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FLD2013-03010� � �a�� ;� MEETING DATE: AGENDA ITEM: CASE: COMMUNITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT June 18, 2013 (Continued fi�om the May 21, 2013 CDB meetin� D.1. FLD2013-03010 REQUEST: Flexible Development application to permit a 3,016 square foot automobile service station in the Commercial (C) District with a lot area of 25,050 square feet, lot widths of 167 feet (along Belleair Road) and 150 feet (along Highland Avenue), building heights of 14 feet (to midpoint of pitched roof of existing building) and 17.5 feet (to top of proposed gas pump canopy), front (south) setbacks of 29.56 feet (to canopy) and 5.04 feet (to pavement), front (east) setbacks of 38.45 feet (to canopy) and 13.97 feet (to pavement), side (north) setbacks of 10.1 feet (to building) and 5.46 feet (to pavement), a side (west) setback of 9.98 feet (to building) and ten off-street parking spaces, as a Comprehensive Infill Redevelopment Project, under the provisions of Community Development Code (CDC) Section 2-704.E. along with reductions of the front (south) landscape buffer from 15 feet to 5.04 feet (to pavement), the front (east) landscape buffer from 15 feet to 13.97 feet (to pavement), the area of interior landscaping from 1,484 square feet to 320 square feet, eliminate 57 linear feet of the required foundation plantings along the front (east) fa�ade of the building, and eliminate the shrubs required in the foundation plantings along the front (south) facade of the building as part of a Comprehensive Landscape Program under the provisions of 3-1202.G. GENERAL DATA: Agent . . .. . . . . .. . . . . . . . .. . . . . . . . . Adam Carnegie, AICP, Stantec Applicant / Owner . ............ S. Murphy Enterprises, Inc. Location ........... ............... 1498 Belleair Road; northwest corner of Belleair Road and Highland Avenue Property Size .................... 0.575 Acres Future Land Use Plan...... Commercial General (CG) Zoning .......................... Commercial (C) District Special Area Plan .............. N/A Adjacent Zoning North: South: East: West: Existing Land Use ............. Proposed Land Use......... Commercial (C) District Commercial (C) District Commercial (C) District Commercial (C) District Office/ Limited Vehicle Service Automobile Service Station � � ■ -� <;ti � -�w j , . ,;� t . :. �� i ` � �: s'�r„ °�' �,� ' °�F :;'w 1 � I � �.� � �; � �� ° Clearwater Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION u �,m3` Y.. : . . ANALYSIS: Site Location and Existing Conditions: The 0.575 acres is located at the northwest corner of Belleair Road and Highland Avenue. As the property is located on a corner lot it contains two front setbacks and two side setbacks. The subject property is currently developed with a 3,016 square foot building currently vacant and previously used as office. Also existing is a self-serve car wash (limited vehicle service) and 16 off-street parking spaces. The subject property has 167 feet of frontage along Belleair Road, which is a right- of-way of 100 feet in width and 150 feet of frontage along Highland Avenue, which is a right-of-way of 80 feet in width. The site has two ingress/ egress areas, one on Belleair Road and one on Highland Avenue. Development Proposal: On March l, 2013, a Comprehensive Infill Redevelopment Project application was submitted for the redevelopment of the property with an automobile service station. The development consists of, demolition of the self-serve car wash facility, the construction of eight gas dispensers under a canopy, installing underground gas storage containers, and renovating the existing building to contain restrooms, point of sale and retail items along with 11 off-street parking spaces and the relocation of an existing dumpster enclosure. The existing building's location and proposed location for the gas canopy complies with all setback requirements; however the applicant has requested flexibility with regard to setbacks measured to pavement, specifically with respect to the setback along Belleair Road and Highland Avenue. Pursuant to Community Development Code (CDC) Section 3-903.F, parking lots shall be set back from all property lines a distance consistent with the required perimeter landscape buffer width. A 15 foot wide landscape buffer is required along Belleair Road and Highland Avenue. Along Belleair Community Development Board — June 18, 2013 FLD2013-03010 — Page 1 of 10 Y Cl\.itil Ir�{�l.�Level II Flexible Develo mentA IIC.aYIOfI R2VI2W PLANNING&DEVELOPMENT P PP DEVELOPMENT REVIEW DIVISION J .. Road the proposal provides for a setback of 5.04 feet from the property line to proposed pavement. Along Highland Avenue, the proposal provides for a setback of 13.97 feet to proposed pavement. As these setbacks do not meet the aforementioned Code Section or flexibility provided for Flexible Standard Development application for automobile service stations, the development proposal is being reviewed as a Comprehensive Iniill Redevelopment Proj ect. Other proposed modifications include expanding the throat of the driveway on Belleair Road from 24 to 30 feet and the throat of the driveway on Highland Avenue from 21 to 30 feet and relocating a potion of sidewalk traversing the southeast corner of the property to be entirely in the public right-of-way. Floor Area Ratio (FAR� Pursuant to the Countywide Plan Rules and CDC Section 2-701.1, the maximum FAR for properties with a designation of Commercial General is 0.55. The proposal is for the establishment of an automobile service station use with a total gross floor area of 3,016 square feet at a FAR of 0.120, which is below the above referenced maximum. Impervious Surface Ratio (ISR): Pursuant to the Countywide Plan Rules and CDC Section 2- 701.1, the maYimum allowable ISR is 0.90. The proposed ISR is 0.75, which is below the above referenced maximum. Minimum Lot Area and Width: Pursuant to CDC Table 2-704, there is no minimum required lot area or lot width for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the minimum lot area for automobile service stations in the Commercial (C) District is 10,000 square feet. The subject lot area is 25,050 square feet (0.575 acres), which exceeds these comparative Code provisions. Pursuant to the same Table, the minimum lot width for automobile service stations in the C District is 100 feet. The subject lot width along Belleair Road is 167 feet, while the lot width along Highland Avenue is 150 feet, which exceeds the comparative Code comparison. Minimum Setbacks: Pursuant to CDC Table 2-704, there are no minimum setback requirements for a Comprehensive Infill Redevelopment Project. However, for a point of comparison automobile service stations must have 25 foot (front) and 10 foot (side) setbacks. Setbacks to parking are based upon the required landscape buffers which for the fronts (south and east) is 15 feet and sides (north and west) five feet It is noted that corner lots have front setback requirements on both street frontages and side setback requirements from the remaining lot lines. The proposal includes front (south) setbacks of 29.56 feet (to canopy) and 5.04 feet (to pavement), front (east) setbacks of 38.45 feet (to canopy) and 13.97 feet (to pavement), side (north) setbacks of 10.1 feet (to building) and 5.46 feet (to pavement) and a side (west) setback of 9.98 feet (to building). This proposal includes the addition of eight gas dispensers, underground gas storage containers and canopy to the site. Staff is supportive of the front setback reductions as it is anticipated that any proposed use will need setback reductions for vehicular use area. The setback reductions will increase the functionality of the vehicular use area by providing adequate room for appropriate turning radii. Furthermore, the reduced side (north) setback will allow for an improved access to the dumpster enclosure as well as being able to provide an air/ water island typical to automobile service stations. Community Development Board — June 18, 2013 FLD2013-03010 — Page 2 of 10 � Cll.t41 �GiL�t Level II Flexible Develo ment lication Review PL^xr�s�G & navELOrn�NT P APP DEVELOPMENT REVIEW DIVISION u . ,s'�':.tie.., . . . . Maximum Building Hei� Pursuant to CDC Table 2-704, there is no maximum height for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, the maximum height for automobile service stations is 25 feet. The proposed building heights are 14 feet (to midpoint of pitched roof of existing building) and 17.5 feet (to top of proposed gas pump canopy), which is less than the comparative Code comparison. Minimum Off-Street Parkin�: Pursuant to CDC Table 2-704, the minimum off-street parking requirement for a Comprehensive Iniill Redevelopment Project shall be determined by the Community Development Coordinator based on the specific use and/or ITE Manual standards. However, for a point of comparison, pursuant to CDC Table 2-704, the minimum required parking for automobile service stations is five spaces per 1,000 square feet. The proposal includes the renovation of the existing 3,016 square foot building which results in the need for 15 parking spaces. The development proposal provides for 11 off-street parking spaces, which equates to 3.64/1,000 GFA. One of these spaces will be a handicap space meeting Code requirements. The applicant has submitted a Parking Demand Study that analyzed the parking demand for similar stores on similar roadways and the justification has been determined to be satisfactory. Si�ht VisibilitY Trian� Pursuant to CDC Section 3-904.A, to minimize hazards at the proposed driveways on Belleair Road and Highland Avenue, no structures or landscaping may be installed which will obstruct views at a level between 30 inches above grade and eight feet above grade within 20-foot sight visibility triangles. The proposal was reviewed by the City's Traffic Engineering Department and found to be acceptable. Utilities: Pursuant to CDC Section 3-912, for development that does not involve a subdivision, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. The proposal includes undergrounding of the utility distribution lines. Landscapin� Pursuant to CDC Section 3-1202.D, the required perimeter buffers are 15 feet in width along the fronts (south and east) and five feet in width along the sides (north and west). The proposal includes the m�imum practicable landscaping buffers and includes, at a minimum, a 5.04 foot landscape buffer along Belleair Road, a 13.97 foot landscape buffer along Highland Avenue and a five foot wide landscape buffer along the north and west property. These buffers will have shade trees, accent trees, and palms. These front buffers will also have a continuous hedge, shrubs, and ground cover. The side (north) buffer will have shade tolerant accent trees. This side buffer is too narrow for shade trees and there are existing shade trees on the adjacent property with large established canopies that extend onto the subject site. Additional shade trees in the buffer would be inappropriate for tree development. The interior landscaping required is ten percent of the total vehicular use area which would require 1,484 square feet of interior landscaping. A total of 320 square feet of interior landscaping is provided. The site cannot increase the interior landscaping without further reducing the parking. The required five foot foundation landscaping is not being provided on the east facade facing the adjacent right-of-way. The site is proposing the maximum practical landscaping improvements and is focusing landscaping improvements in those areas that are most visible; the front buffers. In addition, the proposal will provide native tree and shrub Community Development Board — June 18, 2013 FLD2013-03010 — Page 3 of 10 ° Clearwater Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT P PP DEVELOPMENT REV�W D1VISION L . �5.. �.. . . . species as encouraged in the CDC. The proposed landscaping will be a significant improvement, is the maximum practicable, and is supportable. Solid Waste: The proposal provides a 26 foot by 13 foot dumpster enclosure along the north property line between the existing building and proposed canopy. Plans indicate this enclosure will be constructed to City standards the proposal has been found to be acceptable by the City's Solid Waste and Fire Departments. Si�na� The proposal does not include any signage at this time. Any signage, if and/or when proposed, must meet Code requirements. There is an existing freestanding sign in excess of 14 feet in height at the southeast corner of the property. A condition of approval is being included to bring the non-conforming freestanding sign into Code conformance. Comprehensive Plan: The proposal is supported by various Goals, Objectives andlor Policies of the City's Comprehensive Plan as follows: Future Land Use Plan Element Policy A.3.2 Objective — All development or redevelopment initiatives within the City of Clearwater shall meet the minimum landscaping / tree protection standards of the Community Development Code in order to promote the preservation of existing tree canopies, the expansion of that canopy, and the overall qualiry of development within the City. The proposal includes a Comprehensive Landscape Program due to the reduction of a buffers, interior landscaping, and foundation landscaping. However the proposal includes a majority of compliant buffer widths, additional shade trees, accent trees, palms, hedges, shrubs, and ground cover and meets the spirit of this objective to the maximum extent practicable. Objective A.6.4 — Due to the built-out character of the city of Clearwater, compact urban development within the urban service area shall be promoted through application of the Clearwater Community Development Code. The proposal addresses this Objective through the use of the Comprehensive Infill Redevelopment Project as part of a Flexible Development application for the reuse of an existing building and site which, without the requested deviations from Code would have its potential use severely limited. Community Develo�ment Code: The proposal is supported by the general purpose, intent and basic planning objectives of this Code as follows: Section 1-103.B.1. Allowing property owners to enhance the value of their property through innovative and creative redevelopment. The property owners will make improvements to the site including improved farade treatments to the existing building and landscaping enhancements. The existing building and site were previously used for office and limited vehicle service uses. The proposal will establish one use within the existing building and improved site. Section 1-103. B. 2. Ensuring that development and redevelopment will not have a negative impact on the value of surrounding properties and wherever practicable promoting development and redevelopment which will enhance the value of surrounding properties. Surrounding properties to the south, east and west have been developed with a variety of non- residential uses including retail sales and services, medical clinic, veterinary clinic and Community Development Boaxd — June 18, 2013 FLD2013-03010 — Page 4 of 10 � C��t4� 11 �Ll.l Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT p Pp DEVELOPMENT REVffiW DIVISION � ��a=.� � automobile service station. These properties have been similarly developed with regard to setbacks (to pavement and buildings). The proposed landscaping of the subject property will be an upgrade compared to the landscaping of the surrounding properties. Section 1-103.B.3. Strengthening the ciry's economy and increasing its tax base as a whole. The existing building is vacant. The proposal will establish an allowable use for the site, while bringing a needed service to the neighborhood and the City of Clearwater as a whole. Section 1-103. E. 3. Protect and conserve the value of land throughout the city and the value of buildings and improvements upon the land, and minimize the conflicts among the uses of land and buildings The proposed use is not anticipated to have any conflict with the surrounding uses of land. The building was previously used for an office. The proposal will establish the new automobile service station use within a renovated building and improved site. General purpose and Intent of'the Commercial Zoning District (Section 2-701): The intent and purpose of the Commercial District is to provide the citizens of the City of Clearwater with convenient access to goods and services throughout the city without adversely impacting the integrity of residential neighborhoods, diminishing the scenic quality of the city or negatively impacting the safe and efficient movement of people and things within the City of Clearwater. The proposal will provide a needed use conveniently located at an intersection. The surrounding uses are Commercial and the use will not negatively affect residential properties as they are not adjacent to the site. The proposal includes establishing an automobile service station within an existing and improved building and improved site landscaping to the maximum extent practicable. Code Enforcement Analysis: There are no active Code Enforcement cases for the subject property. Community Development Board — June 18, 2013 FLD2013-03010 — Page 5 of 10 ��Vlll tl'�t�l.l Level II Flexible Develo ment A lication Review P�^��G&nEVELOrMErrr P PP DEVELOPMENT REV�W DIVISION � �� COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the consistency of the development proposal with the standards and criteria as per CDC Sections 2-701.1 and 2-704: Standard Proposed Consistent Inconsistent F.A.R. 0.55 0.120 X Impervious Surface Ratio 0.90 0.75 X Minimum Lot Area N/A 25,050 sq. 8. (0.575 acres) X Minimum Lot Width N/A Belleair Road: 167 feet X Highland Avenue: 150 feet Minimum Setbacks Front: N/A South: 29.56 feet (to gas canopy) X 5.04 feet (to pavement) East: 38.4 feet (to gas canopy) X 13.97 feet (to pavement Side: N/A North: 10.1 feet (to building) X five feet (to pavement) West: 9.98 feet (to building) �{ Maximum Height N/A 14 feet (to mid-point of roo fl X 17.5 feet (to top of gas canopy) Minimum Determined by the 11 parking spaces Off-Street Parking community development coordinator based on the specific use and/or ITE Manual standards Community Development Board — June 18, 2013 FLD2013-03010 — Page 6 of 10 ��Vtll �F�6�1 Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT P PP DEVELOPMENT REVIEW DIVISiON � -:$x�: ._. COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2- 704.E. (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; O Distinctive fenestration patterns; ❑ Building stepbacks; and ❑ Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appronriate distances between buildines. Community Development Board — June 18, 2013 FLD2013-03010 — Page 7 of 10 � V��il� 1'1' �L�� Level II Flexible Development Application Review � . . � � �,. . . . PLANNING & DEVELOPMENT DEVELOPMENT REVTEW DIVISION 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: 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. 2. The proposed development will not hinder or discourage development and use of adjacent land and buildings or significantly impair the value thereof. 3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. 4. The proposed development is designed to minimize traffic congestion. 5. The proposed development is consistent with the community character of the immediate vicinity. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. Consistent � Inconsistent X X X X X X SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of April 4, 2013 and deemed the development proposal to be legally sufficient to move forward to the Community Development Board (CDB), based upon the following: 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 0.575 acre subject property is located at the northwest corner of Belleair Road and Highland Avenue; 2. 3. 4. 5. 6. 7. 8. 9. 10 That the subject property is located within the Commercial (C) District and the Commercial General (CG) future land use plan category; That the subject property has 167 feet of frontage along Belleair Road and 150 feet of frontage along Highland Avenue; That the current uses of the site are an unoccupied office building and an operational self- service car wash facility (limited vehicle service); That adjacent uses are zoned C, Office and Institutional Districts and developed with retail sales and services medical office and automobile service station uses; That based upon the gross floor area of the proposed building, a minimum of 15 off-street parking spaces are required and the applicant has proposed 11 parking spaces; That in order to provide as much of the required off-street parking as possible, the proposal includes reductions to required setbacks; That the proposal includes setback reductions to pavement from the north, south, and east property boundaries; That the proposal includes a building height 14 feet (to midpoint of pitched roof of existing building) and 17.5 feet (to top of proposed gas pump canopy); and That there are no outstanding Code Enforcement issues associated with the subject property. Community Development Board — June 18, 2013 FLD2013-03010 — Page 8 of 10 � Vl\.ti�� ►Y �I�l.l Level II Flexible Development Application Review nEVSL Po t�NT aEV�w nME s ox - °�� . ° _ Conclusions of Law The Planning and Development Department, having made the above findings of fact, reaches the following conclusions of law: 1. That the development proposal is consistent with the Standards as per Tables 2-701.1. and 2- 704 of the Community Development Code; 2. That the development proposal is consistent with the Flexibility criteria as per Section 2- 704.E of the Community Development Code; 3. That the development proposal is consistent with the Flexibility criteria for a Comprehensive Landscape Program as per CDC Section 3-1202.G; and 4. That the development proposal is consistent with the General Standards for Level Two Approvals as per Section 3-914.A of the Community Development Code. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to permit a 3,016 square foot automobile service station in the Commercial (C) District with a lot area of 25,050 square feet, lot widths of 167 feet (along Belleair Road) and 150 feet (along Highland Avenue), building heights of 14 feet (to midpoint of pitched roof of existing building) and 17.5 feet (to top of proposed gas pump canopy); front (south) setbacks of 29.56 feet (to canopy) and 5.04 feet (to pavement), front (east) setbacks of 38.45 feet (to canopy) and 13.97 feet (to pavement), side (north) setbacks of 10.1 feet (to building) and five feet (to pavement), a side (west) setback of 9.98 feet (to building) and 11 off- street parking spaces, as a Comprehensive Infill Redevelopment Project, pursuant to Community Development Code (CDC) Section 2-704.E. along with reductions of the front (south) landscape buffer from 15 feet to 5.04 feet (to pavement), the front (east) landscape buffer from 15 feet to 13.97 feet (to pavement), the area of interior landscaping from 1,484 square feet to 268 square feet, eliminate 57 linear feet of the required foundation plantings along the front (east) farade of the building, and eliminate the shrubs required in the foundation plantings along the front (south) facade of the building as part of a Comprehensive Landscape Program under the provisions of 3-1202.G., with the following conditions: Conditions of Approval l. That the final design, color, and elevations of the proposed canopy and building renovation be consistent with the conceptual design, color, and elevations submitted to, or as modified by, the CDB; 2. That any electric and communication panels, boxes, and meters located on the exterior of the buildings be painted the same color as the building; 3. That all utilities serving this building be relocated underground on-site in compliance with the requirement of CDC Section 3-912; 4. That prior to the issuance of any certificates of occupancy, the existing non-conforming freestanding sign (height), be brought into compliance with CDC Section 6-104.A; 5. That issuance of a development permit by the City of Clearwater does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law; 6. That all other applicable local, state and/or federal permits be obtained before commencement of the development; Community Development Board — June 18, 2013 FLD2013-03010 — Page 9 of 10 : Clear�ater Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT p PP DEVELOPMENT REVIEW DIVISION � �.�� -� : � 7. That application for a building permit be submitted no later than June 18, 2014, unless time extensions are granted pursuant to CDC Section 4-407; and 8. That prior to the issuance of any building permits, the Fire Department may require the provision of a Water Study performed by a Fire Protection Engineer in order to ensure that an adequate water supply is available and to determine if 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 and Development Department Staff: Matt Jackson, Planner III ATTACHMENTS: Photographs of Site and Vicinity Community Development Board — June ] 8, 2013 FLD2013-03010 — Page 10 of 10 View of the self service car wash structure to be removed. View from the east property line looking west. View from the southeast corner of the property looking southeast. View of the existing building to be renovated to a 7-1 l. View from the southeast corner of the property looking south. View from the southeast corner of the property looking northeast. 1498 Belleair Road Case FLD2013-03010 Matthew Jackson 100 South Myrtle Avenue Clearwater, Florida 33756 (727)562-4504 matthew. i ackson(�n,myclearwater.com PROFESSIONAL EXPERIENCE ❑ Planner III February 2013 to present City of Cleanvater, Clearwater, Florida Duties include performing the technical review and preparation of staff reports for various land development applications, the organization of data and its display in order to track information and provide status reports, and making presentations to various City Boards and Committees. ❑ Planner II City of Clearwater, Clearwater, Florida May 2011 to February 2013 October 2008 to June 2010 Regulate growth and development of the City in accordance with land resource ordinances and regulations related to community development. Landscape plan review including: conceptual, and variance. Reviews and analyzes site plans and conducts feld studies to determine the integrity of development plans and their compatibility with surroundings. Interdepartmental and zoning assistance. Respond as a City representative to citizens, City officials, and businesses concerning ordinances and regulations. Make recommendations and presentations at staff level at various review committees, boards, and meetings. ❑ Planner I Calvin-Giordano and Associates, Fort Lauderdale, Florida May 2005 to December 2007 Project manager for various development applications such as plat, site plan, rezoning and variances. In-depth government agency, in-house and client coordination to ensure that the projects maintained submittal schedules stayed within budget constraints and attained approval. Schedule and lead project kick-off ineetings, ensure municipal project conditions were resolved, produce supporting documents and make site visits as well. Research and prepare due diligence reports including subject matter such as zoning, land uses, densities, available public utilities and land development costs. Member of emergency mitigation committee formed to prepare and mitigate for natural or man-made disasters affecting Calvin, Giordano and Associates and local municipalities. ❑ Manager Church Street Entertainment, Orlando, Florida September 1999 to February 2004 Supervised and managed daytime and nighttime operations of a bar and nightclub entertainment complex including 100+ staff. Conducted hiring and training operations including security and inventory control. Managed and reconciled nightly gross revenues as well as preparing and delivering deposits. Assisted in taking inventory and preparing weekly inventory orders, marketing and special events. ❑ Linguist USArmy, Fort Campbell, KY October 1991 to October 1995 Maintain fluency in the Arabic language and knowledge of customs and culture as well as military readiness for possible deployments or training operations. Co-managed intelligence gathering operation in Haiti including coordination between multiple Special Forces units and civilian authorities. Interpreter between U.S. and Egyptian soldiers during training exercises. Liaison between Special Forces battalions to coordinate certification training. EDUCATION ❑ Master of Arts, Urban and Regional Planning, Florida Atlantic University, 2007 ❑ Bachelor of Arts, Urban and Regional Planning, Rollins College, 2004 o ("' Planning & Development Department � li ea�a��r Flexible Develo ment Application p � Attached Dwellings, Mixed-Uses orNon-Residential Uses IT IS INCUMBENT UPON THE APPLICANT TO SUBMIT COMPLETE AND CORRECT INFORMATION. ANY MISLEADING, DECEPTIVE, INCOMPLETE OR INCORRECT INFORMATION MAY INVALIDATE YOUR APPLICATION. ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED IN PERSON (NO FAX OR DELIVERIES) TO THE PLANNING & DEVELOPMENT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE. A TOTAL OF 11 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHIN ARE TO BE SUBMITTED FOR REVIEW BY THE DEVELOPMENT REVIEW COMMITTEE. SUBSEQUENT SUBMITTAL FOR THE COMMUNITY DEVELOPMENT BOARD WILL REQUIRE 15 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 14 COPIES). PLANS AND APPLICATIONS ARE REQUIRED TO BE COLLATED, STAPLED AND FOLDED INTO SETS. THE APPLICANT, BY FILING THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE COMMUNITY DEVELOPMENT CODE. FIRE DEPT PRELIMARY SITE PLAN REVIEW FEE: $200 APPLICATION FEE: $1,205 PROPERTY OWNER (PER DEED): S. Murphy Enterprises, Inc. MAILING ADDRESS: 2100 Calumet Street, Suite #1, Clearwater, FL 33765 PHONE NUMBER: (!27)�93-$�29 EMAIL: smgha12(a�hotmail.com AGENT OR REPRESENTATIVE: R. Adam Carnegie, AICP - Stantec Daniel Tubb - Lend Lease MAILING ADDRESS: 2205 N. 20th Street, Tampa, FL 33605 One North Wacker Drive, Ste. 870, Chicago, IL 60606 PHONE NUMBER: (813) 223-9500 (813) 352-5585 EMAIL: adam.carnegie@stantec.com daniel.tubb@lendlease.com ADDRESS OF SUBJECT PROPERTY: 1498 Belleair Road, Clearwater, FL 33756 PARCEL NUMBER(S): 23-29-15-00000-330-0700 LEGAL DESCRIPTION: SPC� attarh@d "Exhibit A- Leqal Descrintion" PROPOSED USE(S): Automobile service stations (convenience store w/ fuel) DESCRIPTION OF RE4UEST: Reduce required parking from 15 spaces to 11 (see Supporting Memo at Revised Exhibit "C"); Specifically identify the request (indude all requested code flexibility; e.g., reduction in required number of porking spaces, height, seibacks, lot size, lot width, specific use, etc.): and deviations from landscaping requirements as described in Revised Exhibit "B." Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 1 of 8 Revised 01/12 ° learwater � V U Planning & Development Department Flexible Development Application Data Sheet PLEASE ENSURE THAT THE FOLLOWING INFORMATION IS FILLED OUT, IN ITS ENTIRETY. FAILURE TO COMPLETE THIS FORM WILL RESULT IN YOUR APPLICATION BEING FOUND INCOMPLETE AND POSSIBLY DEFERRED UNTIL THE FOLLOWING APPLICATION CYCLE. ZONING DISTRICT: FUTURE LAND USE PLAN DESIGNATION: "C" - Commercial CG - Commercial General EXISTING USE (currently existing on site): Bldg. No. 1- OfflCe Bldg. No. 2- Self-service Car Wash Bldg. No. 1 to remain - Convenience Store; New Gas Canopy to be added PROPOSED USE (new use, if any; plus existing, if to remain): (CUrrent Bldg NO 2- Car Wash - to be demolished) SITE AREA: 25,050 sq. ft. sq. ft. 0.575 aCres acres GROSS FLOOR AREA (total square footage of all buildings): Existing: 5,179 sq. ft. (W� car wash structure); 3,016 sq. ft. (w/out car wash structure) Proposed: 3,016 Sq. ft. (plus 2,024 sq. ft. under gas canopy) Maximum Allowable: 13,777 sq. ft. (0.55 Max. FAR X 25,050 sq. ft.) GROSS FLOOR AREA (total square footage devoted to each use, if there will be multiple uses): First use: 3,016 sq. ft. Convenience Store Second use: 2,�24 sq. ft. Gas Canopy (canopy area; not enclosed) Third use: N�A sq. ft. FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site): Existing: 0.120 (not incl. car wash structure; 0207 incl. car wash structure) Proposed: 0.120 (not incl. gas canopy structure; 0201 incl. gas canopy structure) Maximum Allowable: 0.55 BUILDING COVERAGE/FOOTPRINT (1�` floor square footage of all buildings): Existing: 5,179 / 3,016 sq. ft. ( 20.7% ! 12.0% � of site) �W� car wash & w/out car wash) Proposed: 5,040 / 3,016 Sq, ft, ( 20.1 %/ 12.0% �� of site) (W� gas canopy & w/out gas canopy) Maximum Permitted: � 3�777 sq. ft. ( 55% % of site) GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer): Existing: 364 sq. ft. ( 2 % of site) Proposed: 268 sq. ft. ( 1.8% % of site) VEHICULAR USE AREA (parking spaces, drive aisles, loading area): Existing: 14,307 Sq. ft, ( 57 Proposed: 14,708 sq. ft. ( 58.7% % of site) % of site) Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 2 of 8 Revised 01/12 . � IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the total square footage of entire site): Existing: 0.74 Proposed: 0.75 Maximum Permitted: 0.90 DENSITY (units, rooms or beds per acre): BUILDING HEIGHT: Existing: N�p` Existing: 14' office bidg. / 20.2' car wash Proposed: N/A Proposed: 14' conv. store / 17.5' qas canopv Maximum Permitted: 24 units/acre Maximum Permitted: 25' OFF-STREET PARKING: Existing: 16 spaces Proposed: 11 spaces Minimum Required: 15 spaces WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROJECT UPON COMPLETION? $ 1.5 million ZONING DISTRICTS FOR ALL ADJACENT PROPERTY: North: C - Commercial South: C - Commercial East: O - Office west: C - Commercial J�i r e.�..SB vQ,o k 6 4} STATE OF FLORIDA, COUNTY OFB4NfCCAS I, the undersigned, acknowledge that all Sworn to and subscribed before me this � day of representations made in this application are true and D� � Y accurate to the best of my knowledge and authorize ,�" . �. to me and or b City representatives to visit and photograph the I�(J ��'� �� C�1�v�P�t►e , who is personally known has property described in this application. produced as identification. �� . . c Signature of property owner or repres ntative Notary public ' My commission expires: =" °" ftAY COMft�itSSION # DD922086 ±;,��.��'�' �XPERE� Sep!ernber 01, 2013 G'�. Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 3 of 8 Revised 01/12 ° learwat�r �� Planning & Development Department Flexible Development Application Site Plan Submittal Package Check list IN ADDITION TO THE COMPLETED FLEXIBLE DEVELOPMENT (FLD) APPLICATION, ALL FLD APPLICATIONS SHALL INCLUDE A SITE PLAN SUBMITTAL PACKAGE THAT INCLUDES THE FOLLOWING INFORMATION AND/OR PLANS: ❑ Responses to the flexibility criteria for the specific use(s) being requested as set forth in the Zoning District(s) in which the subject property is located. The attached Flexible Development Application Flexibility Criteria sheet shall be used to provide these responses. ❑ Responses to the General Applicability criteria set forth in Section 3-914.A. The attached Flexible Development Application General Applicability Criteria sheet shall be used to provide these responses. ❑ A signed and sealed survey of the property prepared by a registered land surveyor including the location of the property, dimensions, acreage, location of all current structures/improvements, location of all public and private easements including official records book and page numbers and street right(s)-of-way within and adjacent to the site. ❑ If the application would result in the removal or relocation of mobile home owners residing in a mobile home park as provided in F.S. § 723.083, the application must provide that information required by Section 4-202.A.5. ❑ If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawall or other si milar marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional engineer, bearing the seal and signature of the engineer, except signed and sealed plans shall not be required for the repair or replacement of decking, stringers, railing, lower landings, tie piles, or the patching or reinforcing of existing piling on private and commercial docks. ❑ A site plan prepared by a professional architect, engineer or landscape architect drawn to a minimum scale of one inch equals 50 feet on a sheet size not to exceed 24 inches by 36 inches that includes the following information: ❑ Index sheet of the same size shall be included with individual sheet numbers referenced thereon. ❑ North arrow, scale, location map and date prepared. ❑ Identification of the boundaries of phases, if development is proposed to be constructed in phases. ❑ Location of the Coastal Construction Control Line (CCCL), whether the property is located within a Special Flood Hazard Area, and the Base Flood Elevation (BFE) of the property, as applicable. ❑ Location, footprint and size of all existing and proposed buildings and structures on the site. ❑ Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points of access. ❑ Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and seawalls and any proposed utility easements. ❑ Location of onsite and offsite stormwater management facilities as well as a narrative describing the proposed starmwater control plan including calculations. Additional data necessary to demonstrate compliance with the City of Clearwater Storm Drainage Design Criteria manual may be required at time of building construction permit. ❑ Location of solid waste collection facilities, required screening and provisions for accessibility for collection. ❑ Location of off-street loading area, if required by Section 3-1406. 0 All adjacent right(s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections and bus shelters. ❑ Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structural overhangs and building separations. ❑ Building or structure elevation drawings that depict the proposed building height and building materials. Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 4 of 8 Revised 01/12 ❑ Typical floor pians, including floor plans for each floor of any parking garage. ❑ Demolition plan. ❑ Identification and description of watercourses, wetlands, tree masses, specimen trees, and other environmentally sensitive areas. ❑ If a deviation from the parking standards is requested that is greater than 50% (excluding those standards where the difference between the top and bottom of the range is one parking space), then a parking demand study will need to be provided. The findings of the study will be used in determining whether or not deviations to the parking standards are approved. Please see the adopted Parking Demand Study Guidelines for further information. ❑ A tree survey showing the location, DBH and species of all existing trees with a DBH of four inches or more, and identifying those trees proposed to be removed, if any. 0 A tree inventory, prepared by a certified arborist, of all trees four inches DBH or more that reflects the size, canopy, and condition of such trees may be required if deemed applicable by staff. Check with staff. ❑ A Traffic Impact Study shall be required for all proposed developments if the total generated net new trips meet one or more of the following conditions: ■ Proposal is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the abutting streets) and/or 1,000 or more new trips per day; or ■ Anticipated new trip generation degrades the level of service as adopted in the City's Comprehensive Plan to unacceptable levels; or ■ The study area contains a segment of roadway and/or intersection with five reportable accidents within a prior twelve month period, or the segment and/or intersection exists on the City's annual list of most hazardous locations, provided by the City of Clearwater Police Department; or ■ The Traffic Operations Manager or their designee deems it necessary to require such assessment in the plan review process. Examples include developments that are expected to negatively impact a constrained roadway or developments with unknown trip generation and/or other unknown factors. ❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved or remodeled in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser's current records, or if an amendment is required to an existing approved site plan; or a parking lot requires additional iandscaping pursuant to tne provisions or Hrticie 3, uivision i4. i ne iandscape pian snaii inciude tne ioiiowing inTOrmation, ir not otherwise required in conjunction with the application for development approval: ❑ Location, size, description, specifications and quantities of all existing and proposed landscape materials, including botanical and common names. ❑ Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line. ❑ Interior landscape areas hatched and/or shaded and labeled and interior landscape coverage, expressed both in square feet, exclusive of perimeter landscaped strips, and as a percentage of the paved area coverage of the parking lot and vehicular use areas. ❑ Location of existing and proposed structures and improvements, including but not limited to sidewalks, walls, fences, pools, patios, dumpster pads, pad mounted transformers, fire hydrants, overhead obstructions, curbs, water lines, sanitary sewer lines, storm drains, seawalls, utility easements, treatment of all ground surfaces, and any other features that may influence the proposed landscape. ❑ Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landscape islands and curbing. ❑ Drainage and retention areas, including swales, side slopes and bottom elevations. ❑ Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any. Planning 8� Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 5 of 8 Revised 01/72 ° learwat�r �� Planning & Development Department Flexible Development Application U General Applicability Criteria PROVIDE COMPLETE RESPONSES TO EACH OF THE SIX (6) GENERAL APPLICABILITY CRITERIA EXPLAINING HOW, IN DETAIL, THE CRITERION IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL. 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 Revised Exhibit "B." 2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly impair the value thereof. See attached Revised Exhibit "B." 3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood of the proposed use. See attached Revised Exhibit "B." 4. The proposed development is designed to minimize traffic congestion. See attached Revised Exhibit "B." 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. See attached Revised Exhibit "B." 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 Revised Exhibit "B." Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 6 of 8 Revised 01/12 o (� + Planning & Development Department � la ea�al��r Flexible Develo ment Application P � Flexibility Criteria PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBILITY CRITERIA FOR THE SPECIFIC USE(5) BEING REQUESTED AS SET FORTH IN THE ZONING DISTRICT(S) IN WHICH THE SUBJECT PROPERTY IS LOCATED. EXPLAIN HOW, IN DETAIL, EACH CRITERION IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY). 1 See attached Revised Exhibit "B" for all responses. z. a. 5. 6. 8. Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 7 of 8 Revised 01/12 Exhibit "A" Legal Description 1498Belleair Road, Clearwater, FL Parcel No. 23-29-15-00000-330-0700 BEGIN AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF THE SOUTHWEST QUARTER OF SECTION 23, TOWNSHIP 29 SOUTH, RANGE 15 EAST, AND RUN THENCE NORTH 0 DEGREES 19' 26" WEST, ALONG THE 40 ACRE LINE A DISTANCE OF 50.0 FEET; THENCE NORTH 89 DEGREES 14' S7" WEST PARALLEL TO THE SECTION LINE A DISTANCE OF 40.0 FEET FOR POINT OF BEGINNING; THENCE NORTH 89 DEGREES 14' S7" WEST PARALLEL TO THE SECTION LINE A DISTANCE OF 167.0 FEET; THENCE NORTH 0 DEGREE 19' 26" WEST PARALLEL TO THE 40 ACRE LINE A DISTANCE OF 150.0 FEET; THENCE SOUTH 89 DEGREES 14' S7" EAST PARALLEL TO THE SECTION LINE A DISTANCE OF 167.0 FEET; THENCE SOUTH 0 DEGREE 19' 26" EAST PARALLEL TO THE 40 ACRE LINE A DISTANCE OF 150.0 FEET TO THE POINT OF BEGINNING. (FORMERLY A PART OF BLOCK A OF SCOTIA HEIGHTS, AS RECORDED IN PLAT BOOK 10, PAGE 10, OF THE PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA; SAID BLOCK A VACATED DECEMBER 7, 1964, BY RESOLUTION NO. 64-185, CITY OF CLEARWATER, PINELLAS COUNTY, FLORIDA. Revised (4-12-13) Exhibit "B" Flexible Development Application -1498 Belleair Road GENERAL APPLICABILITY CRITERIA 1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. The site is currently improved with a 3,016 s.f. office building and a 2,163 s.f. car wash building, constructed in 1995 per the Pinellas County Property Appraiser's records. The office building / car wash buildings were previously occupied by an air conditioning contractor's office / service center. The building is currently vacant. All adjacent lands and buildings are non-residential, one-story buildings. The adjacent parcel on the south side of Belleair Road is a similar commercial use, a BP gas station and convenience store. A retail banking center (Regions Bank) is located east of the subject property across S. Highland Ave. Diagonally across the intersection is an office condominium complex. A women's health center (Bread & Roses) abuts the site to the north along S. Highland Ave. The parcel that abuts the northwest corner of the subject property is a veterinarian's office (Connechusett Animal Hospital). Other medical / dental offices are to the immediate north, with access via Jordan Hills Ct. to S. Highland Ave. The parcel immediately to the west of the subject property is a cell / communications tower with other related buildings. With the exception of the (taller) cell tower, surrounding commercial structures are all one story, with FARs in the northwest quadrant of the intersection ranging from 0.17 to 0.24. The FAR of the enclosed building (the proposed convenience store) on the subject site after redevelopment will be 0.12, or 0.2 if all square footage of the (open) gas canopy structure is included in the FAR calculation. Accordingly, redevelopment of the subject property is for a use, and is proposed at a scale, bulk and character that are very consistent with the surrounding commercial and office uses. 2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings or significantly impair the value thereof. The proposed redevelopment project will utilize the same driveways after minor modification. It will have a level of traffic impact that was determined by City staff to not merit a Traffic Impact Study to be submitted to the City. When viewed from surrounding properties, since the existing office building on- site is to be renovated and not expanded, and because the 20.2' tall existing car wash building will be replaced with only an (open) gas canopy at reduced height (17'6"), redevelopment of this site will not have adverse effect so as to hinder or discourage the continued use or redevelopment of adjacent land and buildings. Further, all adjacent parcels are developed and are of significantly lower or comparable value. BasecFort County Property Appraiser data, the Bread & Roses Women's Health Center and the Connechusett Animal Hospital to the immediate north of the site have land plus improvements with assessed values of $265,000 and $505,000 respectively at the peak of the real estate market. The BP / Lazzara Oil Co. site just across Belleair Road, with City-approved site plan dated Oct. 2011, was valued in 2012 at $325,000. The Regions Bank property to the east across S. Highland Ave. had a peak value (in 2008) of $820,000. By comparison, the estimated total value of this redevelopment project upon completion is $1.5 million. This site redevelopment will introduce new investment to the immediate surroundings so as to maintain and improve/enhance property values in this locale. 3. The proposed development will not adversely afFect the health or safety or persons residing or working in the neighborhood of the proposed use. The proposed site redevelopment will improve health and safety by improving the quality of pedestrian and vehicular connections to the surrounding street network, thereby improving both pedestrian and vehicular safety and convenience. Additionally, the adjacent parcels are non-residential and so off- hours convenience store operations will be at some distance from the nearest residential neighborhoods. 4. The proposed development is designed to minimize tra�c congestion. The existing access drives to Belleair Rd. and S. Highland Ave. do not meet current standards for width and curb radii. The proposed redevelopment plan will bring these drives into compliance with current standards for these parameters, including increasing site access driveways from 20' / 22' to 30' wide. This will reduce turning movement friction at the driveways into and out of the site, will cure traffic exiting the site from crossing into oncoming travel lanes on adjacent streets. These design changes will improve overall intersection and driveway safety and functionality. 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. The existing building and proposed gas canopy will be in harmony with the character of surrounding commercial businesses. The 17.5' height of the proposed canopy is less than the height of the car wash building to be demolished. The BP convenience store on the south side of Belleair Road appears to have been recently remodeled. The improvements to the subject parcel will be more significant and will represent an improvement in community character, to include (for example) changing above ground electric lines on site to underground lines. Landscaping will generally be brought up to current code requirements, this being a significant improvement in the character of development. The proposed building will be architecturally finished on all sides and include color and elevation variation, lighting fixtures and architectural banding to provide visual interest to the facades. The canopy columns will be architecturally finished to match the convenience store building, with similar color scheme and banding. The improvements which bring the redevelopment into character of the area are reflected in the attached building elevations and site and landscape plans. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. The existing, outdated car wash structure will be demolished to open up and reduce the visual intensity and enhance curb appeal of the site. The renovations to the office building for the convenience store will incorporate an improved color pallet and other architectural design features. On-site parking at the northern site boundary will be abandoned during site redevelopment, thereby reducing associated impacts on the Women's Health Center to the north. Accent / understory trees will be added throughout the site per the landscaping plans to maximize vegetated green space while meeting operation and City development standards, thereby ensuring an attractive design. The entire site is planted with shrubs and ground covers which allow for low-volume irrigation. � Revised (4-12-13) Exhibit "B" Flexible Development Application -1498 Belleair Road FLEXIBILITY CRITERIA Section 2-703 - Flexibility Criteria -D. Automo6ile service stations. 1. The parcel proposed for development is not contiguous to a parcel of land which is designated as residential in the Zoning Atlas. Surrounding zoning is C-Commercial and O-Office only. Accordingly, there is no residential zoning contiguous to the site, and the site meets this criteria. 2. The use does not involve the overnight, outdoor storage of automobiles No overnight, outdoor storage of automobiles is associated with this proposed use. 3. No more than two service bays front on a public street. No service bays will be included within this project. Section Z-704 - Flexibility Criteria - C. Comprehensive infill redevelopment proiects. 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district; The deviations to site / landscape design for this proposed convenience store / fuel canopy redevelopment project are being driven primarily by the existing size and location of the 3,016 sq. ft. existing office / proposed convenience store building to be renovated. Maintaining and renovating this building is critical to project feasibility. The relatively small size of this infill / redevelopment site relative to this existing building is a further constraint that renders full compliance with applicable Code requirements impractical while maintaining site functionality, including safe on- and off-site vehicular circulation. This site condition would render the redevelopment project impractical. For example, this existing building / site area ratio constraint requires a reduction in parking being provided from the required 15 spaces to the 11 spaces being proposed. This reduction is otherwise supported by parking demand data provided in support of this application. In addition, current site development does not comply with current land development code standards such as perimeter buffer and other landscaping requirements. Although every effort has been made during redevelopment project design to increase the degree of compliance, full compliance cannot be achieved. These impracticalities, based on current site area, building floor area and pre-existing nonconformities,make the redevelopment impractical unless the deviations from City requirements reflected on the proposed site plan are approved. 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 "C-Commercial" zoning classification and "Commercial General" Future Land Use designation of this site allow the convenience store with fuel as a Level One permitted use. This use serves the surrounding residential and business community, providing everyday convenience items and gasoline within an area that is already established with a non-residential character and where residents rely primarily on vehicular transportation for mobility. The proposed redevelopment project / use is therefore highly consistent with the intent/purpose statement of the "C-Commercial" zoning district: to provide citizens with "convenient access to goods and services throughout the city without adversely impacting the integrity of residential neighborhoods, diminishing the scenic quality of the city or negatively impacting the safe and efficient movement of people and things within the City ...." No waiver is required from the Level One flexibility criteria for this use, classified under the City's Code as an "automobile service station." This criteria requires that there be no contiguous residential zoning, a criteria that this site meets. While not meeting the minimum off-street parking requirement, the site meets minimum standards with respect to lot size and building setbacks. The proposed FAR of 0.120 (without considering area under gas canopy) / 0.201 (counting area under the proposed gas canopy) is well below the maximum 0.55 FAR allowable. The project's proposed Impervious Surface Ratio of 0.75 is substantially below the 0.90 allowed in the C-Commercial zoning district, and is nearly identical to the 0.74 ISR that currently exists on the site. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties; All adjacent lands are developed. To the north are medical and veterinarians' offices, a bank to the east, a cell tower immediately to west, office condominiums to the southeast and a convenience store with gas immediately to the south. The proposed redevelopment project and related land use is not only consistent with the pattern of development surrounding the site, but it also represents a reduction in intensity (visually and otherwise) from development currently on the site. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development; All adjacent lands are developed. After project redevelopment there are no land use conflicts generated by proximity, travel paths and intensity of project-related vehicular traffic, or otherwise. Project traffic is low enough, due to the size of the proposed use and project traffic being associated substantially with passerby trip capture, to obviate the need for a Traffic Impact Study. The 0.75 ISR of the site after proposed redevelopment reflects no noticeable increase in site intensity. However, the tower height of the gas canopy structure compared to the existing car wash building to be demolished represents a benefit to adjoining properties, as is the proposed removal of parking along the northern property line. Also, the level of investment in the proposed project (estimated at $1.5 million) represents an improvement over the levels of investment in adjoining parcels, as indicated by assessed values. 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: 0 a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; A convenience store with gas is permitted under and consistent with the CG Future Land Use designation. 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; The building is currently vacant, and redevelopment represents investment / taxable value in the parcel while the redevelopment process and economic activity continuing on the site after redevelopment will add to the retail job base in this part of the City. c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor; No existing business is being displaced by this redevelopment project so the project represents new and positive economic impact. d. The proposed use provides for the provision of affordable housing; This is a non-residential project, and therefore this does not apply. 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 The surrounding uses are retail/office uses of similar character. No plan amendment or rezoning is required for the proposed redevelopment. f. The proposed use provides for the development of a new and/or preservation of a working waterfront use. This site is not located on the waterFront and therefore this does not apply 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; As previously noted, the surrounding properties are all developed with commercial uses. b. The proposed development complies with applicable design guidelines adopted by the city; There are no specific design guidelines for this area of the City. c. The design, scale and intensity of the proposed development supports the established or emerging character of an area; The site is currently improved with a 3,016 s.f. office building and a 2,163 s.f. car wash building, constructed in 1995 per the Pinellas County Property Appraiser's records. The office building / car wash buildings were previously occupied by an air conditioning contractor's office / service center. The building is currently vacant. All adjacent lands and buildings are non-residential, one-story buildings. The adjacent parcel on the south side of Belleair Road is a similar commercial use, a BP gas station and convenience store. A retail banking center (Regions Bank) is located east of the subject property across S. Highland Ave. Diagonally across the intersection is an office condominium complex. A women's health center (Bread & Roses) abuts the site to the north along S. Highland Ave. The parcei that abuts the northwest corner of the subject property is a veterinarian's office (Connechusett Animal Hospital). Other medical / dental offices are to the immediate north, with access via lordan Hills Ct. to S. Highland Ave. The parcel immediately to the west of the subject property is a cell / communications tower with other related buildings. With the exception of the (taller) cell tower, surrounding commercial structures are all one story, with FARs in the northwest quadrant of the intersection ranging from 0.17 to 0.24. The FAR of the enclosed building (the proposed convenience store) on the subject site after redevelopment will be 0.12, or 0.2 if all square footage of the (open) gas canopy structure is included in the FAR calculation. Accordingly, redevelopment of the subject property is for a use, and is proposed at a scale, bulk and character that are very consistent with the surrounding commercial and office uses. 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. As depicted in the attached building elevations, as many of these design elements as can be practically included with the renovation of this existing building have been included. The proposed building will be architecturally finished on all sides and include color and elevation variation, lighting fixtures and architectural banding to provide visual interest to the facades. Canopy columns will be architecturally finished to match the convenience store building, with similar color scheme and banding. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. Landscaping has been maximized as permitted by existing site constraints. The deviations from landscaping requirements being proposed on the attached redevelopment site plan are: 1) Deviations - Code Section 3-1202 D. 1.: a. Vehicular use areas encroaching into required 15' landscape buffer, requiring approval of a: i. Minimum 5.04' landscape buffer along Belleair (15' required) ii. Minimum 13.97' landscape buffer along Highland (15' required). The width of the buffers is constrained primarily due to site dimensions and the design requirements for fueling truck movement. b. 10 accent/understory trees are proposed to be substituted for shade trees at a 1:1 ratio (the Code requirement is for a 2:1 ratio). Trees being specified are accent/understory as site plan is unable to achieve the required 5' offset from shade trees to paved surfaces. Site conditions on the north property line, planting space limitations of the sight triangle at the northeast corner of the property and planting space limitations caused by underground utilities in the terminal island south of the parking spaces support the use of the accent understory trees but there is insufficient space on the site to plant two understory trees for each shade tree req u i red � 2) Deviations - Code Section 3-1202 E. 1. (interior landscaping standards — parking lots): a. 1.8% interior landscape area being provided — Code requires 10% interior landscape area (note: only 2% exists at present). b. Proposed site plan substitutes 3 accent/understory trees for shade trees at a 1:1 ratio (Code requires 2:1 ratio); also substituting 4 palms for shade trees at a 1:1 ratio (Code requires 3:1 ratio). These trees are specified as accent / understory due to the Code requirement that there is a 5' offset from shade trees to paved surfaces and the location of overhead utilities. There is insufficient space to plant additional understory or palm trees on the site. Only a single building is proposed (and gas canopy), after removal of the existing car wash building. 0 Stantec Revised Exhibit C Memo To: Matt Jackson City of Clearwater From: Matt Crim, P.E., PTOE Stantec File: 174810663 Date: April 9, 2013 Reference: Belieair Road/South Highland Avenue 7-Eleven Parking Demand Analysis The City of Clearwater Community Development Code requires that five spaces per 1,000 square feet of gross floor area are required for the use of automobile service stations. Based on a building size of 3,061 square feet, 15 parking spaces are required. Eleven parking spaces are being proposed, or just over 3.5 parking spaces per 1,000 square feet. The proposed number of parking spaces at the Belleair Road/South Highland Avenue 7-Eleven is less than the code minimum; therefore, a Parking Demand Analysis is being submitted to justify the reduced number of parking spaces. Attached is a Parking Demand Analysis performed for a proposed 7-Eleven in Dallas, Texas. The analysis surveyed five other 7-Eleven Convenience Stores in the Dallas area to justify a variance from code requirements. The five sites surveyed averaged a peak parking demand of 2.46 spaces per thousand square feet. Given that all the surveyed sites show that a peak parking demand less than the 3 spaces per thousand square feet, the 11 spaces provided should be adequate to satisfy the parking demand. The following memo demonstrates the similarities between the sites in Dallas and the Belleair Road/South Highland Avenue 7-Eleven. Similarities include the size of the buildings, the predicted sales, the proximity to public transportation and the volume of adjacent street traffic. One Team_ (nfinite Solutions. $tdn�C April 9, 2013 Matt Jackson Page 2 of 4 Reference: Belleair Road/South Highland Avenue 7-Eleven Parking Demand Analysis 1. Building Size The Belleair Road/South Highland Avenue 7-Eleven will be 3,061 square feet. Two stores surveyed are almost the exact size (3,000 SF and 3,100 SF respectively) and two other stores are within 20% of the Belleair Road/South Highland Avenue 7-Eleven (2,628 SF and 2,585 SF respectively). 2. Sales The projected sales for the Belleair Road/South Highland Avenue 7-Eleven are in line with sales for the five sites in Dallas. 3. Proximitv to Public Transportation The sites surveyed in Dallas are within close proximity to Dallas Area Rapid Transit (DART) bus stops. The Belleair Road/South Highland Avenue 7-Eleven is close to two Pinellas Suncoast Transit Authority (PSTA) bus stops on South Highland Avenue. One stop is in front of the property and the other is just north of the property on the east side of the road. In addition, the 7-Eleven is adiacent to a residential neighborhood which is also likely to generate additional pedestrian traffic. 4. Adiacent Street Traffic Both Belleair Road and South Highland Avenue are two-lane undivided roadways with an annual average daily traffic (AADT) volume of approximately 9,100 and 9,200 vehicles per day, respectively. The total traffic volume of 18,300 is in line with the AADT for the five sites surveyed in Dallas. However, the AADT is on the lower end of the spectrum with four of the five sites having an AADT greater than the Belleair Road/South Highland Avenue 7-Eleven site. This may yield a lower peak parking demand. The AADT from the five Dallas sites are summarized in Table 1. $ta�'beC April 9, 2013 Matt Jackson Page 3 of 4 Reference: Belleair Road/South Highland Avenue 7-Eleven Parking Demand Analysis Table 1: Dallas Sites AADT Location Numberof qqDT Lanes 10998 Harry Hines 6 34,000 2986 Walnut Hill 6 25,000 2990 Lombardy 4 15,000 2750 W NW Hwy 6 32,000 1985 W NW Hwy 6 38,000 AVERAGE 28,800 The parking demand data that was collected at the five Dallas sites did not count employee vehicles, only customer vehicles visiting the convenience stores. Table 2 summarizes the peak and average customer parking demand per 1,000 square feet at the five Dallas sites as well as the overall average peak and average parking demand per 1,000 square feet. Table 2: Dallas Sites Peak and Average Parking Demand per 1,000 SF Store # of Onsite Peak Avg. Peak Parking Avg. Parking Location Parking Parking Parking Demand per Demand per Size Spaces Demand Demand 1,000 SF 1,000 SF 10998 Harry Hines 2,628 16 10 6.46 3.81 2.46 2986 Walnut Hill 3,100 14 6 3.54 1.94 1.14 2990 Lombardy 2,585 9 6 3.88 2.32 1.50 2750 W NW Hwy 3,000 16 7 3.83 2.33 1.28 1985 W NW Hwy 4,676 24 9 4.5 1.92 0.96 AVERAGE 2.46 1.47 If the same average peak parking demand of 2.46 spaces per 1,000 square feet is applied to the Belleair Road/South Highland Avenue 7-Eleven, a total of 7.53 parking spaces are needed to satisfy the peak parking demand. Rounding the peak parking spaces demand up to the nearest whole number, a total of eight spaces are needed to satisfy the peak customer parking demand. $�n'�C April 9, 2013 Matt Jackson Page 4 of 4 Reference: Belleair Road/South Highland Avenue 7-Eleven Parking Demand Analysis As mentioned previously, the parking demand analysis for the five Dallas sites did not count employee vehicles and reserved a maximum of three additional spaces for employee needs. This is similar to the employee needs at the Belleair Road/South Highland Avenue 7-Eleven. Based on the customer demand surveyed at the five Dallas 7-Eleven convenience stores, eight parking spaces are needed to satisfy the peak customer parking demand. In addition, three more spaces are required to meet the needs of employees during a shift change. Summing the peak customer and employee parking needs, a total of 11 parking spaces are needed at the Belleair Road/South Highland Avenue 7-Eleven to satisfy the peak parking demand. Therefore, the 11 parking spaces provided will be adequate to serve the peak demand at the site, even though it is four spaces fewer than required by the City of Clearwater's Code. STANTEC CONSULTING SERVICES INC. /_„_ �- y ,�, �- -�=--__._____ Matthew Crim, P.E., PTOE Transportation Engineer Ph: 832-523-9111 matt.crim(c�stantec. com Attachment: 7-Eleven Dallas, Texas Parking Demand Analysis -...r�� end t.ease HAMPTON. MICHAEL, AICP 1828 Tumbleweed Circle, Rockwall, TX 75087 �(214) 507-6388 � michael.hampton@lendlease.com July 23, 2012 Mr. Steve Long Board of Adjustment Administrator City of Dallas Sustainable Development and Construction 1500 Marilla Street, Room 5BN Dallas, Texas 75201 Re: PARKING DEMAND ANALYSIS for a proposed 7-Eleven Convenience Store and Fueling Station 2655 Royal Lane, Dallas, Texas (BDA 112-086) Dear Mr. Long, On behalf of 7-Eleven, Lend Lease has conducted a parking demand analysis for the proposed development of a 3,000-sf 7-Eleven convenience store and motor vehicle fueling station located at 2655 Royal Lane.This analysis was performed to accompany our request for a parking reduction that will be considered by the Board of Adjustment on August 15, 2012. PROJECT BACKGROUND The project site - as shown in the Site Plan submitted with our application on June 28, 2012 - is located on the northwest comer of the signalized intersection of Royal Lane and Denton Drive. The south part of the site is nearly 100% paved, with a smail kiosk structure and a small bathroom structure, both of which are vacant. The north part of the lot is undeveloped. The Project proposes to develop a new 3,000- square foot convenience store, as well as leave room for a future fueling canopy with six (6) MPDs. The fueling canopy must be developed after the convenience store due to existing deed restrictions on the property relative to fuel sales that will expire in approximately two years. The site has two driveways on both Royal Ln and Denton Dr, and our proposal is to remove one driveway from each street frontage. The result is anticipated to be safer traffic conditions at the intersection, while at the same adding the required landscape buffer along both frontages. The site is zoned "PD-498" Planned Development district, which allows for our proposed uses. PARKING ANALYSIS The Proposed Project is required to have fifteen parking spaces for the convenience store and two parking spaces for the gas station per the Da�las Development Code. The Proposed Project site plan includes fourteen (14) parking spaces, a deficit of three parking spaces (or 17%) compared to code requirements. DATA COLLECTION AND SITE OBSERVATIONS Existing sites in Market Area with fue! pumps and convenience store Lend Lease collected actual parking counts for a period of six (6) consecutive days at five comparative 7- Eleven sites within the same local market area as the proposed store. These counts were obtained at the same times each day, including peak times for a convenience/gas use such as 8:00 am and 12:00 pm. In addition, store personnel and 7-Eleven field consultants were interviewed to obtain general customer traffic tendencies at these stores. Finally, we obtained from 7-Eleven headquarters actual year-to-date ""'.��"' � Lend Lease "average per store day" (APSD) transaction data for both "merchandise" (in-store) and "fuel" {at MPDs) sa►es volumes. Exhibit 1 of this report shows the locations of the subject site and comparable stores. In general, the stores in this market area are approximately the same size, but have fewer fueling MPDs (generally 2 at each location). One exception is location "F," which is a considerably larger store and is the only location with 6 MPDs as proposed here. Using stores within the same market area aliows us to reasonably predict the true parking demand at the proposed location, given the duplication of such factors as proximity to residential neighborhoods and public transit, and demographic profiles of the market area. Exhibit 1 Proposed 7-Eleven Site compared to Existing 7-Eleven sites within Same Market Area A. Subject Site — 2655 Royal Lane B. Comparison Site #1 - 10998 Harry Hines Boulevard C. Comparison Site #2 - 2986 Walnut Hill Lane D. Comparison Site #3 - 2990 Lombardy Lane E. Comparison Site #4 - 2750 W Northwest Hwy #100 F. Comparison Site #5 - 1985 West Northwest Highway !� �� SITE OBSERVATIONS With the assistance of store franchisees and personnel, Lend Lease obtained parking counts for the five other 7-Eleven stores in close proximity of the site at 2655 Royal Lane. Counts were obtained each day between Monday,luly 16, 2012 and Saturday, July 21, 2012, at the following times: 8:00 am, 12:00 pm, 4:00 pm and 8:00 pm. These times are generally when parking demand is highest for this type of use. The counts were separated into two categories: 1) "Fuel parking" (parking under the fuel canopy); and 2) "Store parking" (parking anywhere else on site, but primarily within designated parking spaces). Exhibit Z below is a concise summary highlighting the "peak" demand at each site (and how many occurrences) as well as the average parking demand over the entire length of the study. With 24 observations per store, or 120 total observations overail for the five stores, it is worth noting the highest point of customer parking demand for any convenience store was 10. This occurred only 3 times out of the 120 observations, and all at the same location (10998 Harry Hines Bivd). # of onsite Peak Store Avg Store # of Peak Fuel Avg Fuel Store location S�Ze parking Parking (# Parking Fueling Parking (# Parking spaces Occurrences) Demand MPDs Occurrences) Demand 10998 Harry Hines 2,628 16 10 (3 times) 6.46 2 4(1 time) 1.83 spaces spaces YTD Avg Daily Merchandise Sales Rank #1 YTD Avg Daily Fuel Sales #2 2986 Walnut Hill 3,100 14 6(1 time) 3.54 2 3(5 times) 1.54 spaces spaces YTD Avg Daily Merchandise Sales Rank #2 YTD Avg Daily Fuel Sales #4 '�l�nl11 1,.., J.. 7 fOC [3 C/'I a�......1 J�O ') A/'1 �:.... 1 '1 CA c»v �Giiivaiuy c,�oJ V�1 UIIIC� J. U c -r �1 inii2� 1.JY spaces spaces YTD Avg Daily Merchandise Sales Rank #4 YTD Avg Daily Fuel Sales #3 2750 W NW Hwy 3,000 16 7(1 time) 3.83 2 3(2 times) 1.17 spaces spaces YTD Avg Daily Merchandise Sales Rank #3 YTD Avg Daily Fuel Sales #5 1985 W NW Hwy 4,676 24 9(1 time) 4.50 6 5(4 times) 2.83 spaces spaces YTD Avg Daily Merchandise Sales Rank #5 YTD Avg Daily Fuel Sales #1 *Notes: 1. 7-Eleven employee cars were not counted during the study; however, at all locations the maximum parking needs of employees during a shift change were 3 parking spaces. Even after adjusting all numbers above by adding 3 spaces to Peak Store parking counts, the highest peak parking demand would be 13, which remains under the proposed 14 spaces 7-Eleven is proposing at the subject site. 2. For confidentially and competitive purposes, sales numbers are not disclosed but rather store ranks for the 5 sites. PARKING DEMAND FOR CONVENIENCE STORE: It was evident in our study that the size of the convenience store does not directly relate to the actual "store parking demand." This is illustrated by the fact that the store with highest parking demand (10998 Harry Hines Blvd) is one of the smaller stores selected. This is reinforced by the fact that the �� Lend Lease largest store in our study (1985 W Northwest Hwy) ranks lowest in "in-store" merchandise sales volume and customer transactions so far in 2012. One likely scenario that is driving higher sales volumes (but not significant parking demands) are the other four sites' close proximity to DART transit stops and residential neighborhoods. In fact, it was noted by store personnel and 7-11's field consultants that a significant number of customers in this market area derive from "pedestrian and walk-up" traffic from nearby neighborhoods and/or nearby bus stops. This dynamic is expected to continue at the proposed site at 2655 Royal Lane, not so much from adjacency to residential but rather its location directly across Denton Drive from the DART Light Rail Royal Lane Station as well as multiple other bus transit stops in the vicinity. PARKING DEMAND AT FUELING MPDS: During our observations, use of the fuel pumps fluctuated. In only 2 out of 120 instances were all the fueling positions in use at one time. Unlike the parking demand for the convenience store itself, there does appear to be a direct relationship between number of fuel pumps provided on site and the parking demand at the pumps, along with overall sales volumes of gasoline at the stores. That is, the sites with the largest fueling parking demand in our study proved to have the highest gasoline sales volumes, beginning with the only site in our study that had 6 MPDs on site (1985 W Northwest Hwy). But again, the key finding is that while it seems clear that providing more gasoline fueling pumps increases the demand for parking "under the canopy," the parking demand "in the parking lot" is quite similar at each store and peak times for all sites were less than what is proposed (i.e. 14 spaces) at the proposed project site. CONCLUSION The proposed project is forecasted to generate similar parking demand and sales volumes as experienced at the five (5) other 7-Eleven sites in the same local market area highlighted in this report. In each of those cases during our observation periocJ, the maximum "peak" parlcing clemanci never exceeded the proposed 14 parking spaces that will be provided with the new 7-Eleven development. Furthermore, it is our expectation that this site's adjacency to the Royal Lane Station and other DART transit stops will supply the store with a high amount of pedestrian traffic, similar to what is experienced at these locations. This dynamic results in successful retail development without the need for underutilized parking areas. And finally, as pointed out in our original redevelopment of the site will result in overall improvements in the traffi aesthetics of the property. submittal package, the c circulation, safety and Althou�h the Proposed Project's parkin� supply is three (3) spaces fewer than required bv the City's code, our analYSis indicates that the proposed qarkin� supplY will be adequate. I hope you find this information helpful. Please feel free to contact me at (214) 507-6388 if there are any questions on this study or our request. Sincerely, Michael Hampton, AICP Zoning Manager Lend Lease ° learw r � � at� � Planning & Development Department Comprehensive Landscaping Application IT IS INCUMBENT UPON THE APPLICANT TO SUBMIT COMPLETE AND CORRECT INFORMATION. ANY MISLEADING, DECEPTIVE, INCOMPLETE OR INCORRECT INFORMATION MAY INVALIDATE YOUR APPLICATION. ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED IN PERSON (NO FAX OR DELIVERIES) TO THE PLANNING & DEVELOPMENT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE. A TOTAL OF 11 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHIN ARE TO BE SUBMITTED FOR REVIEW BY THE DEVELOPMENT REVIEW COMMITTEE. SUBSEQUENT SUBMITTAL FOR THE COMMUNITY DEVELOPMENT BOARD, IF NECESSARY, WILL REQUIRE 15 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 14 COPIES). PLANS AND APPLICATIONS ARE REQUIRED TO BE COLLATED, STAPLED AND FOLDED I NTO S ETS. THE APPLICANT, BY FILING THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE COMMUNITY DEVELOPMENT CODE. PROPERTY OWNER (PER DEED): S. Murphy Enterprises, inc. MAILING ADDRESS: 2100 Calumet Street. Suite #1. Clearwater. FL 33765 PHONE NUMBER: i72�)�93-$�29 EMAIL: smgha12@hotmail.com AGENT OR REPRESENTATIVE: R. Adam Carnegie, AICP - Stantec Daniel Tubb - Lend Lease MAILING ADDRESS: 2205 N. 20th Street, Tampa, FL 33605 PHONE NUMBER: (813) 223-9500 EMAIL: adam.carnegie@stantec.com ADDRESS OF SUBJECT PROPERTY: 1498 Belleair Road, Clearwater, FL 33756 DESCRIPTION OF REQUEST: See Revised Exhibit 1 attached Specifically identify the request (include all requested code flexibility; e.g., reduction in required number of parking spaces, height, setbacks, lot size, lot width, specific use, etc.): One North Wacker Drive, Ste. 870, Chicago, IL 60606 (813)352-5585 daniel.tubb@lendlease.com STATE OF FLORIDA, COUNTY OF Hillsborough 11th I, the undersigrted, aeknowledge that all Swom to and subscribed before me this day of representations made in this application are true and April 2013 , to me and/or by accurate to the best of my knowledge and authorize Ciry representatives to visit and photograph the R. Adam Carnegie , who is personally known has property described in this application. produced /U' ►G} � ��i�z-�.-� � � � 4- -�� `'l/ I /� Dl l.� ,� . ��G. �-1/1 �( G� Signature of property owner or representative Notary public� �— R. Adam Carnegie, Authorized Representative My commission expires: Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Page 1 of 2 as identification. a�11lA1� �% �3E�`�1 �,�GILI 2 ° learwater �� U Planning & Development Department Comprehensive Landscaping Application Flexibilitv Criteria PROVIDE COMPLETE RESPONSES TO EACH OF THE FIVE (5) FLEXIBILITY CRITERIA EXPLAINING HOW, IN DETAIL, THE CRITERION �5 BEING COMPLIED WITH PER THIS COMPREHENSIVE LANDSCAPING PROPOSAL. 1. Architectural Theme: a. The landscaping in a Comprehensive Landscaping program shall be designed as a part of the architectural theme of the principal buildings proposed or developed on the parcel proposed for the development. See Revised Exhibit 2 attached. OR b. The design, character, location and/or materials of the landscape treatment proposed in the Comprehensive Landscaping program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. See Revised Exhibit 2 attached. 2. Lighting. Any lighting proposed as a part of a Comprehensive Landscaping program is automatically controlled so that the lighting is turned off when the business is closed. See Revised Exhibit 2 attached. 3. Community Character. The landscape treatment proposed in the Comprehensive Landscape Program will enhance the communiry character of the City of Clearwater. See Revised Exhibit 2 attached. 4. Property Values. The landscape treatment proposed in the Comprehensive Landscaping program will have a beneficial impact on the value of the property in the immediate vicinity of the parcel proposed for development. See Revised Exhibit 2 attached. 5. Special Area or Scenic Corridor P/an. The landscape treatment proposed in the Comprehensive Landscape Program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel proposed for development is located. See Revised Exhibit 2 attached. Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 2 of 2 Revised 01/12 Exhibit 1 Comprehensive Landscaqin� Application Revised 4-12-13 The deviations from landscaping requirements being proposed on the redevelopment site plan are: 1) Reduction in the number of required parking spaces from 15 to 11 spaces (as supported by the Revised Parking Demand Analysis submitted with the FLD application. 2) Deviations - Code Section 3-1202 D. 1.: a. Vehicular use areas encroaching into required 15' landscape buffer, requiring approval of a: i. Minimum 5.04' landscape buffer along Belleair (15' required) ii. Minimum 13.97' landscape buffer along Highland (15' required). The width ofthe buffers is constrained primarily due to site dimensions and the design requirements for fueling truck movement. 10 accent/understory trees are proposed to be substituted for shade trees at a 1:1 ratio (the Code requirement is for a 2:1 ratio). Trees being specified are accent/understory as site plan is unable to achieve the required 5' offset from shade trees to paved surfaces. Site conditions on the north property line, planting space limitations of the sight triangle at the northeast corner of the property and planting space limitations caused by underground utilities in the terminal island south of the parking spaces support the use of the accent understory trees but there is insufficient space on the site to plant two understory trees for each shade tree required. 3) Deviations - Code Section 3-1202 E. 1. (interior landscaping standards — parking lots): a. 3% interior landscape area being provided — Code requires 10% interior landscape area. Proposed site plan substitutes 3 accent/understory trees for shade trees at a 1:1 ratio (Code requires 2:1 ratio); also substituting 4 palms for shade trees at a 1:1 ratio (Code requires 3:1 ratio). These trees are specified as accent / understory due to the Code requirement that there is a 5' offset from shade trees to paved surfaces and the location of overhead utilities. There is insufficient space to plant additional understory or palm trees on the site. � Exhibit 2- Comprehensive Landscapin� Application 1. Architectural Theme: a. The landscaping in a Comprehensive Landscaping program shall be designed as a part of the architectural theme of the principal buildings proposed or developed on the parcel proposed for the development. N/A C�l:i b. The design, character, location and/or materials of the landscape treatment proposed in the Comprehensive Landscaping program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. The landscape plan has been enhanced with trees that are larger than those required by Code. The shade and understory trees are layered to create an attractive design. The entire site is planted with shrubs and ground covers which allows us to use entirely low volume irrigation. 2. Lighting. Any lighting proposed as a part of a Comprehensive Landscaping program is automatically controlled so that the lighting is turned off when the business is closed. The business will be operated 24-hours/day, and therefore this is not applicable. 3. CUri�rriuriity CiiufuCieT. i �le idiluSCdNe iiediiieili NfupuSeu iii ii�e �uiiiNFeheilSive LailuSCaNe rrugtd'r�i wiii enhance the community character of the City of Clearwater. Within the context of the overall site improvements, which de-intensify the site by removing the opaque vertical walls associated with the car wash being demolished during redevelopment, in addition to maintaining existing trees at the periphery of the site (which minimizes any adverse efFect on / preserves community character) accent / understory trees are being added throughout the site per the landscaping plans to maximize vegetated green space thereby ensuring an attractive design. The entire site is also being planted with shrubs and ground covers which further enhance community character by maximizing curb appeal. 4. Property Va/ues. The landscape treatment proposed in the Comprehensive Landscaping program will have a beneficial impact on the value of the property in the immediate vicinity of the parcel proposed for development. The overall site plan and related landscaping opens up the look and feel of the site while softening the site to the maximum extent practicable within the operating parameters of the new land use. 5. Special Area or Scenic Corridor Plan. The landscape treatment proposed in the Comprehensive Landscape Program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel proposed for development is located. The site is not within any such special area or scenic corridor. �