:
Site Location and Existing Conditions:
The 2.04 acre site is generally located at the northwest corner of Court Street and South Madison
Avenue. A total of 10 separate parcels owned by the City of Clearwater along Court Street,
Brownell Street, and South Madison Avenue are a part of this development plan with most of
these parcels being vacant except for three lots which consist of a vacant warehouse and a utility
building that was previously occupied by the Parks and Recreation Department.
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The site is located within the Downtown (D) District and the Town Lake Business Park Character
District of the Clearwater Downtown Redevelopment Plan. The Town Lake Business Park
Character District is characterized by a mixed land use pattern of retail, office,
utility/infrastructure, and nonconforming industrial uses with numerous vacant and underutilized
parcels as well as a scattered concentration of single-family dwellings along Brownell Street that
are adjacent to and near the project site.
To the north and west of the development site are mostly attached dwellings and an office use.
To east are a laundry service business and a church. To the south, along Court Street, are retail
sales and services uses as well as an automobile detailing shop.
Development Proposal:
On January 2, 2012, a Comprehensive Infill Redevelopment Project application was submitted to
establish a new fire station (Governmental Use) at the subject location. The development
proposal includes the demolition of all existing structures on 10 separate parcels of land to
construct a modern 3-story fire station and its associated parking. The building will be situated
at the northwest corner at the intersection of South Madison Avenue and Court Street. It will be
setback 17 feet from the front (south) property line (Court Street) and 6 feet from the front (east)
property line (South Madison Avenue). The proposed setbacks are necessary; any closer to the
property lines or Court Street would require a pavement slope that exceeds the fire trucks ability
to navigate out of the fire station onto the public right-of-way. Furthermore, a portion of
Brownell Street has been vacated to allow for the creation of one parcel that will allow
emergency vehicles direct access to both Madison Avenue and Court Street. The vehicles will
depart the station using Court Street and it is anticipated that they will return using South
Madison Avenue. All parcels will be tied together under a single Unity of Title.
The development plan includes two separate parking lots on the north and south sides of
Brownell Street with a combined total of 57 parking spaces. The north parking lot will be
located to the northwest of the fire station and will consist of 33 parking spaces. This parking lot
will be for the use of on-duty emergency personnel and administrative staff. The south parking
lot will be to the west of the fire station and will consist of 24 parking spaces for the use of the
general public. Each parking lot will be accessed by using Brownell Street; and each lot will
have pedestrian access to the fire station. This development plan is being reviewed as a
Comprehensive Infill Redevelopment Project because it proposes to provide 57 off-street parking
spaces when between 98 and 164 parking spaces would typically be required for Governmental
Uses.
The proposed fire station is to take over all operations that are currently conducted at Fire Station
45 located on Franklin Street in downtown Clearwater. Such activities include functioning as an
active fire station as well as operating as the main location of the fire department administrative
offices. This new station will be 50 feet in height with 32,839 square feet of gross floor area
divided into three floors. The first floor will be 11,301 square feet and will primarily consist of
the vehicle bay, training rooms, emergency equipment storage and maintenance rooms, offices,
and utility rooms. The second floor will be 11,667 square feet and it shall be the living and
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sleeping quarters for on duty emergency personnel. The third floor will consist of 9,839 square
feet of floor area dedicated to the department’s administrative offices.
The development proposal’s compliance with the various development standards of the
Community Development Code (CDC) is discussed below.
Intensity: Pursuant to the Clearwater Downtown Redevelopment Plan, the maximum allowable
Floor Area Ratio (FAR) for governmental use within the Town Lake Business Park character
district is 1.0. The proposed development will result in a FAR of 0.34 which is well below the
provision.
Maximum Building Height: Pursuant to the Clearwater Downtown Redevelopment Plan,
building heights within the Town Lake Business Park character district shall not exceed 75 feet.
The proposed building will have a height of 50 feet which is consistent with this provision.
Minimum Off-Street Parking: Pursuant to CDC Section 2-903, within the Downtown (D)
District, the minimum required parking for a Comprehensive Infill Redevelopment Project is
determined by the Community Development Coordinator based on the specific use and/or the
Institute of Transportation Engineers (ITE) Manual standards. For a comparison, CDC Section
2-903 requires governmental uses to provide parking spaces between the range of 3 and 5 spaces
per 1,000 square feet of gross floor area, which for a 32,839 square foot government use would
result in a requirement between 98 and 164 spaces. As shown on the site plan, the applicant
proposes to provide 57 off-street parking spaces on site. As a result, flexibility from the
minimum off-street parking requirement has been requested and the applicant has provided the
following justification for the request:
“This proposed development is visited infrequently by the general public and the staff
arrives for the most part, during regular business hours. We predict the following traffic
flow for the proposed facility will not significantly alter the existing local traffic. Actual
building use as follows:
11 fire fighters 3 shifts within each 24 hour period
28 administrative staff
12 potential visitors during regular city business hours only
51 peak demand parking spaces required.”
Staff concurs with the above findings and that the proposed 57 off-street parking spaces provided
with this development proposal will be sufficient given the way in which the property is to be
used.
Landscaping: Pursuant to Section 3-1202.E.1 of the Community Development Code, one
interior tree is required for every 150 square feet of required interior greenspace. As the
development proposes 3,575 square feet of interior greenspace a total of 24 interior trees are
required. The landscape plan shows 26 interior trees are proposed; therefore, the development is
in compliance with this provision. It shall be a condition of approval that all proposed
landscaping be installed prior to the issuance of a Certificate of Occupancy.
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Solid Waste Containers and Mechanical Equipment: Pursuant to CDC Section 3-201.D.1, all
solid waste containers, recycling or trash handling areas and outside mechanical equipment shall
be completely screened from view from public streets and abutting properties by a fence, gate,
wall, mounds of earth, or vegetation.
The proposed generator pad will be fully enclosed by a 14 foot high masonry wall with an open
roof. The mechanical equipment pad will also be open roof and fully enclosed by an 8 foot high
masonry wall. The proposed dumpster enclosure will be 6 feet in height and will be located in
the center of the property. All enclosures have been designed to be architecturally consistent with
the building. Each enclosure will be screened by landscaping consistent with the above
provisions. It shall be a condition of approval that the final design and color of the mechanical
enclosure, generator enclosure, and dumpster enclosure shall be consistent with the submitted
architectural elevations.
Code Enforcement Analysis:
There is no outstanding Code Enforcement issue associated with the any of the individual subject
properties.
CLEARWATER DOWNTOWN REDEVELOPMENT PLAN:
Downtown Design Guidelines:
The Downtown Design Guidelines identify both appropriate and inappropriate direction with
regard to various elements associated with new construction and renovations in the Downtown.
A review of these Guidelines within the Plan was conducted and the following applicable items
were identified:
Site Design
Vehicular Circulation/Access and Parking:
The Downtown Design Guidelines state that the location, number and design of driveways shall
maintain the urban fabric of the downtown and that it is appropriate for vehicular access to occur
from secondary street frontages. The subject property presently consists of three curbs cuts on
the vacated portion of Brownell Street that will be eliminated by when the property is developed.
The development proposal will also eliminate the street entrance at the intersection of Brownell
Street and South Madison Avenue to establish new driveway curb cuts along South Madison
Avenue and Court Street for emergency vehicle access to the fire station. Other curb cuts include
two entry ways into both parking lots on Brownell Street. Based upon the scale of the
development, the number of curb cuts is adequate to serve the site while not being excessive so
as to be inconsistent with the fabric of the downtown, and the location and design of the curb
cuts will improve upon the existing urban fabric of the downtown and will be consistent with the
manner in which curb cuts have been previously approved in the downtown.
The Guidelines also state that parking lots shall be located behind the primary façade of the
principle building and that parking lots adjacent to a rights-of-way are to be screened with either
a landscaped buffer or a solid wall or a fence three feet in height. The subject property is such
that it is impossible for parking to be located behind the primary façade of the principle building;
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however both parking lots shall be screened from the public rights-of-way by the use of
appropriate a solid wall, fence, and/or landscape materials that will range between 3 feet to 6.8
feet in height respectively as set forth in the Downtown Design Guidelines.
The Downtown Design Guidelines also state that parking lots should be as unobtrusive as
possible while maintaining easy accessibility. Further, the Guidelines state that vehicular access
should be from a secondary street; the parking lot may be screened with an appropriate landscape
buffer along adjacent to rights-of way. The development plan includes two parking lots that
will have access from a secondary street (Brownell Street). As mentioned above, each parking
lot will be adequately screened through the use of landscaping. Based upon the above, the
development proposal is consistent with the standards set forth in the Guidelines.
Fences and Walls: The Downtown Design Guidelines state that fences and walls shall
compliment and be consistent with the principal structure with regard to materials, texture, size,
shape and color. As noted previously, the development includes the use of a solid wall and a
grill work fence as well as a masonry column and a grill work fence to screen parking areas from
view along the adjacent rights-of-way. The north parking lot will be enclosed by a 6 foot
masonry column and grill work fence that complies with the guidelines. The south parking lot
will not be fenced except for its frontage along Court Street. The landscape plan and hardscape
detail sheet show that a 6.8 foot masonry wall, column and grill work fence will be installed
along the Court Street frontage where typically only a wall and fence are permitted to a
maximum height of 6 feet. The design guidelines allow for an additional 12 inches in height for
column or post height that includes decorative caps above the allowable fence height. The
proposed fence columns include decorative concrete caps. For this reason, the proposed 6.8 foot
solid wall bottom with open top ornamental fence may be located along the front property line of
the south parking lot along Court Street. No fence or wall is proposed along the south parking
lots frontage on Brownell Street. The applicant has chosen to screen the parking lot with
appropriate landscape materials which is consistent with the design guidelines. As previously
noted it shall be a condition of approval that the proposed fence column and wall colors be
consistent with the final design and color of the building. Based upon the above, the proposed
fence and walls are consistent with the standards set forth in the Guidelines.
Pedestrian Circulation/Access:
The Downtown Design Guidelines state that it is appropriate for pedestrian access to be clearly
defined, safe, direct, convenient and landscaped pathways between streets, parking areas and
buildings. New sidewalks will be located on both the north and south side of Brownell Street
within the project area. A clearly marked and direct pedestrian pathway across Brownell Street
will link the north parking lot to the south parking lot and fire station. The pedestrian pathway
continues with access across the subject parcel and connects with the Court Street sidewalk.
Based upon the above, the development proposal is consistent with the standards set forth in the
Guidelines.
Orientation:
The Downtown Design Guidelines state that buildings should be orientated towards the street.
The proposed building placement and site design allows for the building to front onto Court
Street while providing a secondary façade along S. Madison Avenue as well as a side or third
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facade visible to east bound traffic on Brownell Street and Court Street. Locating the building at
the corner of the property nearest the street intersection will provide a landmark building that
will define the Town Lake Business Character District and reinforce the desired vision for this
character district to be redevelopment for office uses. Based upon the above, the development
proposal is consistent with the standards set forth in the Guidelines.
Mass and Scale:
The Downtown Design Guidelines state that mass and scale is the interplay of height, width and
depth of a building and its relative size as it relates to neighboring buildings. The building
design incorporates the use of heights by varying the tower heights and top of flat roof between
47 and 50 feet. It also provides a depth by a step back to the third floor while projecting the
towers and apparatus bay door arches with brick columns; however, the most significant design
element of the building with regard to mass and scale is the use of color. The projecting
architectural elements of the building will be a red brick (Encore Red) color while the remaining
walls of the building will be of a light tan brick (Canyon Spring) color. The use of the red brick
emphasizes the projecting portions of the building whereby visually reducing the scale of the
building to a pedestrian level that relates to the neighboring properties. Based upon the above,
the development proposal is consistent with the standards set forth in the Guidelines.
Rhythm/Spacing:
The Downtown Design Guidelines state buildings shall have a distinct “base,” “middle” and
“cap.” The proposed building has a distinct “base”, “middle” and “cap.” The first floor brick
work shows scored brick courses as an expressed rusticated base which stands out from the
second floor thereby forming the “base.” At the transition from first to second floor, or “base” to
“middle”, there is a soldier course brick arch. The “cap” is formed by ACM ‘eyebrow’ panel
projections. Based upon the above, the façade design is consistent with the standards set forth in
the Guidelines.
Primary and Corner Façade Design:
The Downtown Design Guidelines state that the primary façades shall be the most highly
designed façades and utilize plane changes (i.e. projections and recesses), architectural details,
variety in color, material and textures. Further, the Guidelines state that buildings on corner lots
shall emphasize their prominent location through the use of additional height, massing,
distinctive architectural treatments and/or other distinguishing features. The building has been
designed with two prominent towers. One tower serves as the primary entrance to the building
on Court Street and will be 50 feet in height. This tower is the primary architectural feature on
the front (south) façade and projects out from the building. The other tower has a height of 48
feet and is massed at the intersection of South Madison Avenue and Court Street to provide a
prominent landmark. Both towers will have a vertical window design that draws attention to the
height of the building. The building provides distinctive step back, a variation in height and
color, distinctive fenestration pattern to provide a prominent and corner façade in keeping with
the traditional look of fire station that is consistent with the standards set forth in the Guidelines.
Secondary Façades:
The Downtown Design Guidelines state that the level of design along a secondary façade shall
be consistent with that of the primary façade with regard to architectural style, materials, finish,
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color and detail. As noted above, the building has been designed with two prominent towers on
the south and east facing facades; however, this tower architectural feature is visible and
continued on in each of the building’s façade. Each tower, building entrance, and façade will
also have similar “eyebrow” panels that add an architectural element accent to the towers,
apparatus bays, and entry ways. In addition, the proposed primary and secondary facades
architectural elevations show a projecting soldier brick course arch supported by brick columns
accentuating the middle of the building. Additionally, each façade will be of similar brick color
and patterns creating a unified architectural treatment on the exterior of the building. Based upon
the above, the façade design is consistent with the standards set forth in the Guidelines.
Landscaping:
The Downtown Design Guidelines state that landscape design should augment and support the
architectural features of the building/site where located. The landscape plan proposes
groundcovers, over 500 shrubs and over 60 trees with the plantings in a tiered effect resulting in
a more attractive landscape than simply a row of shrubs and trees in the buffers. The plantings
have been chosen to both accent and highlight the architectural features of the building and the
downtown streetscape. This proposed landscape will enhance this corridor. Based upon the
above, the landscape design is consistent with the standards set forth in the Guidelines.
Materials: The Downtown Design Guidelines state that building materials shall be consistent
with and relate to the architectural style of the building. The building’s exterior will be of brick
material which is in keeping with the contemporary architectural style of the building while
keeping the traditional look of a fire station. Based upon the above, the development proposal is
in compliance with the above referenced Guideline.
Color:
The Downtown Design Guidelines state the number and type of building colors should be
appropriate for and consistent with the architectural style. The proposed building colors are
appropriate for the architectural style of the building and consist of a red brick (Encore Red), a
tan brick (Canyon Spring), a light grey for the ACM ‘eyebrow’ panels (mill finish aluminum),
white for the ACM window panels (metal panel infill Alucobond color “Alabaster, A2001-D),
and a fire engine red color (Pantone 183) for the apparatus bay doors.
Solid Waste Containers and Mechanical Equipment:
The Downtown Design Guidelines state that mechanical equipment shall be integrated into the
design of the site, located in the most unobtrusive location possible and buffered and screened
appropriately. The location of the mechanical equipment is based on the constraints of usable
land area on the design of the site for a standard fire station. The applicant states that the
placement of the enclosures is necessary; to place the enclosures further from the fire station
would require an increase in the size of the equipment or capacities. For this reason, the
enclosures have been located along the west property line, north of the fire station, and south of
the retention pond. The materials and colors will be architecturally similar to the main building.
As discussed above, the enclosures will be various heights ranging from 6 foot to 14 foot in
height. The proposed heights of the enclosures should mitigate noise generated by the
mechanical equipment on adjacent properties. In addition, each enclosure will be buffered and
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screened by the use of wax myrtles from the street and adjacent properties. Based upon the
above, the development proposal is consistent with the standards set forth in the Guidelines.
Visions, Goals, Objectives and Policies:
A review of the Clearwater Downtown Redevelopment Plan was conducted and the development
proposal has been determined to be consistent with the following Visions, Goals, Objectives and
Policies:
Vision: Downtown Clearwater is a major center of activity, business and governments.
The proposal is to establish a government use within the downtown.
Vision: Quality urban design is critical to new construction and renovated buildings. The
site and building design complies with the City’s Downtown Redevelopment
Plan.
Vision: The elimination of blighting conditions and the revitalization of the existing and
expanded Community Redevelopment Area are critical to the future health of
downtown. The proposal involves bringing vacant land in the downtown back into
use.
Objective 1A: All development within Downtown shall further the Goals, Objectives and
Policies of this Plan and shall be consistent with the character districts, the
design guidelines and the Downtown (D) District. The development proposal
complies with the District guidelines. The development proposal complies with
the vision of the Town Lake Business Park Character District by redeveloping the
character district with a development similar to an office park with professional
offices (Fire Department administrative offices).
Objective 1B: Downtown shall be maintained as the City of Clearwater government center. The
proposed development includes the administrative offices of the City of
Clearwater Fire Department.
Objective 3D: Redevelopment is encouraged to create a vibrant Downtown environment
containing a variety of building forms and styles that respect Downtowns
character and heritage. The development proposal includes a building design that
is in-keeping with the various architectural styles in downtown while establishing
a new building with traditional fire station architectural elements to enhance the
building forms located in downtown.
Policy 1: The Downtown Design Guidelines establish the quality and design features
expected for renovation, redevelopment and new construction in Downtown with
which all projects must be consistent. The development proposal is in compliance
with the Downtown Development Guidelines for new construction.
Policy 2: The character of each district shall be reinforced through the site plan and design
review process. Projects shall be consistent with and contribute positively to the
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vision of the character district in which it is located. The Town Lake Business
Park Character District is characterized by a mixed land use pattern of retail, office,
utility/infrastructure, and nonconforming industrial uses with numerous vacant and
underutilized parcels as well as a scattered concentration of single-family
dwellings. The development proposal is in keeping with the existing character
while providing new office development as envisioned in the Downtown
Development Plan for this character district.
COMPLIANCE WITH STANDARDS AND CRITERIA:
The following table depicts the consistency of the development proposal with the standards and
criteria as per CDC Section 2-903 and the Clearwater Downtown Redevelopment Plan:
Standard Proposed Consistent Inconsistent
Floor Area Ratio1.0 0.37 X
Maximum Building Height 75 feet 50 feet X
Minimum Off-Street Parking 3 – 5 parking spaces per 1,000 1.85 parking spaces X
GFA (98-164 parking spaces) (57 parking spaces)
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COMPLIANCE WITH FLEXIBILITY CRITERIA:
The following table depicts the consistency of the development proposal with the Flexibility
criteria as per CDC Section 2-903.C (Comprehensive Infill Redevelopment Project):
Consistent Inconsistent
1. 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 X
development
5. The proposed use shall otherwise be permitted 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, lot 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 step backs; and
Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced landscape
design and appropriate distances between buildings.
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EXHIBIT: STAFF REPORT FLD2012-01002 2012-05-15
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 olfactory and hours of operation impacts on adjacent properties.
In regards to the above general standards for approval, Staff expressed concern about the impact
of the development proposal on the adjacent residential property; specifically to criteria #2 and
#6. Below are the applicants and their representative’s response to the critieria:
2) The proposed development will not hinder or discourage development and use of adjacent
land and buildings or significantly impair the value thereof.
The applicant stated that “The proposed improvement will not hinder or discourage
appropriate development of the adjacent lands or significantly impair their value. The
property upon which the proposed fire station shall be developed is currently vacant land
and storage buildings. Adjacent property uses include commercial, vacant and
residential. The fire station will enhance the appearance of the area with a three-story
building designed in accordance with the Downtown Redevelopment Plan Design
Guidelines. Updated architecture and landscaping will significantly enhance the block
that currently has very few updated buildings and sites. The proposed construction will
meet current building codes including FEMA and ADA requirements including the
addition of new sidewalk where no sidewalk currently exists. This area of the City
recently saw development of a seven story Residence Inn by Marriott along the same
street (Court Street) which has not significantly impaired the adjacent property.
The proposed site is ideal for the fire station situated on a major transportation route
while on the fringe of residential development. The station will allow the City to continue
to provide essential fire suppression and other safely related services and will improve
response time over the current location on Franklin Street. The building will be
constructed to withstand hurricane wind forces allowing its use as a center of critical
services during an emergency.
The ideal site for the construction of the fire station would include Parcel 15-29-58338-
001-0110. Acquisition of the parcel would improve on-site drainage and logistics.
Accordingly, the owner of the parcel was contacted and would have been offered fair
market value, however, the owner was unresponsive. To allow for efficient use of the
Community Development Board – May 15, 2012
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EXHIBIT: STAFF REPORT FLD2012-01002 2012-05-15
site, the City would be willing to purchase the property at a value not impaired or
diminished by the proposed development. For as long as the parcel remains in private
ownership, all property rights will remain intact including ingress/egress and
development rights with the property’s current zoning classification.”
Staff agrees with the applicant’s statement. The applicants have designed a site and
building that retains the feel of a traditional fire station in a neighborhood while also
designing a site that takes into account the future vision of the Town Lake Business Park
District as outlined in the Downtown Redevelopment Plan.
6) The design of the proposed development minimizes adverse effects, including visual,
acoustic and olfactory and hours of operation impacts on adjacent properties.
The applicant stated that “There is no manufacturing of any-type taking place on the
proposed fire station site and to the best of our knowledge, there will be no objectionable
olfactory issues. All City fire department vehicles have on board devices to mitigate
noxious odors and gases being emitted from them thus no objectionable odors will be
generated by the vehicles. The proposed fencing of the property combined with the soft
landscaping illustrated by the drawings at the perimeter of the property will provide an
aesthetically appealing buffering for views from the street and the surrounding
properties.”
Staff agrees with the applicant’s statement. Staff believes that the applicant has taken
such concerns into the design of the site to mitigate any anticipated adverse effects such
as acoustical effects a fire station may have on adjacent properties. The height of the
mechanical and generator enclosures will reduce the noise level of the equipment on
adjacent properties. In addition, any noise generated by maintenance on emergency
vehicles will be minimized as such work is typically performed inside the fire station.
SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its meeting of February 2, 2012, and deemed the development proposal to be legally sufficient
to move forward to the Community Development Board (CDB).
Findings 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 2.04-acre subject property is located on the northwest corner at the intersection of
Madison Avenue and Court Street;
2.That the subject property is located within the Downtown (D) District and the Central
Business District (CBD) Future Land Use Plan category;
3.That the subject properties are located in the Town Lake Business Park Character District of
the Clearwater Downtown Redevelopment Plan;
4.That a total of ten separate parcels along Court Street, Brownell Street, and South Madison
Avenue are a part of this development plan with each property owned by the City of
Clearwater; and
Community Development Board – May 15, 2012
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EXHIBIT: STAFF REPORT FLD2012-01002 2012-05-15
5.That the proposal is to construct a 3-story, 32,839 square foot fire station at the intersection
of South Madison Avenue and Court Street;
6.That the height of the fire station will be 50 feet (to top of tower); and
7.That there will be a total of 57 off-street parking spaces.
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 has been found to be in compliance with the applicable
provisions of the Design Guidelines as set forth in the Clearwater Downtown Redevelopment
Plan;
2.That the development proposal has been found to be in compliance with the Visions, Goals,
Objectives and Policies of the Clearwater Downtown Redevelopment Plan and the Town
Lake Business Park character district;
3.That the development proposal has been found to be in compliance with the applicable
Standards and Criteria as per CDC Section 2-903;
4.That the development proposal has been found to be in compliance with the Flexibility
criteria for a Comprehensive Infill Redevelopment Project as per CDC Section 2-903.C; and
5.That the development proposal has been found to be in compliance with the General
Standards for Level Two Approvals as per CDC Section 3-914.A.
APPROVAL
Based upon the above, the Planning and Development Department recommends of
the Flexible Development application to permit a Governmental Use within the Downtown (D)
District with a building height of 50 feet (to top of tower) and 57 off-street parking spaces as a
Comprehensive Infill Redevelopment Project under the provisions of the Community
Development Code Section 2-903.C, subject to the following conditions:
Conditions of Approval:
1.That a building permit be obtained for the parking lot improvements, landscaping and
building improvements;
2.That a right-of-way permit be secured prior to any work performed in the public right-of-
way, and that separate right-of-way permits are obtained for all sidewalks along City streets;
3.That each wall or fence column color shall be consistent with the final design and color of
the building and shall be approved as set forth in CDC Sections 3-803 and 3-804, and the
Downtown Development Guidelines;
4.That prior to the issuance of a building permit, all outstanding comments from the
Engineering Department shall be addressed;
5.That prior to the issuance of a Certificate of Occupancy, all of the proposed landscaping shall
be installed;
6.That prior to the issuance of a Certificate of Occupancy, all utilities including individual
distribution lines must be installed underground, as set forth in CDC Section 3-912;
7.That the applicant record a Declaration of Unity of Title with Pinellas County that combines
the parcels 15-29-58338-002-0080; 15-29-15-58338-001-0140; 15-29-15-21672-000-0080;
15-29-15-58338-002-0100; 15-29-15-58338-002-0101; 15-29-58338-002-0120; 15-29-15-
58338-002-0110; 15-29-15-58338-001-0080; 15-29-15-58338-001-0100; and 15-29-15-
58338-001-0120;
Community Development Board – May 15, 2012
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EXHIBIT: STAFF REPORT FLD2012-01002 2012-05-15
8.That any/all future signage must meet the requirements of Code and be architecturally
integrated with the design of the building with regard to proportion, color, material and finish
as part of a final sign package submitted to and approved by Staff;
9.That the final design and color of the building, mechanical enclosure, generator enclosure,
and dumpster enclosure shall be consistent with the architectural elevations submitted to (or
as modified by) the CDB, and be approved by Staff; and
10.Prior to the issuance of building permits, the Fire Department may require the provision of a
Water Study performed by a Fire Protection Engineer in order to ensure that adequate water
supply is available and to determine is any upgrades are required by the developer due to the
impact of the 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, then the water supply must
be able to supply 150% of its rated capacity.
Prepared by Planning Department Staff: __________________________________________
Kevin W. Nurnberger, Planner III
: Location Map; Aerial Map; Zoning Map; Existing Surrounding Uses Map; and Photographs
ATTACHMENTS
Community Development Board – May 15, 2012
FLD2012-01002 – Page 14
LL
Uearwater
Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1_ (Thce• FT.T)2012- :002— 1 140 Court Street
Yes No
I have conducted • • •rs anal inv•. ;Ration on the personal site visit to the folio inR pr perties.
Signature: • Ar -. Date: IS it
kkk(Lir XANP•ICWS
PRINT NAME
S.\Planning Department\C D B1Agendas DRC&CDBICDBI2012105 May 15,201211 Cover MEMO 2012.doc
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Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1, Cage: FT.T)2012-01002— 1 140 Court Street
Yes jX, No
I have conducted a , • l .•vestigation on the personal site visit to the following •roperties.
��i
Signature: ,,,,e,,...4168,„, Date: _ 2�
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Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1. Case: FT.D7012-01002— 1 140 Court Street
Yes No
I have conducted a per onal inv stigation on the personal site visit to the following properties.
Signature: Date: 5)I-I)i Z
0 6,A)
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PRINT NAME
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Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1. (ace• FT.D9017-01002— 1 140 Court Street
Yes No
I have conducted a ersonal investi!ation o the •ersonal site visit to the ollowin! •ro•erties.
Signature: iC.P��-C1��,i�?! Date: A5--- /4/— 9-0 /)--
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Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1. Cace: FI.T)2012-01.002— 1 140 Court Street
0
Yes No
I have conducted a I ersonal investi!ation on th ±ersonal site visit to the following properties.
Signature: Date: 5 6/12
bpi An .46ciNker
PRINT NAME
S:(Planning Department\C D BlAgendas DRC&CDBICDBI2012105 May 15,201211 Cover MEMO 2012.doc
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Uearwater
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,...„.............w.„......
Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1. Cace: F_, 2012-01002- 1 140 Co rt Street
Yes No .
I have co ' c e i per onal } ye 'gallon on the personal site visit to the following properties.
5 , (01 , (,4
Signature. � Date:
( Co
PN AME
S:\Planning Departtnent\C D B\Agendas DRC&CDBICDB12012105 May 15,201211 Cover MEMO 2012.doc
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Interdepartmental Correspondence Sheet
TO: Community Development Board Members
FROM: Robert Tefft,Development Review Manager
COPIES: Leslie Dougall-Sides, Assistant City Attorney; Susan Chase, Documents and
Records Specialist,/Pat Sullivan,Board Reporter
SUBJECT: Agenda Items for May 15,2012
DATE: May 09,2012
CDB packets being distributed contain the following
Site investigation form
Unapproved minutes of previous meeting April 17,2012
Agenda
Level Two Applications (Items 1)
1. Case: FT D7017-01002— 1140 Court Street
Yes No
I have conducted a personal investigation on the personal site visit to the following properties.
Signature: x ��Z%d," ( `'4` Date: J~/�1 j'1/
Pl149 4 ei-sory
PRINT NAME
S.\Planning Department\C D BL9gendas DRC&CDBICDBI2012105 May 15,201211 Cover MEMO 2012.doc