The URL can be used to link to this page

FLD2013-12045h � e�.��r � � '`: �..;�'-*.,�,,�-`�,.� MEETING DATE: AGENDA ITEM: CASE: COMMUNITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT February 18, 2014 F.1. FLD2013-12045 REQUEST: Flexible Development application to permit 153 dwelling units including one existing single-family (to remain) and 152 attached dwelling units (including 48 dwelling units from the Public Amenities Incentive Pool) with a height of 43 feet as measured from mean grade to the top of the roof structure with an additional nine feet to top of highest roof-top architectural detail/mechanical equipment screening (52 feet total), 134 parking spaces (including 10 handicap spaces) (0.88 parking space per dwelling unit) in the Downtown (D) District as a Comprehensive Infill Redevelopment Project, under the provisions of Community Development Code (CDC) Section 2-903.D. GENERAL DATA: Agent .......................... ... Paul Bouldin; Harbor Bluff Retirement, Inc. AppliCant/ Owner . ... ........... SCI Funeral Service FLA, Inc., Clearwater Bay Marina, LLC and Tawni C. Allen and Fred Kent Allen (deceased) LoCation ............................ 802 North Fort Harrison Avenue (along with 806 North Osceola Avenue and 805 North Fort Harrison Avenue); six parcels generally located on the block bound by Nicholson Street (north), Seminole Street (south), North Osceola Avenue (west) and North Fort Harrison Avenue (east). P�operty Size ..................... 2.114 acres Future Land Use Plan....... Central Business District (CBD) Zoning ........................... Downtown (D) District Special Area Plan ............. Clearwater powntown Redevelopment Plan, Old Bay Character District Adjacent Zoning. .... North: Institutional (I) District South: Downtown (D) District East: Downtown (D) District West: Downtown (D) District Existing Land Use............ Vacant Proposed Land Use......... 153 dwelling units; Attached Dwellings (152 units); and one existing single-family �d�vetlin� �� c��;,ain � Clear�7�ll.l Level II Flexible Development Application Review ANALYSIS: Site Location and Existing Conditions: The 2.114-acre site consists of six parcels generally located on the block bound by Nicholson Street (north), Seminole Street (south), North Osceola Avenue (west) and North Fort Harrison Avenue (east). One parcel (0.166 acres) is located on the east side of North Harrison Avenue approximately 85 feet north of Seminole Street. Two parcels totaling 0.274 acres are located on the west side of North Osceola Avenue approximately 130 feet north of Seminole Street and 120 feet south of Nicholson Street. The remaining land area (1.674 acres) consists of the entire block (three parcels) bound by Nicholson and Seminole Streets and North Fort Harrison and Osceola Avenues. The property is within the D district, CBD FLUP classification and the Old Bay Character District (District) of the Clearwater powntown Redevelopment Plan (Plan). For the sake of clarity and expediency the largest parcel comprising the full block will be referred to as Parcel 1, the two lots on the west side of North Osceola Avenue as Parcel2 and the parcel on the east side of North Fort Harrison Avenue will be referred to as Parcel3. The bulk of the site is currently vacant although the most recent use was a funeral home. All the structures on Parcel 1 were demolished in late 2013. Parcel 2 is developed with a modest single-family dwelling built in 1933 (per Pinellas County Property Appraiser records) and a parking lot. The home is proposed to remain. Parcel 3 is also developed with a small single- family dwelling built in 1925 (per Pinellas County Property Appraiser records) which will also remain with the proposal although the building will be used as the administrative offices and records storage for the attached dwelling use proposed for Parcel 1. Parcel 3 has no direct vehicular access to North Fort Harrison Avenue. Access to the site is provided via a narrow alley that runs north-south between Seminole Street and Nicholson Street. Parcel 1 is accessed via several driveways along PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION Community Development Board February 18, 2014 FLD2013-12045 — Page 1 0 ? Cil.(al n�l�.l Level II Flexible Develo ment lication Review PLANNING&DEVELOPMENT p �p DEVEIAPMENT REVIEW DIVISION . .. �':s�.. . .. . . . Seminole Street and North Fort and Osceola Avenues. The southern paved portion of Parcel2 is accessed via a drop curb which runs the length of the parking area. The portion of Parcel 2 occupied by the home is heavily vegetated and does not have any vehicular access. Surrounding properties contain a wide variety of uses including attached and detached dwellings, a social community eenter, offices, retail sales and service and a marina. The property to the north across Nicholson Street is the now-vacant North Ward Elementary School located within the Institutional District. All other surrounding properties are located within the D district and the Plan's Old Bay Character District. Parcel 1 slopes northeast to southwest with a grade change of between approximately eight and 13 feet. Development Proposal: The current proposal is to develop Parcel 1 with a new four-story 35,880 squaxe foot multi- family residential building with 152 attached dwellings including 48 units from the Public Amenities Incentive Pool. The dwelling units will be age restricted senior housing. As mentioned, the houses on Parcels 2 and 3 will remain with the house on Parcel 3 converted to administrative offices and records storage associated with the attached dwelling use. Parking for the office will be provided on Parcel 1. The home located on Parcel 2 will remain occupied as a single-family home. The south portion of Parcel2, currently paved, will remain paved although repaired and restriped with 12 spaces. That portion of the site will also be improved with new landscaping on either side of the driveway. Because Parcels 2 and 3 will essentially remain unchanged, most of the ensuing analysis and discussion within this report will pertain primarily to Parcel 1 unless otherwise specifically noted. As mentioned, the building will include 152 attached dwelling units as well as a plethora of accessory uses for the sole use of residents and their guests including an internet cafe, bank services, salon, small sundries shop, library, multi-purpose rooms, dining areas and various activity areas. The new building will incorporate a Spanish Revival architectural style. Spanish-influenced architecture, a recognized architectural style found within the Downtown Planning area and the District, can be defined as an architectural style that began in the early 20th century based on the Spanish Colonial architecture of the Spanish colonization of the Americas. As mentioned, the site occupies an entire block with four street frontages. While a11 facades of the building enjoy the same high level of quality and detailing, if one side of the building could be considered the "service" side it would be the west fa�ade facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey-green. Although the building does have four "fronts" the building include two formal "front doors" with one along the east farade facing North Fort Harrison Avenue. This building entrance will include a formal entryway and porte cochere. A second "front door" will be provided along the south fa�ade of the building facing Seminole Street. This entry includes a large covered porch and seating. Vehicular access to the site will be provided at two points. The first point of access will be from North Fort Harrison Avenue via a one-way loop driveway Community Development Board February 18, 2014 FLD2013-12045 — Page 2 ? C��.t�l i7alLl Level II Flexible DevelopmentApplication Review PLANNING&DEVELOPMENT DEVELOPMENT REVIEW DMSION =��i.�e�= . . �,. . .. � centrally located along the east side of the site. The north driveway will be ingress-only and the south driveway egress-only. Two handicap spaces will be provided along the north side at the north driveway. The second point of access, as mentioned, will be from North Osceola Avenue at the northwest corner of the site with a two-way driveway that provides access to 120 parking spaces under the building bringing the total number of parking spaces on the site (including Parcels 1, 2 and 3) to 134 spaces. It should be noted that the entrance is not gated thereby negating the requirement for providing vehicular stacking space. The building height will be 43 feet as measured from the site's mean elevation of approximately 24 feet above sea level to the flat roof with an additional nine feet to the top of several architectural embellishments. These embellishments serve to screen rooftop mechanical equipment. The building will consist of four main living floors over one floor of parking. Due to the slope of the site the parking level is partially sub-grade. Solid waste will be addressed with one or more roll-out dumpsters which will be stored within the building and rolled out to a staging area on Nicholson Street for servicing. As mentioned, a variety of on-site amenities will be provided for the sole use of residents and their guests. These amenities are located primarily on Levels one and two. Residential units ranging between 405 and 1,180 square feet are located on Levels one through four. Perimeter landscape buffers are not required within the Downtown district per CDC Section 3- 1202.D. However, extensive landscaping is proposed along a11 sides of the site including date palms, crape myrtle, hibiscus, fire bush, India hawthorn, liriope and jasmine. The proposed landscape plan meets the requirements of the Plan's Design Guidelines and is discussed in detail further in this document. While perimeter landscape buffers are not required within the Downtown district interior landscape requirements per CDC Section 3-1202.E must be met. The proposal includes approximately 500 square feet of interior landscaped area on Parcel 2 which constitutes just over 10 percent of the vehicular use area of Parcel 2 where 10 percent (420 square feet) is required. Because most of the parking on Parcel 1 is under the building, the interior landscape requirement is not applicable. This CDC Section also provides that interior islands provide a minimum dimension of eight feet from back of curb to back of curb where the proposal includes islands with dimensions exceeding this distance. In addition, CDC Section 3- 1202.E also limits the number of consecutive parking spaces which may be in a row to 10 although Staff may increase that number to 15 spaces in a row. The proposal includes no more than nine spaces in a row (excepting those under the building to which this provision does not apply). Therefore, the landscape provisions of the CDC are met or exceeded with the proposal. Special Area Plan: Clearwater powntown Redevelopment Plan; Old Bay Character District The subject property is located within the Clearwater powntown Redevelopment Plan area the intent of which is to provide a flexible framework for the redevelopment of Downtown into a place that attracts people to live, work, shop and play. The Plan is divided into six character districts. The site is located within the Old Bay character district. The Plan states that this District is envisioned to be a mixed-use neighborhood supporting the Downtown employment base with residential, limited neighborhood commercial and office uses. A variety of densities Community Development Board February 18, 2014 FLD2013-12045 — Page 3 ' V��.tal ►1Alel Level II Flexible DevelopmentApplication Review PL.a�vNING�DEV�LOrMExT � . .. �, DEVELOPMENTREVIEWDIVISION _ ... .. �. _ ;. „'�u � .§ �. � ::' � . . and housing styles are encouraged throughout the District, as well as renovations of existing older structures. A thorough review of the Plan was conducted and a myriad of Principles, Goals, Objectives and Policies were identified as applicable to, supported by or in support of the proposal and are discussed and explored in detail below. Plan Visions: The intent of the Plan is to provide a flexible framework for the redevelopment of Downtown into a place that attracts people to live, work, shop and play. The Vision that guided the development of the Downtown Plan has been articulated into a series of principles many of which are applicable to the proposal as follows: Princi�le: Downtown Clearwater is a major center of activity, business and governments. The development proposal includes the provision of 152 age-restricted attached dwelling units (and the preservation of one single-family dwelling). The proposal will contribute to the vibrancy and activity of the Downtown area with 152 new residential units where a large vacant lot currently exists. Therefore, the proposal supports this Principle. Principle: The revitalization of Downtown Clearwater is critical to the City's overall success. The City will use all tools and incentives available in the CRA to revitalize the Downtown. The proposal will include the redevelopment of a vacant lot encompassing an entire city block as an attached dwelling development with 152 dwelling units. The proposal includes using 48 dwelling units from the Public Amenities Incentive Pool, a development tool available only within the Downtown. Therefore, the proposal supports this Principle. Princi�le: Downtown will be an integrated community with a mix of retail, residential, office and recreational opportunities. The development of a variety of residential projects to attract new residents to Downtown is critical to the success of a revitalized Downtown. The development proposal provides 152 new attached dwelling units within the Downtown Planning area. Therefore, the proposal supports this Principle. Principle: Fort Harrison and Osceola Avenues should be redeveloped as pedestrian oriented streets and, in conjunction with Cleveland Street, form the major retail core of Downtown. The subject property provides for the preservations of two modest residential buildings and the construction of a new four-story attached dwelling with 152 dwelling units. As noted, all facades of the multi-family building address their respective streets and provide a sense of pedestrian scale through the use of a variety of architectural details, porches, verandas and horizontal and vertical fenestration articulation. Access into the building is provided on all facades although the primary pedestrian access points will be from North Fort Harrison Avenue and Seminole Street. A drop-off area is provided along North Fort Harrison Avenue though the primary vehicular access point is consolidated at the northwest corner of the site along with a loading zone and solid waste staging. As such, the development proposal will provide pedestrian oriented streets and enhance the retail core of Downtown. Therefore, the proposal supports this Principle. Princi�le: Quality urban design is critical to new constf-uction and renovated buildings. The development proposal incorporates a Spanish Revival-style of architecture, a recognized architectural style found within the Downtown Planning area and the District. As mentioned, the Community Development Board February 18, 2014 FLD2013-12045 — Page 4 ' vi\+Rl ►7ALe1 Level II Fiexible Development Application Review ' . _.: ��,., -. :-: .. .. � PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. With that said, it must be emphasized that a11 facades of the building are considered fronts and will include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies, lintels and terra cotta roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey-green. Therefore, the proposal supports this Principle. Principle: An adequate parking supply must be available coterminous with new uses. The development proposal requires between 153 and 230 parking spaces for 153 dwelling units (one to 1.5 spaces per dwelling unit). The proposal includes 134 parking spaces. The applicant has provided a Parking Demand Study based on the Fourth Edition Institute of Traffic Engineers Parking Generation manual which shows that the senior adult housing typically requires 0.59 spaces per unit or 90 spaces for the 152 attached age-restricted units. The remaining single- family dwelling requires two parking spaces bringing the total number of parking spaces needed to 92 where 134 spaces are provided. Staff agrees with the methodology for determining the needed number of parking spaces. Therefore, the proposal supports this Principle. Princi�le: The elimination of blighting conditions and the revitalization of the existfng and expanded CRA are critical to the future health of Downtown. It is generally accepted that vacant buildings and lots are an indicator of blighting. The proposal will revitalize the area by provided an attractive new residential use on a currently vacant city block. Therefore, the proposal supports this Principle. Plan Goals and Obiectives: In order to guide the revitalization of Downtown, three overriding goals are established with supporting Objectives and Policies developed to aid in reaching these goals. The following Goals and Objectives are applicable to the proposal. Goal 1: Downtown shall be a place that attracts people for living, employment and recreation. The City shall encourage redevelopment that will attract residents and visitors to Downtown as a recreation, entertainment and shopping destination. The development proposal will provide for 152 attached dwelling units (plus one existing single- family dwelling, to remain). Therefore, the proposal furthers this Goal. Objective lA: All development within Downtown shall further the goals, objectives and policies of this Plan and shall be consistent with the character districts, the Downtown Design Guidelines and the Downtown zoning district. This Objective will be found to be fulfilled as the following Goals, Objectives and Policies are addressed. Objective 1G: Residential uses in Downtown are encouraged with a variety of densities, housing types and affordability consistent with the character districts. The proposal includes 152 attached dwelling units intended for rental with six-month minimum leases. Therefore, the proposal furthers this Objective. Community Development Board February 18, 2014 FLD2013-12045 —Page 5 '_ i��LUl 17 Al.el Level II Fleacible Development Application Review PL'uvx�NG � DEV�LOPt'"�rrr DEVELOPMENT REVIEW DIVISION .<,:,sr'�a`�. . ; ... � � � Objective lI: The City shall use all existing incentives to encourage Downtown housing and shall evaluate other incentives to encourage residential uses to locate Downtown. The Plan provides for a Public Amenities Incentive Pool from which development proposals may acquire additional dwelling units in excess of what the applicable density restrictions would otherwise allow. This development proposal includes a request to utilize 48 dwelling units from the Public Amenities Incentive Pool. Therefore, the proposal furthers this Objective. Objective 1K: Downtown shall be a safe environment for both residents and visitors by addressing real and perceived public safety issues. Vacant buildings are often perceived to be dangerous and oftentimes actually do present real dangers to individuals and the surrounding communiTy. A series of vacant buildings on Parcel 1 have recently been removed (BCP2013-07421). A full, vacant City block will be converted into a new, attractive attached dwelling development with 152 units. Therefore, the proposal furthers this Objective. Goal 2: Create an environment where both people and vehicles can circulate throughout Downtown safely and effectively. Objective 2A: The Downtown street grid should be maintained to provide multiple access points in and through Downtown, to assist in dispersing traffic on various routes and contribute to improved traffic operations. Vacation of streets shall be evaluated based on redevelopment potential provided alternative access exists or can be provided. The existing street grid will be maintained with the proposal. Street right-of-way vacations are not proposed. Therefore, the proposal furthers this Objective. Goal 3: Create Downtown as a memorable place to be enjoyed by residents and vfsitors that capitalizes on Clearwater's waterfront location, natural resources, built environment and history. Objective 3D: Redevelopment is encouraged to create a vibrant Downtown environment containing a variety of building forms and sryles that respect Downtown's character and heritage. The bulk of the site will be developed with an attractive new building with 152 attached dwelling units. One existing single-family dwelling (Parcel 2) will remain and a second single-family dwelling (Parcel 3) will also remain although its use will be converted to administrative offices and records storage for the attached dwelling development. Therefore, the proposal furthers this Goal and Objective. Based upon the above, the development proposal is found to be in compliance with the Goals and Objectives governing development within the Clearwater powntown Redevelopment Planning area. Plan Policies• Policv 1: The Downtown Design Guidelines establish the quality and design features expected for renovation, redevelopment and new construction in the Downtown with which all projects must be consistent. Community Development Board February 18, 2014 FLD2013-12045 — Page 6 '��t1��1 Level II Flexible Development Application Review PLArr�v�rrG � DEV�LOPMErrr � `�•£� .. . . . � . DEVEIAPMENT REVIEW DIVISION The development proposal is consistent with the various aspects of the Guidelines including, but not limited to: Vehicular Circulation/Access and Parking, Sca1e and Height, Rhythm/Spacing, Architecture, Primary and Corner Fa�ades, Windows and Doors, Materials and Color. The details of these items are discussed in detail later in this document. Therefore, the proposal is consistent with this Policy. Policy 2: The character of each district shall be reinforced through the site plan and design review process. Projects shall be consistent with and contribute positively to the vision of the character district in which it is located. As discussed throughout this document, the proposal is compliant with the policies governing development within the District. The site will be improved as an attached dwelling development (with one existing single-family dwelling to remain) eliminating a large vacant lot near the heart of Downtown Clearwater that will positively contribute to the vibrancy and overall vision of the District. Therefore, the proposal is consistent with this Policy. Policv 3: The design of all projects in Downtown shall make meaningful contributions to the pedestrian environment through site and building design. The architectural elevations of the proposed building have been designed with an emphasis on pedestrian scale development and the ground floor. The development proposal incorporates a Spanish Revival-style of architecture, a recognized architectural style found within the Downtown Planning area and the District. As mentioned, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west side of the building facing North Osceola Avenue as this is where the entrance to the under- building parking is located as well as the loading zone. With that said, it must be emphasized that all facades of the building are considered fronts and will include the same high level of detailing and finish. Therefore, the proposal is consistent with this Policy. Policv 9: Projects located at or near the border of the Downtown Plan area shall use effective site and building design features to ensure an appropriate transition and buffer between the different areas. The site is located at the north boundary of the Old Bay Character District. One of the unique characteristics of the Old Bay district is the wide range of uses, housing styles and densities. The District itself includes a variety of housing styles ranging from nearly century-old single-family dwellings to relatively new multi-family dwellings ten-stories in height. The proposal includes a four-story attached dwelling development utilizing a Spanish Revival-style of architecture, a recognized style in the Planning Area, as well as one consistent with other buildings in the area. The facades of a11 four sides of the building are pedestrian in scale incorporating a large number of windows, pergolas, porches, verandas as well as other architectural detailing a11 of which ensure an appropriate transition to the more single-family residential neighborhood to the north and the more intensely developed area to the south. Therefore, the proposal is consistent with this Policy. Policy 20: Residential development shall provide appropriate on-site recreation facilities based on the scale of the project. The building, as mentioned will include 152 attached dwelling units as well as a plethora of accessory uses for the sole use of residents and their guests including an internet cafe, bank Community Development Board February 18, 2014 FLD2013-12045 — Page 7 > (� p��n }p PLANNING & DEVELOPMENT _ V bf�l ►7tii4r Level II Flexible Development Application Review - � DEVELOPMENT REVIEW DMSION . .. ;��";�',"�r�r = . . � services, salon, small sundries shop, library, multi-purpose rooms, dining areas and various activity areas. Therefore, the development proposal is consistent with this Policy. Based upon the above, the development proposal complies with the policies governing development within the Clearwater powntown Redevelopment Planning area. Old Bav District Policies: The following applicable policies sha11 govern development within the Old Bay District, as well as City actions: Polic� The Public Incentives Amenities Pool shall not be available to any properry located on the west side of Osceola Avenue between Eldridge Street and the northern boundary of the Old Bay character district. While the subject property straddles North Osceola Avenue the portion of the property which will receive 48 units from the Pool is located on the east side of North Osceola Avenue. Therefore, the proposal is consistent with this Policy. Policv 7: New development on North Fort Harrison Avenue shall be oriented toward the street to � ' encourage pedestrian activity and a dynamic street life. As noted, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. With that said, it must be emphasized that all facades of the building are considered fronts and will include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies, lintels and terra cotta roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. �nopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey- green. Although the building does have four "fronts" the formal "front door" of the building will be along the east fa�ade facing North Fort Harrison Avenue which will include a formal entryway and porte cochere. A secondary "Front door" is provided along the south side of the building facing Seminole Street. Therefore, the proposal is consistent with this Policy. Policv 11: Preferred housing styles east of Osceola Avenue are single family detached and townhouses. Attached dwellings in this area may be considered upon assembly of at Zeast one acre and preferably one city block. The proposal includes attached dwellings to be located on a site over two acres in area a portion of which is over 1.5 acres in area and constitutes an entire city block. Therefore, the proposal is consistent with this Policy. Based upon the above, the development proposal complies with the policies governing development within the Old Bay character district. Downtown Desi�n Guidelines: Design Guidelines were established to ensure that public and private development projects implement the Goals, Objectives, Policies and Character District Visions of the Downtown Plan. The Guidelines provide a framework for: ■ Enhancing the quality of the Downtown built environment; ■ Achieving quality contextual design; Community Development Board February 18, 2014 FLD2013-12045 —Page 8 > (� p�� }pp PLANNING & DEVELOPMENT _ V�+c�l 1T�i.l.l Level II Flexible Development Application Review DEVELOPMENT REVIEW DMSION ■ Achieving design that implements the vision of the character district in which the ■ property is located, thereby promoting an identity for powntown Clearwater; ■ Encouraging a diversity of architectural styles; ■ Providing design flexibility instead of aesthetic control; ■ Guiding the appropriate rehabilitation and preservation of designated historic structures; ■ Creating a pedestrian-oriented environment built upon the City's history and activities; ■ Protecting and improving property values; and ■ Providing investor and property owner confidence through design continuity. As previously discussed, the development proposal consists of the development of a new attached dwelling with 152 dwelling units (plus one existing single-family dwelling to remain). The new building will incorporate a Spanish Revival architectural style. Spanish-influenced architecture, a recognized architectural style found within the Downtown Planning area and the District, can be defined as an architectural style that began in the early 20th century based on the Spanish Colonial architecture of the Spanish colonization of the Americas. As mentioned, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west fa�ade facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. With that said, it must be emphasized that all facades of the building are considered fronts and will include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies, lintels and terra cotta roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey-green. Although the building does have four "fronts" the formal "front door" of the building will be along the east fa�ade facing North Fort Harrison Avenue which will include a formal entryway and porte cochere. Vehicular access to the site will be provided at two points. The first point of access will be from North Fort Harrison Avenue via a two-way loop driveway centrally located along the east side of the site. Two handicap spaces will be provided along the north side of the loop driveway. As mentioned, the second point of access will be from North Osceola Avenue at the northwest corner of the site with a two-way driveway which provides access to 120 parking spaces bringing the total number of parking spaces on the site (including Parcels 1, 2 and 3) to 134 spaces. The Downtown Design Guidelines identify both appropriate and inappropriate direction with regard to various elements associated with new construction and redevelopment in the Downtown Plan area. A thorough review of these guidelines within the Plan was conducted with the following applicable items identified: Site Design Block and Lot Characteristics.• The Guidelines state that the existing street grid pattern shall be retained where it contributes to an active pedestrian environment, and that blocks should be designed to promote easy pedestrian access and encourage cross-use. The development proposal maintains the existing street grid pattern and does not propose to vacate any rights-of-way. Therefore, the project is consistent with this set of guidelines. CommuniTy Development Board February 18, 2014 FLD2013-12045 —Page 9 � Clbt11 F7�lQ�Level II Flexible Develo ment PLANTIING&DEVELOPMENT p Application Review ��,.�,��_ �,�� DEVELOPMENTREVIEWDIVISION Vehicular Circulation/Access and Parking• The Guidelines state that the location, number and design of driveways shall maintain the urban fabric of the downtown; and that interior lot access sha11 be limited to the minimum number of curb cuts to adequately serve the site and be from secondary street frontages or alleys. The site is bound by North Fort Harrison Avenue, North Osceola Avenue (both designated primary streets), Nicholson Street and Seminole Street. As discussed in detail in the Development Proposal section of this document, the proposal consists of two curb cuts along North Fort Harrison Avenue that provides for a one-way loop driveway allowing convenient pick up and drop off. A second curb cut along North Osceola Avenue provides access to parking under the building. Parcel 2 has one curb cut providing access to a 12 surface parking spaces. Parcel 3 does not have a curb cut along North Fort Harrison Avenue nor is one proposed. Based upon the scale of the development the number of curb cuts is appropriate vis-a-vis vehicular access needs. Further, the location and design of the curb cuts will maintain the urban fabric of the downtown and are consistent with the manner in which curb cuts have been previously approved in the downtown. The Fire Department has determined that the number of curb cuts will provide adequate access to the site for emergency personnel. The Guidelines provide direction with regard to the treatment of structured parking. Structure parking is required to be architecturally integrated with the design, materials, finish and color of the principal structure(s) on the lot. Furthermore, ground floors of parking garages accessory to a principal use are to be designed to include at least 75 percent of the primary facade occupied by the principal use(s)/features or other use determined to be complementary to the principal use. The parking provided on Parcel 1 will be located under the building. Due to the slope of the property, most of the parking will actually be at least partially subgrade. The only visual clue that structure parking is provided will be by the single access point located at the northwest corner of the building along North Osceola Avenue. The Guidelines further state that parking lots shall be located behind the primary farade of the principal building. In addition, parking lots adjacent to rights-of-way are to be screened with either a landscaped buffer or a solid wall or fence three feet in height. The bulk of the parking proposed will be located under the attached dwelling building located on Parcel 1. The small existing parking lot on Parcel 2 will be improved with landscaping along east side of the site along North Osceola Avenue providing effective screening. Therefore, the project is consistent with this set of guidelines. Pedestrian Circulation/Access: The Guidelines state that clearly defined, safe, direct, convenient and landscaped pedestrian pathways should be provided between streets, parking areas and buildings. The development proposal includes maintaining the existing sidewalks surrounding Parcel 1 which range in width. The six-foot sidewalk adjacent to Parcel 3 will also be maintained. There is no sidewalk currently along Parcel 2 however, a sidewalk five feet in width will be provided with the development. The details will be coordinated with City Staff and approved prior to the issuance of any permits. Therefore, the project is consistent with this set of guidelines. Open S ace: The Guidelines provide that open spaces provide public "living rooms" in the urban setting and can function as transitions between the public sidewalks and streets and the use of the property. Community Development Board February 18, 2014 FLD2013-12045 —Page 10 ' V�Q��LI.l Level II Flexible Development Application Review PL�xx�rrG & navELOrMErrr ..._. �s��xs : r ' .. . . . . . DEVELOPMENT REVIEW DIVISION While formal open spaces are not required and are not proposed with the development proposal transitions from the "public realm" to the private are provided with porches and verandas and formal entryways along the east and south sides of the site. Therefore, the project is consistent with this set of guidelines. Buffering and Screenin� The Guidelines state that mechanical equipment, wireless communication facilities, loading and service areas shall be integrated into the design of the site, located in the most unobtrusive location possible, buffered and screened appropriately. The development proposal locates the necessary service/loading facilities on the west side of Parcel 1 as well as the entrance of the primary parking area. This loading area is located to the operational "rear" of the property fronting North Osceola Avenue. The majority of the mechanical equipment for the building will be located on the roof and will be screen from view by architecturally-integrated screening structures. With regard to wireless communication facilities, it has been attached as a condition of approval that any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened from view andlor painted to match the building to which they axe attached, as applicable. Based upon the above and subject to the attached condition of approval, the development proposal complies with above applicable Guidelines. Landscapin� The proposal includes extensive landscaping is proposed along all sides of the site including date palms, crape myrtle, hibiscus, fire bush, India hawthorn, liriope and jasmine all of which are compatible with the climatic conditions of West Central Florida and are appropriate to the space in which they will occupy with regard to water needs, growth rates, size, etc. in order to conserve water, reduce maintenance and promote plant health. Based upon the above and subject to the attached condition of approval, the development proposal complies with above applicable Guidelines. Fences and Walls: The Guidelines provide that fences and walls shall be utilized around service/loading areas, dumpsters and mechanical/utility equipment to buffer these uses from surrounding properties and rights-of-way and to provide security for this equipment. In addition, fences and walls may be incorporated as a design element to assist in defning property boundaries and entrances, open spaces and to provide a transition between public and private realms. The proposal does not include and fencing or walls. All external mechanical equipment will be located on the roof and will be screened from view from adjacent properties and rights-of-way by parapet walls and other architectural components. Solid waste will be stored within the building only being moved outside for servicing. The loading area is anticipated to be used only sporadically and fencing or walling this area off was determined by Staff to be counterproductive and more obtrusive than leaving it exposed. Therefore, the project is consistent with this set of guidelines. Building Placement Location: The Guidelines include that the appropriate location of a building should help define and provide a coherent streetscape and appearance of an area resulting in a defined sense of space and place. The appropriate location of a building on a site varies depending on the character district in which the development is located. It should be noted that the east and west property lines of Community Development Board February 18, 2014 FLD2013-12045 —Page 11 > r��r�+ f. PLANNING & DEVELOPMENT _� etal �'IALel Level II Flexible DevelopmentApplication Review DEVELOPMENT REVIEW DIVISION _ , . ��§ , , ;,... � E . . �. � . . Parcel 1 do not run due north and south where the north and south property lines do run generally east and west. This means that the shape of the site is a parallelogram rather than a proper rectangle or square. Therefore, the building maintains a constant setback of approximately 14 feet along the north and 17 feet along the south. The setbacks along the east and west vaxy between six and 10 feet on the west and 10 and 24 feet along the east. The overall development pattern is decidedly urban in nature although adequate room is provided to accommodate landscaping and balance the height of the building (52 feet to highest architectural feature/mechanical screening component) and creating a pedestrian-scale along the surrounding sidewalks. Based upon the above, the development proposal complies with the above applicable Guidelines. Orientation: The Guidelines state that it is appropriate to orient buildings towards the street and that the front fa�ades of buildings along the streetscape should contribute to pedestrian interest. The proposal provides a new 152 unit attached dwelling development with a high level of architectural detailing along a11 four street-facing facades of the proposed building. Based upon the above, the development proposal complies with the above applicable Guidelines. Separation: The Guidelines provide that the existing and/or desired character of the area should define the distance between buildings. Separation between buildings should be determined based on its surroundings, the character district's vision and development pattern, intensity of development, pedestrian activity and height of the building. The building will be separated from all surrounding buildings by public rights-of-way ranging between approximately 40 and 55 feet in width. This separation is more appropriate given the height of the proposed building and that of surrounding buildings. Based upon the above, the development proposal complies with the above applicable Guidelines. Covera�e: The Guidelines provide that a high percentage of ground coverage is encouraged in a downtown to create a critical mass of activity and that the amount of ground coverage varies among character districts with the most intense coverage found in the Old Bay and the commercial areas of the other districts. The proposal maintains two existing homes (one to remain a residence and the other to house offices for the proposed attached dwelling development) and a new 152-unit attached dwelling. The new building will occupy over half of Parcel l. Based upon the above, the development proposal complies with the above applicable Guidelines. Building Desi�n Mass, Scale, Height Width and Height• The Guidelines state that the size and proportions of new development should be related to the scale of nearby buildings. Even if much larger than its neighbors in terms of square footage, the building should maintain the same scale and rhythm as the existing buildings. In addition, the Guidelines state that the apparent height of a building/development can be influenced and augmented by a combination of step backs, varying building heights and horizontal features. As mentioned, the proposed building will be 52 feet in height as measured to the highest architectural feature from mean elevation. The building will be separated from all other parcels by rights-of-way between 40 and 55 feet in width. The building has been designed with copious amounts of windows as well as other architectural details such as pergolas, verandas and Community Development Board February 18, 2014 FLD2013-12045 —Page 12 ' Liti.t�l 17 �L41 Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION � . .. .. r�.9�;�;�r ; r ` � . � . � porches. The result is a building in scale with the existing pattern of development in the area but, perhaps more importantly the desired pattern of development as outlined by the Old Bay Character District provisions within the Downtown Plan. Based upon the above, the development proposal complies with the above referenced Guidelines. Rhvthm/Spacin� The Guidelines state that buildings shall have a distinct "base", "middle" and "cap". Further, the Guidelines state that with regard to high-rise buildings the building levels or step backs should be differentiated by architectural features such as coping, cornice lines and material changes; and that there should be a proportional relationship between the height of a building and the number and dimensions of step backs used to mitigate the height of the building. The proposed building will be improved with a"base", "middle" and "cap" consistent with the Spanish Revival architectural style. The proposed height of the building (52 feet to highest architectural feature/mechanical screening component) is adjudged proportional given the size of the site and distances to adjacent properties. Based upon the above, the development proposal complies with the above referenced Guidelines. Architecture: The Guidelines provide that new development shall complement the architectural heritage of the district in which it is located; however new buildings may use a variety of architectural styles as appropriate to the intended use of the building. The architectural elevations of the proposed buildings have been designed with an emphasis on pedestrian scale development and the ground floor. The development proposal incorporates a Spanish Revival-style of axchitecture, a recognized architectural style found within the Downtown Planning area and the District. Based upon the above, the development proposal complies with the above referenced Guidelines. Facades - Primary. Corner and Secondarv Fa�ades • The Guidelines require that the primary fa�ades be the most highly designed fa�ades and utilize plane changes (i.e. projections and recesses), architectural details, variety in color, material and textures, and storefront display windows for retail uses. Further, the Guidelines state that buildings on corner lots shall emphasize their prominent location through the use of additional height, massing, distinctive architectural treatments andlor other distinguishing features. As mentioned, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. With that said, it must be emphasized that all facades of the building are considered fronts and will include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies, lintels and terra cotta roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey- green. As designed, the proposed building will aesthetically support the existing character of the neighborhood with a traditional architectural style already found with the Planning Area as well as the Character District. Visual interest as well as a sense of pedestrian scale is created through articulation of the fenestration both horizontal and vertical on all facades and an extensive use of windows, porches and verandas and architectural details such as awnings and pergolas. Pedestrian access is afforded on all four sides of the building although the primary Community Development Board February 18, 2014 FLD2013-12045 — Page 13 � Cl\.til 17A�L1.1 Level II Flexible Develo ment FLANNING&DEVELOPMENT _ p Application Review nsvELOrMEx�r xEV�w nivisiox ...:.5��=�+�,*. �4�'"afi£- .w f <. - . . . . access points are provided along the east and south facades along North Fort Harrison Avenue and Seminole Street, respectively. Based upon the above, the development proposal complies with the above referenced Guidelines. Windows and Doors: The Guidelines state that it is inappropriate for new development to utilize mirrored glass and glass curtain walls. The architectural elevations of the proposed building include numerous windows but these are not mirrored glass. The scale, scope, design and placement of the windows are appropriate given the architectural style of the building. Based upon the above, the development proposal complies with the above referenced Guidelines. Roof Design: The Guidelines state that buildings should incorporate a roof consistent with the style of the building. Specifically, A roof consistent with the style of the building utilizing architectural elements such as cornice treatments, roof overhangs with brackets, steeped parapets, richly textured materials and/or differently colored materials are appropriate. The proposal includes what can be called a mid-rise building approximately 50 feet in height. �'he roof design is consistent with the Spanish Revival style of architecture. Based upon the above, the development proposal complies with the above referenced Guidelines. Other Architectural Features: The Guidelines state that the same amount of thought and care should be put into the selection and installation of other architectural features as for more obvious features such as roofs, doors and windows. The development proposal includes a building in the Spanish Revival-style of architecture. This style is marked by the prodigious use of smooth plaster (stucco) wall and chimney finishes, low-pitched clay tile, shed, or flat roofs, and terracotta or cast concrete ornaments. Other characteristics typically include small porches or balconies, Roman or semi- circular arcades and fenestration, wood casement or tall, double—hung windows, canvas awnings, and decorative iron trim. The proposed building incorporates many of these design features. Based upon the above, the development proposal complies with the above referenced Guidelines. Materials: The Guidelines state that building materials shall be consistent with and relate to the architectural style of the building. Furthermore, buildings should be constructed of high quality, long lasting materials to contribute to Downtown's stability, character and pedestrian experience. Building materials on the lower levels of buildings are especially important due to their proximity to the pedestrian environment. As noted, the proposed building incorporates a Spanish Revival architectural style. As all facades of the building are considered fronts they will all include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies, lintels and terra cotta roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey- green. Based upon the above, the development proposal complies with the above referenced Guidelines. Color: The Guidelines state that the number and type of building colors should be appropriate for and consistent with the architectural style. The color scheme for the development proposal consists Community Development Board February 18, 2014 FLD2013-12045 —Page 14 f C�e(�l 1't Ai.e� Level II Ffexible Development Application Review PL.4NNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION . ,. .. _ .., ., n _��::��. ° .. , . of dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. canopies will be terra-cotta, red, black and green and blue. Roof tiles will be grey-green. . The proposed color scheme is consistent with and appropriate for the architectural style of the building. Based upon the above, the development proposal complies with the above referenced Guidelines. Public Amenities Incentive Pool The Plan states that the Public Amenities Incentive Pool was established to provide an opportuniTy for the private sector to gain additional development potential while assisting the public to achieve its redevelopment goals for powntown Clearwater in order to overcome the numerous constraints affecting redevelopment,. The Plan further provides that all property within the Downtown Plan boundaries will be eligible to use the Public Amenities Incentive Pool. Allocations from the Pool will be available to projects that provide one or more improvements and/or fees in-lieu of certain improvements that provide a direct benefit to Downtown revitalization. There shall be a correlation between the bonus amount and the provided incentive. The allocation of increased density through the Pool shall be at the discretion of the City. The types of amenities eligible for density/intensity bonuses may include, but are not limited to the following (emphasis added): ■ Residential uses in the Downtown Plan area; ■ Ground floor retail in the Old Bay Character District; ■ Uses in particular locations and/or mixed use projects that further the Plan's major redevelopment goals and character district vision; ■ Day care facility; ■ Portion of project reserved for Affordable Housing; ■ Significant Public Space on site; ■ Public Art on site; ■ Preservation of a historic building to the Secretary of Interior's Standards; ■ Construction of public parking on site; ■ Cultural or Performing Arts Facility on site; ■ Contributions to Master Streetscape and Wayfinding Plan; ■ Contributions to Coachman Park or Station Square Master Plan; ■ Contributions to Pinellas Trail or connector trails; ■ Contributions to public parking facility; or ■ As determined by the City Commission. The proposal includes a request for 48 dwellings to be furnished from the Pool for a residential development with 153 dwelling units (including one existing single-family dwelling to remain) which is a use that furthers the Plan's major redevelopment goals and character district vision. The proposal fulfills the requirements of this portion of the Plan by including a residential use in the Downtown Plan area as well as several amenities including onsite public art and contributions to connections to the Pinellas Trail. Three stylized benches which double as public art will be provided at the northeast and southwest corners of the site and along North Fort Harrison Avenue. Sidewalks will be included along both sides of North Osceola Avenue and along all sides of Parcel 1. A sidewalk along the west side of Parcel2 will be maintained with the proposal. The sidewalk along Seminole Street will be improved with sandblasted/scored accents and smooth-troweled edging. This sidewalk is part of the linkage joining the Seminole Community Development Board February 18, 2014 FLD2013-12045 — Page 15 � C�\.til /'��LLl Level II Flexible Development Application Review PLA�rrrING&nEVeLOrMErrr � r. ^ �� ^ �� DEVELOPMENTREVIEWDIVISION Boat Ramp one block to the west with the Pinellas Trail two blocks to the east. This modified sidewalk installation will, in addition to being installed along the entire south side of Parcel 1, also be implemented where the sidewalk traverses the driveways along North Fort Harrison Avenue and between those driveways, at each corner of the site and where the art benches are installed. Photograph examples of art benches and the paving treatment are provided in the applicant's submittal. Community Development Code ➢ Purpose, Intent and Basic Plannin�jectives The proposal supports 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 proposed residential development is consistent with the character of the area with regard to use and the proposal will result in a project consistent with elements of the Comprehensive Plan and the Clearwater powntown Redevelopment Plan, as provided above. The proposal makes efficient use of the existing buildings on Parcels 1 and 3. The applicant has taken advantage of the challenges presented by the grade change by locating parking under the building and partially subgrade. The applicant has also shown flexibility with regard to preserving two existing buildings with one to remain a single-family dwelling and the other as administrative offices for the attached dwelling component of the project. Therefore, the proposal supports this Code section. Section 1-103.B.2. Ensuring that development and redevelopment will not hcrve 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 contain a wide variety of uses including attached and detached dwellings, a social community center, offices, retail sales and service and a marina. The property to the north across Nicholson Street is the now-vacant North Ward Elementary School located within the Institutional District. All other surrounding properties are located within the D district and the Plan's Old Bay Character District. The proposed development provides for an attached dwelling development in an attractive new building which meets the requirements of the Plan and Design Guidelines. It is likely that surrounding properties will have their values enhanced by the proposal. It is anticipated that the proposal will result in a positive impact on those surrounding properties. Therefore, the proposal supports this Code section. Section 1-103.B.3. Strengthening the city's economy and increasing its tax base as a whole. The proposal includes the redevelopment of an existing lot with an attached dwelling project including 152 attached dwelling units and one existing single-family dwelling to remain. The proposal will be consistent with the character of the area with regard to size, scope and scale as compared with other properties in the neighborhood. The proposal is expected to have a net increase in the t� base as a whole with a new residential use within the Downtown Planning area. It is largely beyond dispute that the City of Clearwater is largely built-out where the primary option for improvement is the redevelopment and/or refurbishing of existing sites and buildings. This is especially true in the Downtown Planning area. Therefore, the proposal supports this Code section. Community Development Board February 18, 2014 FLD2013-12045 — Page 16 '- Ll�cai 1'1�LLl Level II Flexible Develo ment PLANNING&DEVELOPMENT p Application Review DEVELOPMENT REVffiW DIVISION � �� .� . Section 1-103.D. It is the further purpose of this Development Code to make the beautification of the city a matter of the highest priority and to require that existing and future uses and structures in the city are attractive and well-maintained to the maximum extent permitted by law. The proposal includes a new 152-unit attached dwelling development. The applicant has demonstrated that the proposed building improvements and site plan are more attractive than what is currently on the site and that the building elevation, site and landscape plans are better that what would otherwise be required by the CDC. The proposal with regard to site, landscape and building design is consistent with other beautification efforts undertaken, encouraged and installed by the City and private property owners in the City as a whole and specifically along Cleveland Street. Therefore, the proposal supports this Code section. Section 2-901.1 Intent of the D District and CBD FL UP classification The CDC provides that it is the intent of the D District that development be consistent with the Countywide Future Land Use Plan as required by state law. The uses and development potential of a parcel of land within the D District shall be determined by the standards found in this Development Code as well as the Countywide Future Land Use Designation of the property, including any acreage or floor area restrictions set forth in the Rules Concerning the Administration of the Countywide Future Land Use Plan, as amended from time to time. For those parcels within the D District that have a Future Land Use of Central Business District ("CBD"), maximum development potential shall be as set forth for each classification of use and location in the approved redevelopment plan. Section 2.3.3.9.5 of the Countywide Land Use Rules provides that the purpose of the CBD FLUP classification is to depict those areas of the county that are now designated, or appropriate to be designated, as urban centers for redevelopment in accord with a special area plan. The category is generally appropriate to those central business districts designed to serve as the primary retail, financial, governmental, residential, and employment focal points for a community; and to reflect those urban centers in the county served by adequate vehicular and mass transit service to accommodate their more intensive urban character. Permitted uses include residential, office and commercial. This section also requires that the utilization of this category shall require a special area plan as set forth in Countywide Land Use Rules section 4.2.7.5. The site is proposed to be developed with an attached dwelling use which is permitted by the CBD FLUP classification. ➢ Development Parameters Intensitv o Use: Pursuant to the Old Bay character district of the Plan, the m�imum density for properties within the Old Bay character district west of Garden Avenue and greater than two acres in size is 50 dwelling units per acre. The number of dwelling units permitted on the 2.114-acre site is 105 units. The proposed density is 153 total dwelling units (including 48 dwelling units from the Public Amenities Incentive Pool). The proposal is consistent with the Plan. Maximum Building Hei� � Pursuant to CDC Table 2-903, there is no maximum height for a Comprehensive Infill Redevelopment Project. However, the District provides that the building height in this area of the Old Bay district is limited to 40 feet. Height may be increased by an additional 20 percent or, in this case, eight feet, for projects receiving additional density for the Pool. It should be Community Development Board February 18, 2014 FLD2013-12045 — Page 17 ? 1�11.cei �Ttilt�l Level II Flexible DevelopmentApplication Review PLANNING&DEVELOPMENT DEVELOPMENT REVIEW DIVISION ° � .-� n � � � � �3'�:.u%�'- -�.r , . .. . . . . . reiterated that the site slopes from the northeast to the southwest with a change in grade of between eight and 13 feet. The proposed building height is 43 feet as measured from mean grade to the top of the roof structure with an additional nine feet to top of highest roof-top architectural detail/mechanical equipment screening (52 feet total) where the maximum permitted building height is 48 feet. The proposal is consistent with the Plan. Minimum Off Street Parking_ Pursuant to CDC Table 2-903, there is no minimum off-street parking requirement for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Tables 2-902 and 903, the minimum required parking for attached dwelling is between one and 1.5 spaces per unit. Based on the proposed 153 dwelling units between 153 and 230 spaces are required. The applicant is proposing an age-restricted residential use with 134 parking spaces (0.88 spaces per dwelling unit). The applicant has provided a Parking Demand Study based on the Fourth Edition Institute of Traffic Engineers Parking Generation manual which shows that the senior adult housing typically requires 0.59 spaces per unit or 90 spaces for the 152 attached age-restricted units. The remaining single-family dwelling requires two parking spaces bringing the total number of parking spaces needed to 92 where 134 spaces are provided. Staff agrees with the methodology for determining the needed number of parking spaces. Therefore, the proposal meets the intent of this CDC section. Mechanical Eauipment: Pursuant to CDC Section 3-201.D.1, a11 outside mechanical equipment must be screened so as not to be visible from public streets and/or abutting properties. As mentioned, the majority of the mechanical equipment for the building will be located on the roof and will be screen from view by parapet walls and other architectural detailing all of which will be integrated into the design of the building. With regard to wireless communication facilities, it has been attached as a condition of approval that any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened _from view and/or painted to match the building to which they are attached, as applicable. Therefore, the proposal meets the intent of this CDC section. Si�ht Visibilitv Trian les: Pursuant to CDC Section 3-904.A, to minimize hazards at the proposed driveways on North Osceola Avenue and North Fort Harrison 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 building itself is within the sight visibility triangles on the north and south sides of the driveway providing access to the parking lot under the building. However, it has been determined that the required stop bar and the level of traffic on North Osceola Avenue will accommodate the encroachment into these sight visibility triangles. This proposal has been reviewed by the City's Traffic Engineering Department and been found to be acceptable. Shrubbery planted within sight visibility triangles will need to be maintained to meet the Code requirements. Therefore, the proposal meets the intent of this CDC section. 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. Most utilities which serve the site are currently underground. There is some limited overhead wiring along the north and a portion of the west sides of the site which will be Community Development Board February 18, 2014 FLD2013-12045 —Page 18 ° Ll4�l ►� t�ie� Level II Flexible Development Application Review PL`�NING & DEV�LOPMErrr _ . � ��w . .. .. .. . � DEVELOPMENT REVffiW DIVISION placed underground with this proposal. Therefore, the proposal meets the intent of this CDC section. Landscapin�: Perimeter landscape buffers are not required within the Downtown district per CDC Section 3- 1202.D. However, extensive landscaping is proposed along all sides of the site including date palms, crape myrtle, hibiscus, fire bush, India hawthorn, liriope and jasmine. The proposed landscape plan meets the requirements of the Plan's Design Guidelines and is discussed in detail further in this document. While perimeter landscape buffers are not required within the Downtown district interior landscape requirements per CDC Section 3-1202.E must be met. The proposal includes approximately 500 square feet of interior landscaped area on Parcel 2 which constitutes just over 10 percent of the vehicular use area of Parcel 2 where 10 percent (420 square feet) is required. Because most of the parking on Parcel 1 is under the building, the interior landscape requirement is not applicable. This CDC Section also provides that interior islands provide a minimum dimension of eight feet from back of curb to back of curb where the proposal includes islands with dimensions exceeding this distance. In addition, CDC Section 3- 1202.E also limits the number of consecutive parking spaces which may be in a row to 10 although Staff may increase that number to 15 spaces in a row. The proposal includes no more than nine spaces in a row (excepting those under the building to which this provision does not apply). Therefore, the landscape provisions of the CDC are met or exceeded with the proposal. Solid Waste: A trash room is provided within the building on the first. floor. Trash will then be removed to a staging area proposed at the northwest corner of Parcel 1 along Nicholson Street. The proposal is acceptable to the City's Solid Waste and Fire Departments. Signage: The proposal does not include signage. The applicant is aware that any proposed signage will need to be permitted through the Planning and Development Department and will need to meet the requirements of CDC Section 3-1807 and the Plan's Design Guidelines. The applicant has committed to including one monument sign along North Fort Harrison Avenue between the two driveways and the sign will match the building with regard to style, materials and finish. ➢ General Applicability Criteria Requirements The proposal supports the General Applicability requirements of this Code as follows: 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. The proposal includes a new attached dwelling with 152 units. The site is located at the north boundary of the Old Bay Character District. One of the unique characteristics of the Old Bay district is the wide range of uses, housing styles and densities. The District itself includes housing styles ranging from nearly century-old single-family dwellings to relatively new multi- family dwellings ten-stories in height. The proposal includes a four-story attached dwelling development utilizing a Spanish Revival -style of architecture which is a recognized architectural style in the Planning Area as well as one consistent with other buildings in the area. Although taller than immediately adjacent buildings the facades of all four sides of the building are pedestrian in scale incorporating a large number of windows, pergolas, porches, verandas as well as other architectural detailing all of which ensure an appropriate transition to the more single- Community Development Board February 18, 2014 FLD2013-12045 —Page 19 Y C��.tu ►1 �lt.l Level II Flexible Development Application Review PLANNING & DEVELOPMENT .. ... . , x� . . . . . . �. DEVELOPMENT REVIEW DIVISION family residential neighborhood to the north and the more intensely developed area to the south. Therefore, the proposal supports this Code section. Section 3-914.A.2. The proposed development will not hinder or discourage development and use of adjacent land and buildings or significantly impair the value thereof. The proposal is consistent with the character of adjacent properties and consistent with the Plan and Design Guidelines. The applicant has shown through substantial competent evidence that the proposal is similar in nature vis-a-vis form and function to adjacent and nearby properties and, importantly, with the desired character of the area. The proposal will eliminate a large vacant lot replacing it with a new attached dwelling redevelopment and will not impair the value of adjacent properties. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. The proposal will result in the reuse of a large vacant lot. Vacant buildings and lots are often perceived to be dangerous and oftentimes actually do present real dangers to individuals and the surrounding community. The proposal will have a positive effect on the health and/or safety of persons residing or working in the neighborhood. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.4. The proposed development is designed to minimize traffic congestion. The proposal will likely have minimal effect on traffic congestion. The proposed age-restricted attached dwelling redevelopment will have a lesser impact than comparably sized, non-age restricted residential uses based on the applicant-submitted parking assessment. In addition, vehicular access to the site is split between transient/short-term users (driveway along North Fort Harrison Avenue) and long-term (under-building parking entrance along North Osceola Avenue). Therefore, the proposal is consistent with this CDC Section. Section 3-914.A. S. The proposed development is consistent with the community character of the immediate vicinity. As previously discussed, the community character consists of a variety of residential and non- residential uses. The proposed attached dwelling redevelopment is a desired use within the District and consistent with the existing and desired pattern of the development for the area. The Spanish Revival architectural style (recognized as an existing axchitectural style within the District) of the building will complement and enhance adjacent properties. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The design of the proposed development should not result in any adverse olfactory, visual and acoustic impacts on adjacent properties. The use is residential and consistent with surrounding residential uses. In addition, loading, solid waste staging and access onto the site are consolidated at the northwest corner of the site along North Osceola Avenue and Nicholson Street. This location is least obtrusive location for these activities. Therefore, the proposal is consistent with this CDC Section. Community Development Board February 18, 2014 FLD2013-12045 — Page 20 ' v1�.Rl 17 [�I.el Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT p pp DEVELOPMENT REVIEW DIVISION � �� ;, ➢ Comnrehensive Infill Redevelopment Criteria Requirements The proposal supports the specific Comprehensive Infill Redevelopment Project criteria of this Code as follows: Section 2-903.D. Comprehensive infill redevelopment projects. 1. The development or redevelopment is otherwise impractical without deviations from the use andlor development standards set forth in this zoning district. The site has been vacant since the summer of 2013. The primary deviation from the CDC is to reduce the otherwise required number of parking spaces from between 153 and 230 spaces to 134 spaces. The applicant has provided evidence based on ITE Manual standards that the number of proposed parking spaces will more than meet the needs of the age-restricted residential use proposed. The applicant is proposing an attached dwelling development with the level of density desired within the Downtown Planning area. The applicant asserts that, considering that the amount of provided parking is adequate for the proposed, providing additional parking would require a multi-story parking garage which would negatively impact the relationship between the building and the adjacent pedestrian space. Therefore, the proposal is consistent with this CDC Section. 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 redevelopment of the site will be consistent with a variety of Goals, Objectives and Policies of the City's Comprehensive Plan as well as with the general purpose, intent and basic planning objectives of the CDC as examined in detail previously in this document. Therefore, the proposal is consistent with this CDC Section. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. Surrounding properties contain a wide variety of uses including attached and detached dwellings, a social community center, offices, retail sales and service and a marina. The proposed development provides for new attached dwelling development which meets the requirements of the Plan and Design Guidelines. It is likely that surrounding properties will have their values enhanced by the proposal. Therefore, the proposal is consistent with this CDC Section. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. As discussed in detail, the proposal will be consistent with the pattern of development in area, is consistent with the Plan, Design Guidelines, Comprehensive Plan and the intent of the CDC. Adjoining properties will likely benefit from the proposal. Therefore, the proposal is consistent with this CDC Section. S. 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 six objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; ' Community Development Board February 18, 2014 FLD2013-12045 — Page 21 ' Cl�.� r1 �L�l Level II Flexibie Development Application Review PLANNING & DEVELOPMENT _ DEVELOPMENT REVIEW DIVISION .... �ka-?1�'2s.,st.Y��r�:< .. . � . � 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 o� zoning designation; As mentioned previously, the CBD FLUP classification and the D district both permit mixed-use development (residential and commercial uses). The proposal includes an attached dwelling development within a four-story building including 152 dwelling units and one existing single-family dwelling to remain. The proposal is consistent with and will not alter the essential use characteristics of the neighborhood which consists of a wide variety of uses including attached and detached dwellings, a social community center, offices, retail sales and service and a marina. The District itself includes a variety of housing styles ranging from nearly century-old single-family dwellings to relatively new multi-family dwellings ten-stories in height. The proposed use is permitted by the D District and the Old Bay character district and rezoning the property is unnecessary and would also constitute spot zoning. Therefore, the proposal is consistent with this CDC Section. 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. Surrounding properties include a wide variety of uses including attached and detached dwellings, a social community center, offices, retail sales and service and a marina. The District itself includes a variety of housing styles ranging from nearly century-old single- family dwellings to relatively new multi-family dwellings ten-stories in height. The proposed development provides for a new attached dwelling in an attractive building which meets the requirements of the Plan and Design Guidelines. It is likely that surrounding properties will have their values enhanced by the proposal. The proposal will have no effect on the ability of surrounding properties to be redeveloped or otherwise improved. Therefore, the proposal is consistent with this CDC Section. b. The proposed development complies with applicable design guidelines adopted by the city. As examined in detail previously in this report, the proposal complies with the Plan's Design Guidelines. Therefore, this CDC Section is not applicable to the proposal. c. The design, scale and intensity of the proposed development supports the established or emerging character of an area. As previously discussed, the community character consists of a variety of residential and non-residential uses. The proposed attached dwelling redevelopment is a desired use within the Old Bay character district. The Spanish Revival architectural style of the building will complement and enhance adjacent properties. Therefore, the proposal is consistent with this CDC Section. 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; Community Development Board February 18, 2014 FLD2013-12045 — Page 22 ? C1Lt�1 ►1�i�1 Level II Flexible Develo ment PLANNING&DEVELOPMENT _ p Application Review nEVEr,orMExT xEV�w nivisiox . _ ._ �� :�� . • Distinctive fenestr^ation patterns; • Building step backs; and • Distinctive roofs forms. The development proposal incorporates a Spanish Revival-style of architecture, a recognized architectural style found within the Downtown Planning area and the District. As mentioned, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. With that said, it must be emphasized that all facades of the building are considered fronts and will include the same high level of detailing and finish including fabric awnings, wood composite, detailed arbors, corbels, out lookers, canopies; lintels and terra cotta. roof tiles. The building will be painted dark tan and light cream with accent colors to include terra-cotta, light brown, white and steel grey. Canopies will be terra- cotta, red, black and green and blue. Roof tiles will be grey-green. Visual interest as well as a sense of pedestrian scale is created through articulation of the fenestration both horizontal and vertical on all facades and an extensive use of windows, porches and verandas and architectural details such as awnings and pergolas. Pedestrian access is afforded on all four sides of the building with the primary access point provided along the east and south facades. Therefore, the proposal is consistent with this CDC Section. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances beriveen buildings. Perimeter landscape buffers are not required within the Downtown district per CDC Section 3-1202.D. However, extensive landscaping is proposed along all sides of the site including date palms, crape myrtle, hibiscus, fire bush, India hawthorn, liriope and jasmine. The proposed landscape plan meets the requirements of the Plan's Design Guidelines While perimeter landscape buffers are not required within the Downtown district interior landscape requirements per CDC Section 3-1202.E must be met. The proposal includes approximately 500 square feet of interior landscaped area on Parcel2 which constitutes just over 10 percent of the vehicular use area of Parcel 2 where 10 percent (420 square feet) is required. Because most of the parking on Parcel 1 is under the building, the interior landscape requirement is not applicable. This CDC Section also provides that interior islands provide a minimum dimension of eight feet from back of curb to back of curb where the proposal includes islands with dimensions exceeding this distance. In addition, CDC Section 3-1202.E also limits the number of consecutive parking spaces which may be in a row to 10 although Staff may increase that number to 15 spaces in a row. The proposal includes no more than nine spaces in a row (excepting those under the building to which this provision does not apply). Therefore, the proposal is consistent with this CDC Section. Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by substantial competent evidence that he is entitled to the approval requested. The applicant has adequately demonstrated through the submittal of substantial competent evidence that the request is entitled to the approval requested as required by CDC Section 4- 206.D.4. Community Development Board February 18, 2014 FLD2013-12045 — Page 23 '_ viL[i��lLl Level II Flexible Develo ment PL'u�N�rrG � DEV�LOPMENT p Application Review DEVELOPMENTREVIEWDIVISION ��:��, � - Comprehensive Plan: The proposal is in support of the following Goals, Objectives andlor Policies of the City's Comprehensive Plan as follows: Future Land Use Plan Element Policy A.2.2.2 - Residential land uses shall be sited on well-drained soils, in proximity to parks, schools, mass transit and other neighborhood-serving land uses. The proposed attached dwelling development is located on a well-drained site close to parks (North Greenwood Recreation Complex, Coachman Park, Station Square Park, Crest Lake Park, the Clearwater Community Sailing Center, Sand Key Park, Pier 60, Downtown Main Library, Clearwater Beach Library & Rec. Center/Pool, McKay Playfield and Mandalay Park) mass transit (the Park Street Terminal, PSTA Routes J, 66, 67 and 78) and other neighborhood-serving land uses (restaurant, retail and other commercial uses). The subject site is served by the Sandy Lane Elementary, Dunedin Highland Middle and Clearwater High Schools. Therefore, the submittal supports this Policy. Objective A.3.2 — 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 quality of development within the City; and Policy A.3.2.1 All new development or redevelopment of property within the City of Clearwater shall meet all landscape requirements of the Community Development Code. Fort Harrison Avenue is designated as a Primary Scenic Corridor within Section 3-1203 of the CDC and within the Future Land Use Element (FLUE) of the City's Comprehensive Plan. Primary scenic corridors are those roadways expected to have enhanced landscape standards applied to properties along them. Perimeter landscape buffers are not required within the Downtown district per CDC Section 3-1202.D. However, extensive landscaping is proposed along all sides of the site including date palms, crape myrtle, hibiscus, fire bush, India hawthorn, liriope and jasmine. The proposed landscape plan meets the requirements of the Plan's Design Guidelines and is discussed in detail further in this document. While perimeter landscape buffers are not required within the Downtown district interior landscape requirements per CDC Section 3-1202.E must be met. The proposal includes approximately 500 square feet of interior landscaped area on Parcel 2 which constitutes just over 10 percent of the vehicular use area of Parcel2 where 10 percent (420 square feet) is required. Because most of the parking on Parcel 1 is under the building, the interior landscape requirement is not applicable. This CDC Section also provides that interior islands provide a minimum dimension of eight feet from back of curb to back of curb where the proposal includes islands with dimensions exceeding this distance. In addition, CDC Section 3-1202.E also limits the number of consecutive parking spaces which may be in a row to 10 although Staff may increase that number to 15 spaces in a row. The proposal includes no more than nine spaces in a row (excepting those under the building to which this provision does not apply). Therefore, the submittal supports this Objective and Policy. Objective A. S. S- Promote high quality design standards that support Clearwater's image and contribute to its identity. Community Development Board February 18, 2014 FLD2013-12045 — Page 24 � Li�v�l ►7A�i��l Level II Flexible Develo ment PLANNII`1G & DEVELOPMENT j p Application Review nEV�,orMErrr �v�w n�nsiox _ �X �., -. � Policy A. S. S.1 Development should be designed to maintain and support the existing or envisioned character of the neighborhood. The proposal provides for a use permitted by the D district (CDC Section 2-902) and is consistent with surrounding uses. In addition, the site design is consistent with and complements other development in the area and is consistent with the intent of the development parameters set by the Clearwater powntown Redevelopment, the Old Bay character district and the Design Guidelines. Therefore, the proposal supports this Objective and Policy. Goal A.6 - The City of Clearwater shall utilize innovative and flexible Planning and engineering practices, and urban design standards in Order to protect historic resources, ensure neighborhood preservation, redevelop blighted areas, and encourage infill development; A.6.1 Objective - The redevelopment of blighted, substandard, ine�cient and/or obsolete areas shall be a high priority and promoted through the implementation of redevelopment and special area plans, the construction of catalytic private projects, city investment, and continued emphasis on property maintenance standards; and Policy A.6.1.1 - Redevelopment shall be encouraged, where appropriate, by providing development incentives such as density bonuses for significant lot consolidation and/or catalytic projects, as well as the use of transfer of developments rights pursuant to approved special area plans and redevelopment plans. Objective A.6.2 — The City of Clearwater shall continue to support innovative planned development and mixed land use development techniques in order to promote infill development that is consistent and compatible with the surrounding environment. Policy A.6.2.1 - On a continuing basis, the Community Development Code and the site plan approval process shall be utilized in promoting infill development and/or planned developments that are compatible. Policy A.6.2.2 - Encourage land use conversions on economically underutilized parcels and corridors, and promote redevelopment activities in these areas. 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; and As mentioned previously the site was developed over 40 years ago with the structures on Parcel 1 demolished during the siunmer of 2013. The proposal includes the re-use of the building on Parcel 3 as administrative offices for the attached dwelling development and retaining the house as a single-family dwelling on Parcel 2. A new attached dwelling use will be constructed on Parcel 1 with 152 units (a desired use within the District) 48 of which are requested from the Public Amenities Incentive. The redevelopment of the site with an upgraded building and new landscaping is an appropriate reuse of the site. The proposal, which makes an efficient use of the site while emphasizing enhanced aesthetics (landscaping and building architecture) is the sort of project envisioned as an appropriate recipient of flexibility from the minimum development parameters as provided by the above Goa1, Objectives and Policy. Therefore, the proposal supports these Goals, Objectives and Policies. Community Development Board February 18, 2014 FLD2013-12045 — Page 25 T Cl�.(�1 1't�ll.l Level II Flexible DevelopmentApplication Review PLANNA'G&DEVELOPMENT DEVELOPMENT REVIEW DIVISION ��x . > Objective A.6.8 - Identify those areas of the City that are appropriate for redevelopment as livable communities and require that specifac sustainable elements be used in the redevelopment of these areas. Policy A.6.8.1 Build active, attf-active communities that are designed at a human scale and encourage walking, cycling and use of mass transit. Policy A.6.8.3 - Where appropriate, development shall provide a sense of pedestrian scale on streets through minimal front setbacks, similar building heights, street trees and proportionality of building heights to street widths. Policy A.6.10.8 - Optimize the potential of transit oriented development to support transit investments and create livable and sustainable urban communities by adhering to the following guiding principles in the planning, design, and development of t�-ansit station area plans: b. Land Use 1. Mix complementary, compact and well-integrated land uses within station areas and the area of influence up to one mile around stations. 2. Promote a range of higher-density and intensity uses in station areas, including residential, office, service-oriented retail and civic uses that support transit ridership and takes advantage of the major public investment in transit. 3. Provide greater flexibility for mixing uses and higher density/intensity that is easier to implement than traditional requirements and are able to respond to changi�g conditions. 7. Require active uses that attract/generate pedestrian activity such as retail and o�ce on the ground floor of buildings, including parking garages. e. Parking 3. Implement parking strategies, including shared and centralized parking, and reduce parking requirements over time with the option of implementing parking maximums as station area development becomes increasingly integrated with transit service. f. Urban Design 1. Use urban design to create sense of place, enhance community identity and make attractive, safe and convenient environments within station areas. 2. Adopt building design guidelines based on street types such as pedestrian priority streets where building fronts, doors, windows, and elements that protect the pedestrian from rain and sun are emphasized and secondary streets where buildings rears and service areas may be tolerated. 3. Require building frontage to be oriented to public streets or open space with minimal setbacks. 4. Require building entrances to be located to minimize the walking distance between the transit station and the building entrance. 5. Prohibit motor vehicle surface parking between building fronts and public rights-of- way. As discussed in detail previously in this report, the proposal includes an age-restricted attached dwelling development located in the Old Bay character district of the Clearwater powntown Redevelopment Plan planning area. This area has been specifically targeted for revitalization and attached dwelling developments are seen as a vital component of that goal. The proposed building will be defined by a Spanish Revival-style of architecture. The proposal includes a Community Development Board February 18, 2014 FLD2013-12045 —Page 26 '_ V��.t�i 1TL�L�1 Level II Flexible Development Application Review . ..._ �^� --, . . �. . .. . PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION higher (31 percent) intensity of use than otherwise permitted with the request of 48 dwelling units from the Public Amenities Incentive Pool. As designed, the proposed building will aesthetically support the existing character of the neighborhood with a traditional architectural style already found with the Planning Area as well as the Character District. Visual interest as well as a sense of pedestrian scale is created through articulation of the fenestration both horizontal and vertical on all facades and an extensive use of windows, porches and verandas and architectural details such as awnings and pergolas. Pedestrian access is provided on all four sides of the building with the primary access points along the east and south facades. As mentioned, the site occupies an entire block with four street frontages. While all facades of the building enjoy the same high level of quality and detailing if one side of the building could be considered the "service" side it would be the west facing North Osceola Avenue as this is where the entrance to the under-building parking is located as well as the loading zone. The site is near numerous mass transit lines. Therefore, the proposal supports these Objectives and Policies. Code Enforcement Analysis: There are no active Code Compliance cases for the subject property. COMPLIANCE WITH DOWNTOWN DESIGN GUIDELINES: The following table depicts the development proposals level of consistency with the applicable Downtown Design Guidelines as per the Plan: 1. Site Design 2. Building Placement 3. Building Design � See analysis in Sta�'Report Consistent Inconsistent X' X' X� COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the consistency of the development proposal with the standards for Compressive Infill Redevelopment Projects as per CDC Table 2-903 and the Old Bay character district: Standard Proposed Consistent Inconsistent Density 50 dwelling units pe 153 dwelling units (73 dwelling X acre (105 dwellings) units per acre) Maximum Height (feet) 48 feet (40 feet plus 43 feet with an additional nine feet Xt 20% or 8 feet) to top of highest roof-top architectural detaiUmechanical equipment screening (52 feet total) Minimum NA 0.88 spaces per dwelling unit (134 X' Off-Street Parkin s aces � See araalysis in Sta„�`'Report Community Development Board February 18, 2014 FLD2013-12045 — Page 27 ' 1rlV(il 1T[i141 Level II Flexible DevelopmentApplication Review � ... �::: � �r ='�'� - ... . . � PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-903.D. (Comprehensive Infill Redevelopment Project): 1. The development or redevelopment is otherwise impractical without deviations from 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 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 development and improvement of surrounding properties. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. 5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; b. T'he 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 parking are justified based on demonstrated compliance with ail of the following design objectives: a. The proposed development will not impede the normal and orderiy 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, visualiy interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ❑ Changes in horizontal building planes; ❑ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ❑ Variety in materials, colors and textures; ❑ Distinctive fenestration patterns; ❑ Building stepbacks; and ❑ Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildines. � See analysis in Staff Report Community Development Board February 18, 2014 FLD2013-12045 — Page 28 Consistent � Inconsistent X' Xt XI X' X� � T vl�+tiil ►7�L�1 Level II Flexible Development Application Review � _.. _>.. ' � -r�"':.or.� _ . . PLAIVTIING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION COMPLIANCE WITH GENERAL APPLICABILITY STANDARDS: The following table depicts the consistency of the development proposal with the General Standards for Level One and 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 heaith 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 adiacent nronerties. � See analysis in StaffReport Consistent � Inconsistent X X' X' X' X' X' 5UMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of January 2, 2014 and deemed the development proposal to be legally sufficient, based upon the following findings of fact and conclusions of law: Findin�s of Fact The Planning and Development Department, having reviewed all evidence submitted by the applicant and requirements of the Community Development Code, finds that there is substantial competent evidence to support the following findings of fact: 1. That the 2.114 acre site is generally located on the block bound by Nicholson Street (north), Seminole Street (south), North Osceola Avenue (west) and North Fort Harrison Avenue (east); 2. The subject site consists of six parcels with one parcel (0.166 acres) located on the east side of North Harrison Avenue approximately 85 feet north of Seminole Street, two parcels totaling 0.274 acres are located on the west side of North Osceola Avenue approximately 130 feet north of Seminole Street and 120 feet south of Nicholson Street and three parcels (1.674 acres) constituting the entire city block bound by Nicholson Street (north), Seminole Street (south), North Osceola Avenue (west) and North Fort Harrison Avenue (east); 3. That the subject site is located within the D district; 4. That the subject property is located within the CBD FLUP category; 5. That the subject property is located in the Old Bay character district of the Clearwater Downtown Redevelopment Plan special plan area; 6. That the development proposal is consistent with the Visions, Goals, Objectives and Policies of the Clearwater powntown Redevelopment Plan and the Old Bay character district; 7. That the development proposal is consistent with the Downtown Design Guidelines; 8. That the proposed use of 48 dwelling units from the Public Amenities Incentive Pool is consistent with the provisions of the Clearwater powntown Redevelopment Plan; 9. That the surrounding area is dominated by a variety of residential and non-residential development; Community Development Board February 18, 2014 FLD2013-12045 — Page 29 Y C��.til 17(ilel Level II Flexible DevelopmentApplication Review PLANNING&DEVELOPMENT DEVELOPMENT REVIEW DIVISION . �� . .. . .. .. . 10. That the proposal is to construct a new attached dwelling with 152 units (including 48 units from the Public Amenities Incentive Pool), repurpose an existing home on the east side of North Fort Harrison Avenue as administrative offices for the attached dwelling development and maintain the existing building on the west side of North Osceola Avenue as a single- family dwelling; and 11. That there are no active Code Compliance cases for the subject property. Conclusions of Law The Planning arid Development Department, having made the above findings of fact, reaches the following conclusions of law: 1. That the development proposal is consistent with the pattern of development of the surrounding neighborhood; 2. That the proposal is consistent with multiple, applicable Visions of the Clearwater Downtown Redevelopment Plan; 3. That the proposal is not inconsistent with any Visions of the Clearwater powntown Redevelopment Plan; 4. That the proposal is consistent with multiple, applicable Goals, Objectives and Policies of the Clearwater powntown Redevelopment Plan; 5. Tl�at the proposal is not inconsistent with any Goals, Objectives and Policies of the Clearwater powntown Redevelopment Plan; 6. That the proposal is consistent with multiple, applicable Policies of the Old Bay character district of the Clearwater powntown Redevelopment Plan; 7. That the proposal is not inconsistent with any Policies of the Old Bay character district of the Clearwater powntown Redevelopment Plan; 8. That the proposal is consistent with the Clearwater powntown Redevelopment Plan Design Guidelines; 9. That the proposal is consistent with the general purpose, intent and basic planning objectives of the CDC Sections 1-103.B.1 — 3 and D; 10..That the development proposal is consistent with the Standards as per CDC Table 2-902 with regard to use; 11. That the development proposal is consistent with the Flexibility criteria as per CDC Section 2-903.D of the Community Development Code; 12. That the development proposal is consistent with the General Standards for Level One and Two Approvals as per Section 3-914.A of the Community Development Code; 13. That the proposal is consistent with applicable portions of the Comprehensive Plan; 14. That the application is consistent with the requirement for the submittal of substantial competent evidence as per CDC Section 4-206.D.4. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to permit 153 dwelling units including one existing single- family (to remain) and 152 attached dwelling units (including 48 dwelling units from the Public Amenities Incentive Pool) with a height of 43 feet as measured from mean grade to the top of the roof structure with an additional nine feet to top of highest roof-top architectural detaiUmechanical equipment screening (52 feet total), 134 parking spaces (including 10 handicap spaces) (0.88 parking space per dwelling unit) in the Downtown (D) District as a Comprehensive Infill Redevelopment Project, under the provisions of Community Development Code (CDC) Section 2-903.D. subject to the following conditions: Community Development Board February 18, 2014 FLD2013-12045 — Page 30 AC��.cal t7�1.41 Level II Flexible DevelopmentApplication Review PLANNINC&navsr.orMErrr DEVELOPMENT REVIEW DMSION �:mx� , . ,. , . . � Conditions of Ap roval: General/Miscellaneous Conditions 1. That the final design and color of the building be consistent with the elevations approved by the CDB; 2. That any nonresidential uses proposed to be located on site are consistent with the requirements of CDC Article 3 Division 11 Home Occupations; 3. That no more than 24 memory care units be established on site; 4. That any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened from view and/or painted to match the building to which they are attached, as applicable; 5. That any dwelling units obtained from the Public Amenities Incentive Pool that are not built shall be returned to the Pool; 6. That the portion of the site located at 805 North Fort Hanison be used exclusively as administrative offices for the attached dwelling development; 7. That the portion of the site located at 806 North Osceola Avenue be use only a one single- family dwelling; 8. That, notwithstanding any licensing requirements per Florida Statute, an ALF, nursing home, congregate care facility or any like use be prohibited; 9. That all proposed dwelling units meet the definition of Dwelling Unit pursuant to CDC Article 8; 10. That any/a11 future signage meets the requirements of Code and be architecturally integrated with the design of the building with regard to proportion, color, material and finish as part of a final sign package submitted to and approved by Staff prior to the issuance of any permits which includes: (a) All signs fully dimensioned and coordinated in terms of including the same color and font style and size; and (b) All signs be constructed of the highest quality materials which are coordinated with the colors, materials and architectural style of the building; 1 l. 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; 12. That all other applicable local, state andlor federal permits be obtained before commencement of the development; Timing Conditions Prior to Issuance of Permit 13. That application for a building permit be submitted no later than February 18, 2015, unless time extensions are granted pursuant to CDC Section 4-407; 14. That prior to the issuance of any permits evidence of a filing of a Unity of Title with the Pinellas County Clerk of the Court be submitted to Staff; 15. 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 Community Development Board February 18, 2014 FLD2013-12045 — Page 31 '_ 4��.t�l 1'1 [aLe� Level II Flexible Development Application Review PL�xING � navELOr�•rr . _ :�+t�.4��." � .. . .,. . . DEVELOPMENT REVIEW DMSION 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 percent of its rated capacity; 16. That prior to the issuance of any permits, any applicable Parks and Recreation impact fees be P�d� 17. That prior to the issuance of any permits all sub-standard sidewalks and sidewalk ramps adjacent to or a part of the project shall be shown on plans to be improved to meet the requirement of Local, State and/or Federal standards including A.D.A. requirements (tiuncated domes per FDOT Index #304); 18. That the fit, finish, materials, installation methodology of the sidewalk and associated sidewalk amenities (such as benches, trash receptacles, trees, lighting) be coordinated with and approved by City Staff prior to the issuance of any permits; 19. That prior to the issuance of any permit, all requirements of the Engineering Department, Environmental Division, Stormwater Division and Traffic Division and Fire Departments be addressed; Timing Conditions Prior to Issuance of Certificate of Occupancy 20. That prior to the issuance of Certificate of Occupancy that all required Transportation Impact Fees be paid; 21. That all proposed utilities (from the right-of-way to the proposed building) be placed underground prior to the issuance of a Certificate of Occupancy; 22. That a11 existing aboveground utilities adjacent to the site be placed underground prior to the issuance of a Certificate of Occupancy; and 23. That all utility equipment including but not limited to electrical and water meters is screened from view and/or painted to match the building to which they are attached, as applicable, prior to the issuance of a Certificate of Occupancy. � _ _..._ .a Prepared by Planning and Development Department Staff: x�: �� ` Mark T. Pany, AICP, Planner III ATTACHMENTS: Photographs Community Development Board February 18, 2014 FLD2013-12045 —Page 32 2 . :...,t1•�<i � :�'- �t. � , . �2 �'' � •4t 'T , 8�, , � � �� . t�, ��, i.; _ ��r .,. c �c . _. � . . �� { �� s ..�,�� a . ri;�i�t `il ,��trneroi�,itc. oEC s �n�� _ _-�- � Looking E at 805 North Fort Harrison � i._ . _. . . .. .. .. .. ...... . .... .... . �:� t . •:�`' • :yR :i a � ^i�' �� rs- '�" f - �' ffi•+ 1r; � �� , ��?E;; .. ; � � r,,:�— `-- �� a; r.� n} �* rs�a�'�,rF ti�? $ '' � � +�� . � , x� :�`� ` �' �; � � �'• _ � � r j.�r � .� � � , .-. i +�. •?La•, T'.. � .� _ . � ?� . � ..;v..0 . .. . . : ...... _. ....... � �f��` �+'� R�'� R��;' �t t' �`,! ai`�: � ,,;:. +,A�;. ." 't�' • � , �� r : � �� :. „ � , �}' "';e =.�,��..,-..:�.�.'°. � . ^,y: Looking W from the Sr� cnrer oFsir� 802 North Fort Harrison Avenue FLD2013-12045 �� 1 � � � 1\/ !�-�_ _ •. \ \ 1655 Linwood Drive Tel: (727) 742.2461 Clearwater, FL 33755 E-mail: mparry tampabay.rr.com SUMMARY OF QUAL/F/CATIONS A dedicated, AICP certified professional Planner focused on contributing to the field of Urban Planning experienced in public and private sector planning. An excellent commurncator, able to effectively interact with clients, local government officials and business professionals at all levels. Experienced in various aspects of urban design and planning, zoning regulations and permitting. OBJECTIVE To secure a Planning position which will allow me to continue improving the built environment and my community through sound and innovative planning and design principals. EDUCAT/ON COOK COLLEGE, RUTGERS UNIVERSITY, New Brunswick, NJ B.S. Landscape Architecture Major, Urban Planning Certification B.S. Environmental Planning and Design Certificate Urban Planning Golden Key National Honor Society; Sigma Lambda Alpha American Planning Association (Florida Chapter); member AICP #020597 40-hour OSHA (Hazwoper) Training PLANNER III PLANNING DEPARTMENT, CITY OF CLEARWATER 04/12 - Present 08/98 — 04/05 • Responsible for nonresidential and single/multi-family site plan review and permitting. • Assist in the implementation and subsequent review of the Community Development Code. • Responsible for assessing and writing Community Development Code amendments. • Land Development Code development, interpretation and application. • Provide, inspect and direct landscape review/design. • Acting Development Review Manager 9/99 —11/99 and 01/05 — 03/05. • Manage and direct Associate Planners. • Review, process and present variance/conditional use, land use/zoning atlas amendment and annexation applications at in-house and public review meetings. . Principle Planner in creating and implementing Clearwater's Downtown Design Guidelines. Assisted in the implementation and application of the Clearwater powntown Redevelopment Plan. SENIOR PLANNER DEVELOPMENT � ENVIRONMENTAL SERVICES, CARDNO TBE 04/05 — 04/12 • Planner of record for Cities of Indian Rocks Beach, Seminole and Clearwater and Town of Belleair. • Responsible for nonresidential and single/multi-family site plan review and permitting. • Perform site design and inspections. • Provide technical planning support for engineering department. • Provide support for Zoning Code, Comprehensive P�an, Zoning and Land Use Plan amendments. • Research and write Evaluation and Appraisal Reports. • Create and update Special Area Plans/Form-based Codes. • Provide CADD support. . Assist with creating redevelopment marketing material. • Pertorm technical environmental services including soil and groundwater sampling. Designer/Owner GREENSCAPES-GLD, MARLBORO, NJ • Founded and established a local garden and landscape business. • Plan and oversee installation of commercial and residential landscaping and photo-manipulation programs. • Develop and implement advertising programs, brochures and graphics. • Estimate, bid and negotiate jobs. • Source and negotiate purchase of materials and equipment. • Manage, train and schedule installation crews. 9/92 - 6/98 projects utilizing a variety of CADD Program Supervisor LONGSTREET FARM, MONMOUTH COUNTY PARK SYSTEM, HOLMDEL, NJ • Assisted in formulating and running children's summer program ("Hayseed"). • Created and coordinated daily programs and schedules for 6-9 year old groups. • Supenrised several other programs throughout the year. • Created a demand which was finrice the program's capacity after the first year. COMPUTER SKILLS 6/87 - 8/93 Access, Microsoft Office, Microsoft Works, ClarisWorks, MS Word, Land Designer Pro, Permit Plan, Excel, Cornerstone, AutoCADD, PowerPoint, Publisher ° Clearwater � � �� i �_i �� ,�� I �,�� c F �; � � � Planning & �e�IB _Y � �1�,��•.)� Flexible Develop�'nf�-pplication 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): SCI Funeral Services FLA, Inc., Clearwater bay marina, LLC & Tawni C. Allen MAILING ADDRESS: Multiple addresses (See attached Narrative) PHONE NUMBER: EMAIL: AGENT OR REPRESENTATIVE: Mr. Paul Bouidin - Harbor Bluff Retirement, Inc. MAILING ADDRESS: 4030 BoY SCOUt Blvd., Suite 850 Tampa, FI 33607 PHONE NUMBER: 813-387-4747 EMAI�: paul.bouidin@marcusmillichap.com ADDRESS OF SUBJECT PROPERTY: 802,804 & 805 N. Ft. Harrison Avenue, 806 N. Osceola Avenue PARCEL NUMBER(S): Multiple parcels (See attached Narrative) LEGAL DESCRIPTION: See attached PROPOSED USE(S): Senior Apartments (152 units), attached dwellings + 1 existing house DESCRIPTION OF REQUEST: Flexible Redevelopment for redevelopment of funeral home to senior apartments, with specifically identify the request flexibility for parking, and request to use 48 units from the Downtown Public Amenities (include all requesYed code flexibility,' IllCefltive POOI e.g., reduction in required number of parking spaces, height, setbacks, lot size, lot wid+ ,^�fic use, etc.J: 8<<Z .# S�qy -��e Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Revised 08/11 �' ■ V aUaw �Ma��n/8.r6�i�o2 Nps�� oZ�,�` �� bh►.[ a °ZO��- --- ° Clear�ater � U L�J � � � U � r -. � ., ; ,•. ;, �� .9AN � 0 �,�� ; �; :, �....� - � P�H+�; � ,�, --�--..._.: G i��'t�i:i_c�r ;.� ,.... . �, : .. M. Planning & Deve o ��' ' ' ' " ` � 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: Downtown Central Business District (CBD), Old Bay Character District per Plan EXISTING USE (currently existing on site): vacant former funeral home, single-family house PROPOSED USE (new use, if any; plus existing, if to remain): Attached dwellings (152 senior apartments) + 1 house to remain SITE AREA: 92.107 sq. ft. 2.114 acres +/- acres GROSS FLOOR AREA (total square footage of all buildings): Existing: NA sq. ft. Proposed: NA sq.ft. Maximum Allowable: NA sq. ft. GROSS FLOOR AREA (total square footage devoted to each use, if there will be multiple uses): First use: 1 house sq. ft. Second use: 152 apartments sq. ft. Third use: sq. ft. FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site): Existing: NA Proposed: NA Maximum Allowable: NA BUILDING COVERAGE/FOOTPRINT (15t floor square footage of all buildings): Existing: 3,655 SF sq. ft. ( 4.0% % of site) Proposed: 39,535 SF sq. ft. ( 42.9% % of site) Maximum Permitted: NA sq. ft. ( NA % of site) GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer): Existing: 6470 SF sq. ft. ( 12.6% of VUA % of site) Proposed: 2067 SF sq. ft. ( 25% of VUA % of site) VEHICULAR USE AREA (parking spaces, drive aisles, loading area): Existing: 51,216 SF sq. ft. ( 55% Proposed: 8,253 SF sq. ft. ( 8.9% % 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 08/11 o��i�UU�� .�AN � � �°�,,��! �: �. �. .: PLAfV,\i.\?G �: "'- ;:- � v ��Lt.;;•- � - IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the total square foota ` v �• �'',.��+�`�`�: �;:,�",�.!. �-` , �• .. Existing: 75,931 SF 82% Proposed: 67,148 SF 73% Maximum Permitted: NA DENSITY (units, rooms or beds per acre): BUILDING HEIGHT: Existing: 2 homes Existing: 1 storV Proposed: 153 units Proposed: 43 feet Maximum Permitted: 105 units Maximum Permitted: 40 feet OFf-STREET PARKING: Existing: 99 spaces Proposed: 134 spaces Minimum Required: 230 spaces WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROJECT UPON COMPLETION? $ 17 Million ZONING DISTRICTS FOR ALL ADJACENT PROPERTY: North: Institutional (I) - North Ward Elementary School South: Downtown (D) East: Downtown (D) west: Downtown (D) STATE OF FLORIDA, COUNTY OF PINELLAS I, the undersigned, acknowledge that all Sworn to and subscribed before me this day of representations made in this application are true and . to me and/or by accurate to the best of my knowledge and authorize ' City representatives to visit and photograph the , who is personally known has property described in this application. produced as identification. Signature of property owner or representative Notary public, My commission expires: Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 3 of 8 Revised 08/11 � �U�(��UL�� ' - ��: . ^r,, „' i JAN i � ��.;� �' � � .sF'. PLANNItvG u D�VtLO.-r;::�;r ��: �r _�(�F CL�.,�ARV:�qTr:s,..... .._. �IVlp�RVI0U5 SURFACE RATIO {toYa! square faotage of Impervlous areas dtvided by the total square footage of entfre site); Existing: 75,93'i SF 82% Proposed: ! • Maximum Permitted: NA ' DENSITY (units, rooms or beds per acre}; Exisdng: 2h�mes __ Proposed; 153 units Maximum Permi.tted: 105 units O��-STRE�T PAftKING: Exlsting: _ Qroposed; 134 spaces Minimum Requlred: . ___ BLtILDING MEIGHT� Existing: 1 storv Proposed: _ Maximum Permitted: 4Q feet WHAT IS THE FSTIMA'f�D TOTAL VA�UE OF TH� PRO)ECT UPOW COMPIETIOIV4 .$ ZONING DISTRICTS FOR ALLADJACENT PROPERTY, North: Insfitutional (I} - North Ward Elementary School Sout6s Downtown (D) East: Downtown (D) West; Downtown (D) STATE OF FLORIDA, COUNTY QF PINELLAS 1, the underslgned, acknowledge that all Sworn to and su6scrlbed before me this ��2�i'ir� day of representations made in this application are true and �� y�,� �,�- , o°Zfi I�.to me and/or 6y accurate to the best of my Knowledge and authorize ' a Clty rep�esell. }�,�es to visit and photograph the ;��-!.� ��-! �.1:F_1 -_—: who is personalfy h�ia!'+vri has property d�,��p in thfs epplication. produced d-Yi �hhP.C`'S �� ceY�eC as idQntification. S(gnature of property awner ot represeniafive My commissian expires: .� ... � .:..:�� „'nY P�,, JOYCE L. BELMORE `a' 8` % Nofar Publfo - 9tate of Flarida �e� s4^� Y . :_ ;: ;•� My Comm. Expires feb 13, 2615 �;" � "a`S Corttmission � EE 458i5 ' Y�''�°Srn c`' Bonded Thi�ugil National Notary Assn, Planning & Development Depertment,100 S, Myrtie Avenue, Ciearwater, FL 337bs, Tel: 727-662-4667; Pax: 727-58�-0865 Page 3 of 8 , Revleed 0819 �I o l� (� l�. IJ �1 I� � � a>nR9 �. �' . !AN 1 � � y. :� � �! � � ....._ P�inii�l:l':� �: �: �'1: L'Lt_%:'`�'sl�:`:.,. �, . o Planning & D �" ' Y � ~ ' �� `�i�t-� � �learwater 1 mentA lication Flexible Deve op pp � 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, locafion 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. NR' ❑ If the application would resuit 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. �/a ❑ 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. N A ❑ 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 Fiood Hazard Area, and the Base Flood Elevation (BFE) of the property, as applicable. l� 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. fi61 Location of onsite and offsite stormwater management facilities as well as a narrative describing the proposed stormwater 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. 1� 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. Id. 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 08/11 o ��uu� � , l� Typical floor plans, including floor plans for each floor of any parking garage. ,.,.�q �� JAN t � � d:�t � _,�R � Demolition plan. ❑ Identification and description of watercourses, wetlands, tree masses, specim Pi�@t��d�c��A��hva��i�Tnental sensitive areas. CITY Q'r' C! Fr:; ".`'.•:.fr%, � 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. � 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 unacceptabie 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 landscaping pursuant to the provisions of Article 3, Division 14. The landscape plan shall include the following information, if not otherwise required in conjunction with the application for development approval: �1 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. �I 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 & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 5 of 8 Revised 08/11 ° Clearwater � � � .IAN � � �� PLANNINC u p�° �.LLr :. , - c` ' L� ;; ;� �. � � �� Planning'& D�v+�1��p��t'i�i�i�t Flexible Development Application � 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. The proposed development is consistent with policies #2, #7, &#11 of the Old Bay Character District. It aggregates {� one city block for attached dwellings. It provides for residential uses, it provides for pedestrian activity oriented to Ft. Harrison Ave., helps connection to the Pinellas Trail, and provides for most vehicle access from/to secondary roads. 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 redevelopment comprises an entire city block plus adjacent parcels. Therefore it is buffered by rights-of-way on all sides. Adjacent uses are not significantly impacted. The senior apartments are a quiet use that is compatible with the surrounding neighborhood. Residential uses are "targeted" uses in the District. 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 redevelopment of this property as a senior apartment complex will not impact the surrounding properties which � primarilv residential and buffered bv existinq riqhts-of-way. All surrounding propertv is currently developed with residential or institutional uses or are vacant. Manv adjoininq properties should be redeveloped. 4. The proposed development is designed to minimize traffic congestion. The 152 unit senior apartment complex would qenerate only 523 daily trips, 30 AM peak hour trips, and 38 PM peak hour trips. The former funeral home had a non-quantifiable traffic impact. See attached Traffic Assessment. 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. The senior apartment complex provides a new type of housing style which is encouraged in the Old Bay Character District vision which encourages a variety of housing styles and densities. The community character is residential. This is a residential redevelopment. It is expected residents would patronize local businesses. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. The senior apartments are a quieter use than many other styles of residential development. The placement of the services for trash pickup, delivery area, and elevators under the building further screen these services from the aeneral public. Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 6 of 8 Revised 08/11 ° Clearwater � U �o �� t; ---___ �r � ;; ; .a " � , j :, 1 Nt�� ;,�� , -0...� PLANI�IRG & L'��'El�::; •:•'".;';� �,,�,.. c'------!��-=�=_��..�.,��:;.�:; �`T--�, '- ..-r ! Planning & Development Department Flexible Development Application Flexibilitv Criteria PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBILITY CRITERIA FOR THE SPECIFIC USE(S) BEING REQUESTED AS SET FORTH IN THE ZONING DISTRICT(S) IN WHICH THE SUBIECT 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 Narrative 2. See Attached Narrative 3. See Attached Narrative 4. See Attached Narrative s. See Attached Narrative 5. See Attached Narrative �. See Attached Narrative s. See Attached Narrative Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 7 of 8 Revised 08/11 o ��I�IJ�'IL,.l� � lA�1 � ; � �� a �� : PLANNNVG � � � Q`VG�rJ;=;�1�a�''' � }r . ^IN n� n� r-,_ .�. _ . _ " ��> � Planning & Developmeni Department . o;.; � >�� . �,,�� Fle�bXe Development Application �...:.�: �::�.1'��te� ° �� A,f��dav�t to Authorize Agent/Representative 1. Pro�ide names of all property owners on dee8 — PRINTfutl names: SCI Funeral�Service of Florida, Inc. 2. That (I amJwe are} the owner(sJ and record title hatder(s) of the foflawing described property: Pinellas County parcels: 09-29-15-02718-000-0060, 09-29-15-09252-000-0040, 09-29-15-57402-002-0040 & 09-29-15-02718-000-0160. 3. That this property constitutes the property for which a request for (describe requestj: Permitted use to include Senior Apartments. 4. That the undersigned (has/havey appointed and (does/do) appoint: Paul K. Bouldin as (his/their} ager►t(s} to execute any petitions or other documents necessary to affect such petition; 5. That this afFidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described propertY; 6. 'fhafi site visits to the praperty are necessary by City representatives in order ta process this application and the owner authorizes C3ty representatives #o visit and photograph the property described in this app[ication; 7. That {i/wej, the undersigned aut rity, herehy certify that the foregoing is true and correct. Prope awner � Property Qwner Property Owner STATE OF �'LORIAA, COUIVTi' OF P�NELLAS Property Owner BE�ORE ME THE UNDERSIGN�D, AN OFFIC�R DULY C4MMISSIONED BY THE LAWS OF iHE STATE �F FLORIDA, ON THfS_�� DAYOF �l7 fl�/�'I �7�✓' , �� . P�RSONAL.LYAPP�AR�D WHO HAVlNG.BEEN FIRS7 DULY SWORN DEPOSED A�ID SAYS TNAT HE/SHE FULLY UIVDERSTAt�lDS TH� CaNi�NTS OF TH� AFFIDAVIT THAT HEISHE SI�NED. o�....�w�� gy�b�i „ DIANA DE LANE , � � ; o�r . .'-,, - =�• °: Notary Public, State of Texas :,�;�:«; My Commission Expires Notary Public Signafure s.,',;�e��„�` Mt](Ch 05, 2Q15 Not a p . � My Commission �xpires: �~ s��5 ?{anning & Aevelopment �epartmeni,l0� S. Myrtte Avenue, Clearwater, FL 33756, Te1: 727-562-4567; Fax: 727-562-d865 Page 8 of 8 Revised 09/12 ,� LL °�;:�l��ai�a�er �� D L� (� J� �J �''� �' : _._.._ ;; JAN 1 � ��°� �� l f i�, I PIANN'NG � D"'4'�Lr��.ii?; �'f (; :,�•t , Planning & Dev T� F'lexible Development Applic�tion °� Affidavit to Authorize Agent jRepresentative 1, Provide names of all property owners on deed - PRINTfu[I names: Ciearwater Bay Marina, LLC _ z. That (1 amJwe are) the owner(sj and record tit[e holder(s) of the following described property: Pinellas County parcels: 09-29-15-09252-000-0010 3. That this property constitutes the property for which a request for (describe request): Permitted use to include Senior Apartments. � 4. Thatthe undersigned [has/havej ap{�ainted and (does/do) appaint: Paul K. Bouldin as (his/their} agent(s) to execute any petitions or other documents necessary io affert such �etition; 5. That this affldavit has been executed to induce the �ity af Clearwater, Florida to consider and act on the above described property; 6. That sit� 7. That to the property are necessary by City representativES in order to process this appfication and the owner ^epresentativesta visit and phatograph the prop�rty described tn this epp[ication; authority, hereby certify that the foregoIng is trae and correct. Property (3wner Property Owner Property Owner Property Owner • S'TATE OF A• a-��L=�L.".� . l,J i Sc,o,� S;� Cou�t� o��li'��eS �`-. u�iSc.o,ns► v� BEFORE ME THE U1�EDERSIGNED, AN OFFIC�R p[1LY COMMISSIONED BY THE LAUVS OF iHE STATE OF-�L-BRtBf�-ON THIS �1.� lXl DAYOF ! lb�i.�yy�Q - __, , aO I� , P�FtSONALLYAPPFAR�p �EPOSED Natary .. �,A � TNAT �.• �p��, , , , . , � , , ,.... , , .-� , ., , . . A�g�" ; : �'4�-� --�'��['�`!� WHO NAVING BEE�i �IRST QULY SWUaN Y U1�D�RSTANI7S 7HE CONTEtVi'S OF TH� AFFIDAVIT THA�/SHE SIGiVED. Notary Public Signature My Commiss9on Expires: O��(P ��d �� . P{anning & Ae�elopmeni Oepa�tmant, �J00 S. Myrl[e Avenue, Clearwater, FL 33756, Tei: 727-862-4567; Pax: 727-562-4886 Page 8 of 8 �' Revised 01112 .; LL [j t"5 }�,�1�:��a�e� f-. _ o �� , JAN 1 � � �� i; , PLANNING & DFV�L =,: c� ��, • y�- — irY o., o: s_,�, n:�,,T. � �,EARL�Vnrr-• ' Planni�g & D�ve�opxnen� Depa�rim-'�it F�ex�ble Development Applicat�an. � Af�xclavzt ta A,uthorize Agent/�iepresentati�� 1. Frov3de names of a11 property owners on deed - PRiNTfuEI names: Tawni C. Allen and Fred Kent Ailen (Deceased) � z. That (I amiwe arej the owner(s) and record title hoider(s) of the foflowing dascri6ed property: Pineltas Counfy parcei: 09-29-15-02718-000-0150 3. That this property cansiitutes the property for which a request for (describe requestj: Permitted use to inciude Senior Apartments. � 4. Thatthe undersigned (hasjhave) appointed and {does/do� appoint: Paul K. Bouidin as (his/their) agent(sj to execute any peHtions or other documents necessary Yo affect sach petiiion; 5. Tha# this afiidavit has been executed to @nduce the City of Clearwater, �lorida ta consider and act on the above described AraP��Y; 5. 7hat site vis�ts to the praperty are necessary by City representatives in order to process #his applicatior� and the owner authorizes City representatives to visit and photograph the propesty described in this app[Ecation; 7. That /we}, tf�e undersi� autho ' hereby certify that the faregotng ts true and correct. k Property owner- Tawni C. Allen Propert Owner Personal Represent�ative - Fred Kent Alien Estate Praperty Owner Property Owner ST`ATE OF �LORIDA, CQUNT'Y OF FIIVELLAS BEFORE ME THE U�DERSIGNED, AN OFFIC�R DfJLY COfUtM1SSlONED BY iHE LAWS QF Tt-fE STATE OF FLORt�A, UN THfS �� `� r � DAYOF _ � � (/�f1, J��'` 2 � ` � , PERSONAI.LYAPP�AR�D L�✓�-�--c/ �.-rt.�r^-il '�- �� C v�' J WNQ HAVING $EEfV FIiZSl' QULY SWQRM1! l7EPOSED AFiD SAYS THAT HEISHE FULLY Uhil]�RSTANOS �"H� CONi'ENTS OF TH� AFFIDAVIT THAT HEISHE SIG�IEC}. GR�GOiZY r�. l!1l�ti�ESIAN Notary Public, State of Fforida My Comm. Expires Nov. 28, 2Q14 No. EE 45536 EVotary Sea[IStamp . G.�-�'� . Notary Pubiic Signatura 11Ay Commiss9on �xpires: .�G ,%%(� t-�j �- � `� _� , Afanning & Aewelopment Department, 7pp S. MyrEle A�enue, Cleaewaler, FL 337b6, TeM 727-6B2-4567; �ax: 727-562-�4865 Page 8 af S Revised 07112 LL ° C earwater U o ��sfl�� -- .._,. ,; �; a��v � o �� -� �1 PLANNING & D �� EVELO�nS_�!'i I�:::>..,. R Planning & Developm nt ¢ Public Amenities Incentive Pool 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 SUBMI7TED 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 REQUIFtED 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. PROPERTY OWNER (PER DEED): SCI Funeral Services, FLA, Inc. c% Service Corp. & Subsidiaries MAILING ADDRESS: P.O. Box 130458, Houston, Texas 77219 PHONE NUMBER: EMAIL: AGENT OR REPRESENTATIVE: Mr. Paul Bouldin - Harbor Bluff Retirement, Inc. MAILING ADDRESS: 4030 Boy Scout Blvd, Suite 850, Tampa, Florida 33607 PHONE NUMBER: 813-387-4747 EMAIL: paul.bouidin@marcusmillichap.com ADDRESS OF SUBJECT PROPERTY: 802,804 & 805 North Ft. Harrision, 806 N. Osceola Avenue PARCEL NUMBER(S): Multiple Parcels (See Attached) LEGAL DESCRIPTION: See attached HOW MANY DWELLING UNITS ARE PROPOSED TO BE USED FROM THE PUBLIC AMENITIES INCENTIVE POOL? 48 HOW MUCH SQUARE FOOTAGE IS PROPOSED TO BE USED FROM THE PUBLIC AMENITIES INCENTIVE POOL? N/A IS THERE A HEIGHT INCREASE REQUESTED? YES ❑Q NO ❑ IF YES, THEN HOW MUCH? 3 Feet Planning 8� Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 1 of 2 Revised 01112 o �� ; ,IAN � � � 0 �t�� PLANNING & D�y��OFi,/�j� ;• �,? ,�� . �._, : � LL F �i o Clear�vat�r Planning & Development Department � Public Amenities Incentive Pool Application U PROVIDE A COMPLETE DESCRIPTION OF THE AMENIT{ES PROPOSED TO BE PROVIDED (attach drawings, photographs, etc. as appli�able): See Attached � �.�+Y, a,� JOYCE L. BELMORE ,: r • • '�'• � 0 3 U � 1 � �'ui�� "=_r t �•� My Comm; Expires Feb 13, 2Q15 . r, ' ��°'%°,;;� "`�� Bontled Through National Nolary Assn. SIAIt VF C6t,}k[itfAyGUUNIT Uh Y1fVCLWD !, the undersigned, acknowledge that ail 5worn to and subscribed before me this day of representations made in this application are true and Nov�e.wi, b�r ,. ao � 3 . to me and/or by ` accurate to the best of my knowledge and authorize City repf� t�tiVes to visit and photograph the �Q K.i �Ok�G� � Y1 , who is personally known has � property��bed in this application. produced d r� v�e,r's �� CeV1SL as idenfification. Signature of property owner or representative My commission expires: .�;I 3 a0%S --r Planning 8 Development Department, 100 S. Myrtte Avenue, Ciaarwater, FL 33756, Tel: 727-582-4567; Fax: 727-562-4865 Page 2 of 2 Revlsed 01/12 ; Harbor bluff senior apartments Legal description I� ��-� ��.. JAN ` � �' � �� i; � �'LANNING & UE � --..�.�'cilY OF ci�lOr,. �iv`i f}.:? j Lots 1, 2, 3, 8 and 9, in F. T. Blish Subdivision, Clearwater, Florida, according to the map or plat thereof recorded in plat book 1, page 27, of the public records of Pinellas County, Florida. Lot 1, of Sue Barco Subdivision, according to the map or plat thereof recorded as the same appeaxs of record in plat book 1, page 26, of the public records of Pinellas County, Florida. Lot 10 of F. T. Blish Subdivision, according to the map or plat thereof as the same appears of record in plat book 1, page 27, of the public records of Pinellas County, Florida. Beginning at the northwesterly corner of Lot 10 of F. T, Blish Subdivision, according to the plat thereof recorded in plat book 1, page 27, of the public records of Pinellas County, Florida; thence nin westerly along the projection of the northerly line of said Lot 10, 23.7 feet; thence southerly along the easterly right of way line of Osceola avenue as it existed august 30, 1939 and now exist, 46 feet; thence easterly along the projection of the southerly line of said Lot 10, 12 feet to the southeasterly corner of said Lot 10; thence northerly along the westerly boundary of said Lot 10, 50.064 feet to the point of beginning. Lots 4, 5, 6 and 7, F. T. Blish Subdivision, according to the plat thereof as recorded in plat book 1, page 27, public records of Pinellas County, Florida. Lots 6, 7 and 8, Sue Barco Subdivision, According to the plat thereof as recorded in plat book l, page 26, public records of Pinellas County, Florida. Lot four (4), block two (2) of E. P. Merritt's Addition to Clearwater, Florida according to map or plat thereof as recorded in plat book 7, page 6, of the public records of Hillsborough County, Florida, of which Pinellas County was fonnerly a part. Less a tract described as follows: begin at the southwest (SV� corner of said Lot 4 and run northerly along the western boundary of said Lot 4, 20 feet; thence easterly in a straight line to the southeast (SE) corner of said Lot 4; thence westerly along boundary line of said Lot 4 to the point of beginning. Lots 15 and 16, of Sue Barco Subdivision, according to the map or plat thereof recorded as the same appears of record in plat book l, page 26, of the public records of Pinellas County, Florida. PARCEL NUMBERS SCI Funeral Services of Florida, Inc. 09/29/15/02718/000/0060 -Vacant former parking area 09/29/15/09252/000/0040 -#802 N. Ft. Harrison 09/29/15/57402/002/0040 -#805 N. Ft. Harrison 09/29/15/02718/000/0160 -Vacant parking on Osceola Clearwater Bay Marina, LLC 09/29/15/09252/000/0010 #804 N. Ft. Harrison Tawni Allen and Fred Kent Allen (deceased) 09/29/15/02718/000/0150 #806 N.Osceola p(� l� L� ll I' I U ��j {� ,: JAN � Q ��_'� i:� 'I Pl.AIdNi;4G «Ds'::'cLr��',:i_C. CIiY C?F Ci_ c?:'_;:�'";'i •-I': HARBOR BLUFF SENIOR APARTMENTS NARRATIVE OWNERS: SCI FUNERAL SERVICES OF FLORIDA, INC. C/O SERVICE CORP & SUBSIDIARIES PO BOX 130458 HOUSTON, TX 77219 CLEARWATER BAY MARINA, LLC 13555 BISHOPS CT. BROOKFIELD, WI 53005-6218 TAWNI C. ALLEN 1 HAMPTON ROAD CLEARWATER, FL 33759 APPLICANT/AGENT: MR. PAUL BOULDIN HARBOR BLUFF RETIRMENT, INC. 4030 BOY SCOUT BLVD., SUITE 850 TAMPA, FL 33607 The applicant is proposing to develop a 152 unit senior citizens apartment complex on properties comprising 2.114 acres in the Old Bay Character District in Downtown Clearwater. The aggregation of properties to comprise 2.114 acres permits a density of 50 units/acre, therefore the project would have a maximum yield of 105 units. The total project would consist of 153 units (152 apartments + 1 existing house) therefore 48 units are requested from the Public Amenities Incentive Pool. The Old Bay Character District "District Vision" is to be a mixed-use neighborhood supporting the downtown employment base with residential, limited neighborhood commercial and office uses. A variety of housing styles and densities are encouraged, and this project will provide a new type of housing style (senior apartments) and at a greater density than surrounding uses. The character district should be strengthened through streetscape elements as well as public improvements to the Seminole Boat ramp (marina). It encourages tying the district together with linkages to the boat ramp and the Pinellas Trail. Old Bay Character District policies furthered by this redevelopment are: Policy 2: Connections from the Pinellas Trail through the neighborhood to Clearwater Harbor should be accomplished through signage, sidewalks and bicycle/pedestrian facilities. Policy 7: New development on North Ft. Harrison Avenue shall be oriented toward the street to encourage pedestrian activity and a dynamic street life. Policy 11: Preferred housing styles east of Osceola Avenue are single-family detached and townhouses. Attached dwellings in this area may be considered upon assembly of at least one acre and preferably one city block. D I� l� I� � U ls � i �:. �lA�I � � ��,�� , � PLANNi�iG � D�"cLG'r,.��„"i C_ . The applicant is providing a development that has a front Ft. Harrison Avenue with pedestrian linkages to Ft. Harrison Avenue. The applicant has assembled 2.114 acres that spans an entire city block plus adjacent parcels. The applicants' redevelopment of this barren site will provide opportunities for comfortable pedestrian travel to public areas including the Seminole Street Boat Ramp and the Pinellas Trail. STREETSCAPING PROGRAM FOR PUBLIC AMENITIES INCENTIVE POOL The Public Amenities Incentive Pool was established to allow private development to gain additional development potential while assisting the City of Clearwater in achieving its redevelopment goals for Downtown. The downtown pool established 2,326 dwelling units of potential. The applicant requests 48 of those units (2.06%) from the total pool. Allocations from the pool are available if the developer provides eligible amenities and/or fees-in-lieu of certain improvements. Eligible amenities provided by this project include: 1. Residential Uses in the Downtown Area 2. Uses in particular locations and/or mixed uses that further the Plan's major redevelopment goals and District Vision 3. Public Art on Site 4. Contributions to Pinellas Trail or connector trails The project provides additional residential uses in the Downtown district. The project design furthers redevelopment goals since it orients the primary fa�ade and building/pedestrian entrance along Ft. Harrison Avenue, while the large majority of vehicular access will be hidden on the rear of the property along Osceola Avenue. The project design also provides ample opportunities for on-site landscaping and streetscape amenities along Ft. Harrison Avenue in the northeast corner and southeast corner of the site. Public Art Benches will be provided on the northeast corner near Nicholson Street/Ft. Harrison, along Ft. Harrison, and at the southwest corner of the site near Osceola/Seminole St. These public art benches will be located in landscaped areas, and will have public access easements so they may be used by the public in addition to residents for seating/viewing. The project design provides streetscape amenities along Seminole Street (the major access to the boat ramp/marina), this streetscape will continue along the entire southern frontage of the site. These sidewalks include sandblasted / scored accents and smooth troweled edging to provide an upscale and detailed aesthetic appeal. Continuation of this linkage eastward to the Pinellas Trail will be afforded by the,redevelopment of the two city blocks between Ft. Harrison Avenue and tlie Pinellas Trail. One block will be comprised of the Garden Trail Apartments, previously approved by the city. The combination of amenities provided by the Harbor Bluff Senior Apartments project, and future redevelopment along Seminole Street towards the Pinellas Trail by others will provide the desired linkage referenced in the Old Bay Character District Vision. t � Examples of proposed "public art bench" installations: The following images of public art bench installations are provided as examples of locally commissioned art which shall be employed in not less than 3 locations as generally located on the submitted landscape plan. Public easements shall be extended to each of the installations to allow for public access. Exact locations and orientation of said art-benches shall be determined by the developer's architect, the artist and the city art committee as required by the city. Developer agrees to solicit a public transit (bus) stop for one of the art-bench locations which may or may not include a shelter if required by the transit authority. Said solicitation shall occur not less than five years from the certificate of occupancy. s ,� .�;�$n .�_� _:. �_;: � �., � r'' - . �� _ � � ' ,,t,�: k. '\ . '� � . �: - � i r - � ' t � �... - _ r- :.:- �i -� �� ; � - r.-. � -�� _��}� ��'� . 12906 Tampa Oaks Blvd. � Temple Terrace, FL 33637 � Ph. 813.400.2399 OlArchitecture.com � FL Auth #AA26001977 #IB26001204 � Examples of proposed public sidewalk enhancements: i� ..� '�:� �- - :� : . In the spirit of providing above and beyond code required 5'-0" DOT concrete sidewalks, the developer agrees to install troweled picture framing or sandblasted or scored patterns/artwork on said standard public sidewalks in front of the building entrances, corners and in public art easements. Pavers are being avoided due to the changes in grade levels and inherent unevenness of pavers and long term maintenance which would be required. F': . ,J' �� . . pi . �. . r � �.. _. _ _ : ___ __ __ !M: ry Y�T �� * . rji �.... � . Y . ��: ,. � � sn )? + ��' S � F a � �� 12906 Tampa Oaks Blvd. � Temple Terrace, FL 33637 � Ph. 813.400.2399 OlArchitecture.com � FL Auth #AA26001977 #1626001204 L�J COMPREHENSIVE INFILL REDE� P�oject C�iteria peY Section 2- � u � � �� f (� ��1� , .,.r 8, L;�";'c_Lr;--.�.",:f. ` , �F� CI Fetvc. . .. :'., L'-r"'? 1. The development or redevelopment is otherwise impractical without deviations from use and/or development standards set forth in this zoning district. Flexibility to the parking requirement is necessary and warranted. The code parking requirement of 1.5 spaces/unit would result in 230 parking spaces for this project. The average renter in a Senior Living Community rarely drives and lives alone. Couples typically do not have more than one vehicle. Information from ITE Parkin� Generation, 4rn Edition suggests the actual parking demand for 152 senior apartments would be 90 spaces. The site location is conducive to stimulating a walkable community with restaurants, shopping and entertainment within a few blocks from the site. To meet this requirement a multi-level garage would be required which in addition to being impractical, would further separate the pedestrian from the street level and would increase costs driving the average senior to the suburbs further from downtown activities. This is WHY the deviation is necessary. 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 site is presently vacant with the exception of the house at #806 Osceola Avenue, and the vacant house at #805 N. Ft. Harrison Avenue. Adaptive re-use of the vacant property with a viable senior apartment building is consistent with the policies of the Old Bay Character District of the Downtown Redevelopment Plan. The intent of the "Old Bay Character District" district vision is furthered by the redevelopment of this property to provide residential uses, with a variety of densities and housing types. Attached dwellings are a permitted use in the Downtown (D) zoning district. Residents are expected to patronize downtown businesses which is an important planning objective. In addition, CDC section 1-103 (General Purposes) provide for allowing property owners to enhance the value of their property through innovative and creative redevelopment; ensure that development will not have a negative impact on surrounding properties, strengthening the city's economy and tax base as a whole. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. The redevelopment of this property as a senior apartment complex will not impede development or redevelopment of surrounding property. All surrounding property is currently developed with residential or institutional uses or is vacant. Many adjoining properties should be redeveloped, and this project will likely stimulate more multi- generational living in the immediate area. Page 1 of 4 4. Adjoining properties will not suffer substantial detriment development. The redevelopment of this property as a senior apartment complex from the current use, a funeral home, will not create substantial detriment to adjoining properties. The development area is proposed to comprise the entire city block bounded by Ft. Harrison Avenue, Seminole Street, Osceola Avenue, and Nicholson Street. Therefore, roadway rights-of-way provide substantial buffer from height and shadow. All surrounding property is currently developed with residential or institutional uses, or is vacant. Increased value of the site, which has been a vacant single story funeral home, is likely increasing the potential re-sale value of surrounding sites, some of which are also vacant and underutilized such as the adjacent closed elementary school. 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 obj ectives: 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 spot land use or zoning designation; f. The proposed use provides for the development of a new and/or preservation of a working waterfront use a. The proposed re-use as a senior apartment building (attached dwellings) is a permitted use in the Downtown (D) zoning district and encouraged by the Old Bay Character District vision per the underlying Downtown Redevelopment Plan. In addition, the Countywide Plan Rules section 2.3.3.9.5 (CBD) reference residential as a "primary" use in the CBD category. e. The area is characterized by predominantly residential and institutional uses. The redevelopment as a senior apartment building is consistent with the underlying Old Bay Character District vision for a variety of residential styles and densities, The possible re-use of #SOS N. Ft. Harrison Avenue for administrative functions is also consistent with that vision. A land use plan amendment or rezoning is not needed. The site redevelopment will strengthen the Old Bay Character District through extensive street scape improvements along Ft. Harrison Avenue, Nicholson Street and Seminole Street. Page 2 of 4 u While primarily serving the building residents, the sa raf'C}'�'l��idfy,�`�op ��(fi financial services are possible retail uses at ground level al � ;,tse�..-..`.,.,�, '`�°kw s+ c�J�i.�;,::•.,:'. .:. ,,...... c,rr �-c►�-.�,c.,..;..,.:..�.�; .. . �r„ 6. Flexibility with regard to use, lot width, required setbacks, height, and off-stree pa justifed 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 of materials and colors Distinctive fenestration patterns Building step-backs; and Distinctive roof forms e. The proposed development provides for appropriate buffers, enhances landscape design and appropriate distances between buildings. The reuse of this mostly vacant property as a 152 unit senior apartment project will not impede the development of surrounding properties since they are mostly already developed with residential or institutional uses in the "D" zoning district. The proposed redevelopment complies with policies of the Old Bay Character District. Primary pedestrian access is on Seminole Street with guest and valet services on Ft. Harrison Avenue. The resident vehicular entrance is on Osceola Avenue. The design and scale are consistent with the height limitations for the area east of Osceola Avenue. The 4-story building utilizes new green technologies affording not only lower energy consumption but, also reduced plenum space needs. The resulting beneft is being able to add an additional floor of units which offsets the costs associated with the technology upgrade. Aesthetically, the building shifts the lower base from the second the third floor which blends the floors together which creates masses in the building which are more pedestrian in scale. High and low parapets also contribute to individuality within the block. The styles of the building masses hint at historic forms and shapes but, are utilized in a more modern ways. Final color selections, coordinated with city staff and leadership will not only appeal to a more active resident but, will also potentially provide a more upscale and semi-modern tone for the area. Page 3 of 4 o �� u�� ; #: , .�,�� R�� In addition to using awnings for sun shading, the awnings ar oc d on the �ui�di�g..t�` emphasize individuality. Additionally, some areas will have �iG��pi�s. „��„ a°r..the � _ n. ,� �, : .. common area porches located at street level and one level above '' 'desF of the development. These interaction opportunities are key to creating a more active and energetic pedestrian street. The site will be upgraded with significant landscape features and the streetscape enhancements along the perimeter of the site will enhance the appearance on N. Ft. Harrison Avenue and Seminole Street in particular promoting a linkage between the marina and the Pinellas Trail as referenced in the Old Bay Character District Vision. Both Hardscape and building materials will be rich in color and diverse as opposed to monochromatic color schemes found on many traditional apartment buildings and office buildings. Additionally, the concrete structure of the building is expected to last longer and require less repairs over the life for the building thus, ensuring a continued economic return for the community. The project demonstrates consistency with the following Downtown Guidelines of Downtown Redevelopment Plan: Encouraging a diversity of architectural styles Retention of existing street grid pattern Vehicular access from secondary street (Osceola Avenue) Parking located behind the primary fa�ade of the building. (it is underneath) Clearly defined, safe, direct, convenient and landscaped pedestrian pathways between streets, parking and buildings. (Ft. Harrison Avenue & Seminole Street pedestrian access) Open spaces which function as transition between the public sidewalks and streets and the uses of the property. Service and loading areas accessed from secondary streets, screened from adjacent properties. Service access is from Osceola Avenue, not Ft. Harrison) Solid waste containers placed in the most unobtrusive location and screened from adjacent properties and rights-of-way (Dumpster is stored under building) Landscaping compatible with climatic conditions of West Central Florida Plantings in landscape beds and planters that soften the edges between buildings and pedestrian areas. Page 4 of 4 D �� UL� JAN 10 2014 HARBOR BLUFFS SENIOR APARTMENT •—• PLANNING & DEVELO;•';:i�?•;'; f� =. � � PARKING ASSESSMENT ��N F �_�a�+nrar4:.,; According to the City of Clearwater Community Development Code attached dwellings (apartments) are required to have parking at a ratio of 1.5 spaces per dwelling unit when located in the Downtown (D) zoning district. As such, this 152 unit apartment complex would require 228 parking spaces to meet code. The existing house at #806 Osceola Avenue would require 1.5 parking spaces for a total of 230 spaces required by code. Redevelopment of the property would provide for a proposed 134 parking spaces. The project will be developed with senior apartments (restricted to 55years old +) and will also include residential equivalent uses. Senior apartments typically have a lower parking generation need due to lower auto-ownership. Using average weekday parking demand rates from Institute of Transportation Engineers (ITE) Parkin� Generation, 4th Edition would be appropriate. Attached are excerpts from ITE Parkin� Generation. 4th Edition, and the average parking demand rates are as follows: Senior Adult Housing (attached) = 0.59 spaces/unit The parking demand calculation for the proposed senior apartment complex is shown below: 152 units X 0.59/unit = 90 parkin� spaces 1 house #806 Oceola avenue 1.5 parkin� spaces TOTAL PARKING DEMAND = 92 parking spaces The on-site parking spaces are adequate to satisfy the calculated demand and justified the flexibility to standard code requirements for attached dwellings. Land Use: 252 Senior Adult Housing—Attac JA�1 � � �. �°� ��IJ,��y '�i, , '�°. �. r Description ,�,k�� • �.1:=.a;�,,,�•� �` � .�.�.��. °- Fv,",:'I,• ,�� Senior aduJt housing consists of attached independent living developments, including retiremen�'�'""�--._.., communities, age-restricted housing and active adult communities. These developments may include limited social or recreational services. However, they generally lack centralized dining and on-sit� medic�l facilities. Residents in these communities live independently, are typically active (requiring little to no medical supervision) and may or may not be retired. Congregate care facility (Land Use 253) and continuing care retirement community (Land Use 255) are related uses. � Database Description The iiatabase consisted of all suburban study sites. • Average parking supply ratio: 1.0 space per dwelling unit (three study sites). Study Sites/Years Downingtown, PA (2008); Parkesburg, PA (2008); Spring City, PA (2008) 4t" Edition Source Number 1131 Institute af iransportatiae� Engineers [62] Parking Generatian, 4th Edi6on T— � i � Land Use: 252 Senior Adult Housing—A Average Peak Period Parking Demand vs. On a: Weekday N ai � � y � m � L � a �� a 70 60 5� 40 30 2� �o 0 Weekday Peak Period Parking Demand � 0 20 �0 60 80 �oo lnstitute of iransportation Eo�gineers x = Dw�l�ing Units • Actual Data Points [63] Parking Generation, 4fh Edition HARBOR BLUFFS SENIOR APARTMENTS TRAFFIC ASSESSMENT PJ �UL�U L'f �" � JAN 1 f� �'r'°� �; ; � PLANNIh9G & CEVk'L�7r',:i�;�i � C:. , Redevelopment of this property would provide for a 152 unit senior apartment complex. The project will be developed with senior apartments (restricted to 55years old +) and will also include residential equivalent uses. Senior apartments typically have a lower traffic generation need due to lower auto usage, lack of need to commute to work, etc. Using average weekday trip generation rates from Institute of Transportation Engineers (ITE) Trip Generation, 9th Edition would be appropriate. Attached are excerpts from ITE Trip Generation, 9th Edition. Land Use Code 252 (Sr. Adult Housing-Attached) and the average trip generation rates are as follows: Senior Adult Housing (attached) = 3.44 daily trips/unit, 0.20 AM peak hour trips/unit, 0.25 PM peak hour trips/unit The trip generation calculation for the proposed senior apartment complex is shown below: 152 units X 3.44 daily trips /unit = 152 units x 0.20 AM peak hour trips/unit= 152 units x 0.25 PM peak hour trips/unit= 523 daily trips 30 AM peak hour trips 38 PM peak hour trips The existing house at #806 Osceola Avenue will become an accessory building for the senior apartments and will not generate additional traffic. The proposed redevelopment would generate 523 daily trips, of which 30 would occur during the AM peak hour, and 38 would occur during the PM peak hour. This falls below the threshold for requiring a detailed traffic analysis per City of Clearwater guidelines. It should be noted the previous use, a funeral home, did generate some traffic, however no data is available from ITE on funeral homes. Therefore, a conservative estimate of 523 daily trips was made. Senior Adult Housing - Attached (252) � Average Vehicle Trip Ends vs: Dwelling Units On a: Weekday �- , 1 J ' � �j ;; . � ,� JA(� � � ��'� �� ' ; � � Pl.ANFYy�in4�?�f'a/ � 1.>M .ri:: +:,. . _ ' i.•1 ! i �...~. 4� s...� .� . . . ... �. . .. Number of Studies: 5 Avg. Number of Dwelling Units: 46 Directional Distribution: 50% entering, 50% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates 3.44 2.59 - 4.79 Data Plot and Equation � � c W Q � � U t N � N � � N Q II F- k � 240 230 220 210 200 190 180 170 160 150 140 130 120 110 100 90 Standard Deviation 1.93 Caution - Use Carefully - Sma/l Samp/e Size ; ; ; ; X --�------------------------------------------------------------ �� -------- . . , ;;. - - � ; : �S:C -------------- ------�---------,----------------,------------s�� -,----------�--- --------------�--------------- �--------------� ------ '� ---� ------------- , ; ;,� ; ---'--'--------�----'-- " -'----.-----'---- ----','--'----'-------.----�'-----•--- . , �. . ; X � �� ; : ------------- •-------- -�' - ,----------------, --------------, ------------- � .' ; , ; . . , . , � � X : , � ; ; : , --;--------------------------------=-------------- � : ' ' r 20 30 40 50 X= Number of Dwelling Units X Actual Data Points Fitted Curve Fitted Curve Equation: T= 2.98(X) + 21.05 60 ------ Average Rate R2 = 0.81 70 Trip Generation, 9th Edition • Institute of Transportation Engineers 489 Senior Adult Housing - Attach � � (N � � �� -��` (252) �� ; i. ��, Average Vehicle Trip Ends vs: Dwelling Units p�NN��G & D��l��r�;�; �,;�, ��,.� ; On a: Weekday, �rrv o� cr_��v� r.� ! Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. , Number of Studies: 10 Avg. Number of Dwelling Units: 138 Directional Distribution: 34% entering, 66% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.20 0.06 - 0.27 0.45 Data Plot and Eauation � � c W Q .� H N U L N > � � c� L � � Q i F- 140 130 120 110 100 90 80 70 60 50 40 30 20 10 0 0 X= Number of Dwelling Units X Actual Data Points Fitted Curve Fitted Curve Equation: T= 0.20(X) - 0.13 490 Trip Generation, 9th Edition • Institute of Transportation Engineers ;y ------ Average Rate R2 = 0.98 Senior Adult Housing - Attached p L� (� (� ��] � (252) � !) � A� � !; , � ;yv� �� Average Vehicle Trip Ends vs: Dwelling Units __._._ " r PLANIVtE�iG � D£tliL�:• . On a: Weekday, cinr o� c►_�a; .;: ��-: :'� ;= � Peak Hour of Adjacent Street Traffic, f"�'"""°" One Hour Between 4 and 6 p.m. Number of Studies: 10 Avg. Number of Dwelling Units: 138 Directional Distribution: 54% entering, 46% exiting Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation �25 � 0.08 - 0.43 0.50 Data Plot and Equation N � c W a '� � � U L N � d � � � > Q i H 7f 1i iE 1° 14 1� 12 11 10 9 8 7 6 5 4� 3i 21 11 l u X Actual Data Points ivv GVV JVV 4VU X= Number of Dwelling Units Fitted Curve Fitted Curve Equation: T- 0.24(X) + 1.64 oUV 6UU 700 ------ Average Rate R2 - 0.96 Trip Generation, 9th Edition • Institute of Transportation Engineers 491 STORMWATER NARRATIVE Harbor Bluff Senior Apartments 802 Ft. Harrison o�� JAN 10 2014 . PLANNI(VG & QEVELOr�'•.•i��;'i �- =-,. t CITY OF CIEAF��rv;,rr . The overall project consists of three parcels for a total of 2.1 acres. The project area regarding drainage for the proposed building consists of only one parcel, Parcel 1 which is 1.67 acres. The stormwater design will be in compliance with the guidelines set forth from the City of Clearwater and The Southwest Florida Water Management District (SWFWMD). A majority of the stormwater runoff for the site will be captured, treated and released at less than the pre-development rate utilizing building Cisterns (above grade level) along with a pond. All of the building's roof drainage will drain into the Cisterns for an irrigation source and the overflow will flow to the pond. The pond will outfall with a control structure into the existing stormwater system connection at the corner of N. Osceola Avenue and Nicholson Street which ultimately outfalls to the Intracoastal waters of Clearwater Harbor (North). The subject site stormwater quality and rate of runoff will be improved over the current existing site drainage conditions in which the southern portion of the stormwater runoff sheet flows in various directions into the roadways and is collected by the City of Clearwater drainage system. The proposed drainage system will collect and convey stormwater roof drainage runoff though the cisterns and the rest of the runoff into the pond. This runoff will now be collected and treated and discharged to the existing 18" stormwater pipe at the northwest co�ner on the site. ��ii�� j�'r �� ROI3ERSON RE50URCE ��:;�� Landscape Architectural Desig To: Robert Pergolizzi, AICP, PTP From: Patrick Roberson, RLA, ISA Date: 11 / 13/2013 Rev. 01/09/14 — Added trees #34-44 to Tree Summary Table Re: Harbor Bluffs Aparhnents — Existing Tree Inventory A site visit was conducted on November 5, 2013 to review the highly visible, general conditions of the existing trees at the Harbor Bluffs site, in Clearwater, Florida. The existing trees were reviewed and rated utilizing the required criteria of the City of Clearwater's rating system. This system rates the trees on a scale from 1 to 6, with 1 being dead or in decline and 6 being a specimen tree in excellent condition. This review was conducted by Patrick Roberson of Roberson Resource Group, LLC who is an ISA Certified Arborist (# FL-1O51A) and Florida Registered Landscape Architect (# LA0001461). In general, there were 33 trees on site with some Brazilian Pepper in the northwest corner of the project site adjacent to a retention area. Most of the trees were Live Oaks (Quercus virginiana) with a few Sabal Palms (Sabal Palmetto), a Washingtonia Palm (Washingtonia robusta), a Dahoon Holly (Ilex cassine) and a Laurel Oak (Quercus laurifolia). The smaller Live Oak trees (7"-16" DBI� tended to be of average condition with some issues related to canopy structure and co- dominant crown arrangements. The trees along the western and northern perimeter of the project site had overhead utility lines that were coming into contact with the tree canopies. It appears that the trees have not been pruned to provide clearance for the overhead utility lines. If pruning was to occur to provide clearance of the overhead utility lines, it could result in a reduced rating due to the impacts to the overall canopy mass of the trees. The larger Live Oak trees (24"-36" and double 23", 26" DBI� were in generally poor condition with signs of decline. These larger trees like the smaller Live Oaks had impacts to the available root mass of the trees, with the larger trees generally being more severe. The larger trees exhibited past pruning cuts with some on very large lnnbs. Some of these large pruning cuts had closed with wound wood, but some had cracks in the wound wood which could allow rot and decay internally to the old pruning cut. The canopies of the larger trees tended to be sparse with some epicormic shoots present and tip dieback of upper branches and twigs. The Palms were generally in good condition with one being only 3' clear trunk in size. The Holly and Laurel Oak were in poor condition with structural issues and signs of rot. Attached is the summary of the existing tree ratings and a site plan with the location and number reference of each tree. A full size (24"x36") plan of the Existing Tree Inventory with the summary will also be provided as part of the drawings provided as part of the Landscape and Irrigation Plan submittal. Please let me lrnow if you have any questions or need any additional information. 3152 Litt(e Rd., #125, Trinity, Florida 34655 Phone:727-255-4Z58 Email:Info@RRGonline.net Florida License No. - LC26000267 Harbor Bluffs Apartments Existing Tree Inventory Summary Tree # 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 Common Name Botanical Name Sabal Palm Sabal palmetto Bald Cypress Taxodium distichum Bald Cypress Taxodium distichum Bald Cypress Taxodium distichum Pond Cypress Taxodium ascendens Coastal Plain Willow Salix caroliniana Bald Cypress Taxodium distichum Washingtonia Palm Washingtonia robusta Bald Cypress Taxodium distichum Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Live Oak Quercus virginiana Sabal Palm Sabal palmetto Dahon Holly Ilex cassine 21 � Live Oak �Quercus virginiana 22 23 24 25 26 27 28 29 Live Oak Live Oak Live Oak Live Oak Live Oak Live Oak Laurel Oak 5abal Palm 30 Live Oak 31 Live Oak 32 Live Oak 33 Live Oak 34 35 36 37 38 39 40 41 42 43 44 �n Palm �n Palm �n Palm �n Palm �n Palm �n Palm I Palm I Palm I Palm I Palm I Palm Tree 4 4 4 4 3 2 4 3 4 3 3 3 3 3 3 3 3 3 4 2 2 Quercus virginiana 3 Quercus virginiana 3 Quercus virginiana 3 Quercus virginiana 3 Quercus virginiana 3 Quercus virginiana 3 Quercus laurifolia 2 Sabal palmetto 4 ercus virginiana 2 ercus virginiana 2 ercus vir�iniana 3 Sabal Sabal Sabal Sabal Sabal s virginiana romanzo�ana romanzoffiana romanzoffiana romanzoffiana romanzoffiana romanzoffiana 3 4 4 4 4 4 4 4 4 4 4 4 stte visit: General Commerj I Overhead utilities (OHE) impacts, 10' Cleartrunk Some impacts of vines Some impacts ofvines Some impacts of vines Impacts to canopy by vines Severe lean almost hortizontal, poor structure Impact by Brailzian Pepper Impacts to canopy by Cypress & Brazilian Pepper [.� 1��1� �I £�;��A �. � D;-r:�: bi i _)�.J�7• : .'ZIA1.xT� Some impacts ofvines Future OHE impads, Root issues due to parking / sidewalk Future OHE impacts, Root issues due to parking { sidewalk, Lean to parking Future OHE impacts, Root issues due to parking / sidewalk Future OHE impacts, Root issues due to parking / sidewalk Trees (#14, 15 & 16) co-dominant canopy too close for full canopy development, slightly thin canopy with dead twigs, small bromeliads / air plants throughout canopy Root impad from sidewalk, bromeliads throughout canopy Upper branches structure issues, Root impact from sidewalk 8' Clear trunk Pooroverallstructure, Rot Epicormic shoots, sparse canopy, bleeding (black ooze), bromeliads in canopy, signs of fungii in canopy from fallen branches, branch tip die back, root impads from pavement / sidewalk No central leader, slight structure issues, prune for strudure, bromeliads Trees (#23, 24 & 25) co-dominant canopy too close for full canopy development, some branch tip die back, bromeliads Slight structure issues, prune for structure, bromeliads Slight lean, strudural issues in canopy eranch tip die back, poor overall strudure 3' Clear trunk Possible internal rot from large pruning cut, some bleeding (black ooze), poor overall structure, severe root zone impacts of roadway / sidewalk, curb removed from roadway due to root impacts, some pruning to canopy due to OHE, limited canopy, lean to one side, large pruning cuts - older with cracks within heartwood Tip die back, limited canopy, limited structure to one side & overall lean Damage to trunk and top roots, rootzone impacts from sidewalk Structure issue in canopy, needs corrective pruning, bromeliads, major future impacts of OHE - no evidence of current utility pruning, possible down grading of rating if pruning of OHE occurs 10' Cleartrunk Less than 10' Clear trunk Less than 10' Clear trunk Less than 10' Clear trunk Less than 10' Clear trunk 10' Clear trunk 10'+ Clear trunk 10'+ Clear trunk Less than 10' Clear trunk Less than 10' Clear trunk Less than 10' Clear trunk Page 1 of 1 E. �..�.._ +'J~+ .. ''I;'� if 1 ` �, �\.`'\` -.. 3p�q l�_�� L E Y '�, , � -�_ � _ ` _�, / ''� ,, .� ��—�_ � � � / � ,$ �� . �� . , , e� _ � � ��_�_ � . �_ _ .. � __ o s :. _ ... 1 -_ ��-o_ . � _ � q . . -� � '�� ,�`�� V E , 1 � • � 1 ��. ; z � i `.�,.��..,a� ,� • I?O � � r `� , , � I m � — - � � ��,� �_) . � � --� ( �, ' , . �� r I; ��D;o , I i;/ D�� , ,' - ° � � • � � � � ' —s -- ' ' � J � � �� ;' _ F, . ., ...oe�e r ��Oo�+� p�� ,�;�e� ;� :N .o ° �■-■��y .': ( � ` • �"` i � �, ��. � • . . ��,o.�. �.�� 1� ,� . • �; � ��-��:. _` , -� '9 � � —�� __ ' � _��° l °>' j .,. � � :_ __ . ; � z , � _ ",o � ,� ,. ,o z ,� ,� _ � � � � � �t�t� �. � I � �'�-_ qVE " ; ' � � � � � , • � _ �� - �� _ , _ _` . _, � _ � ;_ - _. , ., _ w , � �__ . ._ Q _ \ _ ` ��```�```\ ;�:._„ � _ � ,^ _ �. _ � �. , � _'vl � , � �. , � , ' \\ , . � � '� �� z I . , �. `'� :� I +. � i � �� ; �-. � � i _�y � � x, � _ �� `_` ' ��-� _ r-� �; J. � �o� _, � AsJJ __-� JN1NNt/ld '�- ,`1 q ` '�<<E�� e��.. �� _ _,�_ � M HARBOR BLUFF � RETIREMENT, INC. e so3o noy scw� sNe., smb ew Q Rev. par GiIY Lamm 01103!if .ampa,Flwi0a33tO] I � i � � GuXCOxst e.ons�Mg.inc Roberson ,,,m,,.,, Resource Group, Li.0 _ _ i�as�aaa a�nnea„rw cesg� acd,aw� a. �mM1. Floee��mt 44ne rzrzaM.x E.�naBR9 u�e�xf wee.PmbrM1wne I F WAT R N RA N AP IR N N INT RNn eNDS AP V A R 0 �R IA N15 INiERNAL IANDSLAPE VUA AREA REpUIRE�: 10� OF VUA PPRNING ARFA VW AREA 8.251 SF OPEN PAVEAIENT. REIAAINING IN PARKiNG GARAGE REOUIRED VUA tANDSCAPE AREA: 625 SF (10R X 8,253 SF) PROVIOEO VUA lANOSCFPE AREA: Z,O6] SF (ZS.Ox) 1 TREE REOUIRED PER 150 SF Oi REOIIIRED INTERNAI. lANDSCAPE VUA AREA: 025 150 = 5.5 = b TREES REOUIRED TREES PR�NOE� FOR INTERNAL UNpSCAPE WA ARE4: ) TREES (6 AGCENi TFEES + i IARCE PALM) SHRUBS ARE REOUIRED FOR SOY. OF THE REOUIftED INTERNAL IANDSCAPE VW ARE4, WRH REIMINING AREA LWERED BY GROUNO COVERS. NOT INLLUOING SOD. E%ISTINC TREE REPIACEMENT REOV REMENTS E%iSTWC iREES RATED }, q� pND 5 PER LDNDRION RATIrvC SUU.unaY nRE TO BE REPIACED Ai 1' Of REPLACEMENi GOR i' DF ExISTING TREE FENOVED ArvD PALMS ARE TO 9E REPtACED AT 1� PER 10'+ CT PALA1 TREE. iREES R/�TE� 1 ANO 2 GER CONDIiION RATING SUMMhFY �0 NDi REOVIRE REPIACEMENT. OUALIFYINC TREES REA10VE0: 23 TREES B 290' REOVIREO REPIACEIAENi OUALIFYING PPLMS REMOVED: 3 PALMS O 1' REOIIIRE� REPLACEMENT TOTAI REPIACEMENT REOUIRED: 293" TOiAL REPLALEMENT PROVIOE�: 15' (10 Cypresa up aizetl by 1.5' �o <' Cal.) RE�UIREO P AAETER LANDSCAPE 9UFFEFS DOWNTOWN OISTRILT - NO BUFFER REOUIREO F TI N AP R IR IA Ni FOUNDATION PtANTINCS TO BE PROVIDED FOR tO�R OF Bi11LDING FACAOE NLONG STREET RIGHT OF WAY, E%CLUOINC AREAS GOR BUILOINC INCRE55 ANO EGRE55, MINIMl1N 5' WI�E WITH 2 ACCENT TREES OR 3 PALA15 FOR EVERY 40 LF ANp 1 SHRU6 FOR EVERY 20 SF OF REOUIREO L1N�SCNPE HRFA. SOR Of iANOSCAPE ARG TO BE SHFUBS WITH REMAINING RRFA TO BE GFOUND COVEPS REOUIREO: 1.034.19 LF BUILDINC FACAOE / 40 = 25.95 25.85 % 2 FGGENT TREES = 52 AGGENT iREES REOUIRED (�R ]6 PALNS) 1.D36.19 % 5' � 5.1)0.95 SF REOUiRED IANpSCPPE AREA 5.1)0.95 / 20 = 258.5 = 259 SHRUBS REOUiRED PROVI�E�: 55 iREES = 16 ACCENT TREES a 14 GALMS (42/3) + 5 IARCE PA�IAS + 20 TFEES (10 CANOPT TREES % 2). 3]9+ SHRU85 PNO 6.326.95+ SF (122.3%) OF IANDSCME AREA WITH REMAINING AREA MAVINC ADOITIONAL SHRUBS k GROUND COVEftS Existing Tree Pemoval Summary PLANTSCHEDULE mmn g=[ gpTnN G!. NnMe MYO ME Ci�N[ 3 5 ZE LcyenVOSmia lMka Natclva NatcMi craps I�ytle I - Mt, 9vr'sp. rp b Proeni. eoc�yix..o ris �oor w Jooi cats eoim - io ueor rr�nk ✓a«�.d ix la iayoaiNn tlbucNm eala Gyp-esa - <'Gal I]-1< NI., b-9• 5p. w.¢ zi rheningbnia rebuela ✓bsnegbn eaim - u-�a c�ear ir.�t rve �I weeysue bnwcaw Fo.wn ra� - B i0 uea vMk �UBS � �T� NIGAL ME {.�Nt lia pa ro'cwrpceb' onf. Frs Mh 9 gal. ]O'+20' H5 IBS Mbbcro Specia> Mroixue s gol, 3o•x]o• .I*i in .nem",� m�¢nm�.,� ve��ey .a�iro 9 soi., io� x�.. io• �. MG 39B M�lenbergiw capillorb Pnk M.AIy 9 go1.30'K30' H� 6D MyrcbnN�e Irpg-pe 5lrtpsen'� 5lepp�r 3 ge1.10'.20' it4 93i W�qiFbi�pie Wice'wiba' �.�. �rmm wa..tMrn 9 goi. i9"xi4' RE 31 I4+e.ilo �qvWt�famie Ftr�crock�r Pimt '! goi, 3o•x2o' 6 Q=[ �TRN LA M2 LoMroN NI.nE GoM Ab �66 MacAis giabrato'Arbiict' Ommisntwl Pswt ', I gol. L6 I,I]9 Lkbp� mnco-i Lm�roid 6atld�es' Em. 6d. LVlop� 13'�IB', I gal. W 569 Vw��n p�r�m�a�s Vv�ee prrrmb�o ��'a�3', � gai. R ��i olsrant wlr.e, vreugnt roieront WALINb �K� 9% ec. ��hl iol�rant %' o<. CrouyM Toleront %'ec. WtNe,Droug�lTOleron! %' o<. WtN�, DrwgM1! iel�ronl �•o�. �,�,�,e�..e�� %' oc. oreugne iols�ant 6P cnIN6 �T I�rant ]4' ec. i� 6g � I °� m'�gm 1�� I ��.¢� - ieo__b�, _ �§ �� f '� �� m U�' q' '�S fi � u �`� � - ' € �� U y J= � O u a �6{ °an" Y i � � C `� "eC �,�, a z � m : � ' . e - N�. / _...._ / / / / / ............. � �� / /�/ J / � Q� �;� (O/ � Z z� 7 L? � � op�+l9nt - Drowings and co capla y t be uaetl, co�etrvctea or p �cea .�inout wrill ion om � U LL Z J I— m z ? � �Jf m - � � ° LL. m W oE � � = W m � � °e E .'�5 �QQ�QQ rc S( �' ¢ �93� g§ �� :"� va Fs i $�TA 6 �� ;t� �� i� � �8� ct g � B$ § 3 i7 9[ f. o i d ;� _�: �I; : �a� :t �¢ � � � �� 'g � $,�� g �i �fl : g �p. ;F �3 � _�' i� �� y :'� � ��s s= f� �� ; ? �;� F � 3� i p;e3 � � ; �' � a�� ! ` ` �€� E � �� 9 ga: p '$ a � 8 s $ � � � � ..� '� � ;�'; � t: 1 � �� a� ;� 5Y 6p Pa ¢�i 9s �� fa I� i� F� � ¢ � i a 9 �� r'�� i ��t��} � e ��f Fi i ��_$ rF t Sc�c¢ j� � $;�� s � �_ 4 ��. � e �tg[3 �'p � �Q!3lt�■ +�J��'a gi $F iq� �p �s€g ' y a��' Z� ! s $�a �� #a; �; 4� a ' ! 5 �}si°� �� a. Q i a9.'� :G c sa`:$� g; ' ��a6� �� :i��sp C° f�'a4 r3 �� a �� 14 8[p - 3s �n g a� g�3p 3�G r°rC a.�Fp y�� s�tt��_� g �. . �� 9ggj g*� d �a �@i �� A �� i$� �0� ;3� �� '� �� p�� ;g� � �q� (�� 34 �iq? �Fa � �� yR�Y ��i3 S a fS g}� ;�9 ��3 $}`� 6Y�Y i� '�!� �� is�. i3 ;pa Sd3 �� $� `� g g� �� i' ��Ri {}.4� � q� s 6 �� i g q geRl $�P ~�s �� e' ��'' gi � �i� �5�% i E �ig �} : � °� �� i� �� X � } � �� ;� �9 � �� 5 �_ � g Q'-- � � g�: t_: j� �� ,� � $� iy� �R g #��. Y :6 'A$ �% � � �� e� 4's : �t� ��J �g� 'S r�+� � g r�,'s s* i �� .3�' d� �� k 4 B 3�� x $ ��$ ic �s , - � S Ti �a $_7g y} � ca q _� ��} 23 9 �� g� i;r` ( 99 ��1 t a� 3� � � � [� �� i a� ��3 p� �� s � §� ' �� a� �# t� � ` `_ � �a : g a:� -_ �' = i �' !� g-0 p•� �e � 4 �Y SS � II �s� ps ��S�y� �� At �c ,��.Y�Yg #�� y�dp �� e t $� in i�� s �s ��# � �. ��s��--. n� � � i a�' e7 � � € a i � 3 �, ��G� g� 5��; RS 39� <� g�J �� ' � �� }� `} � �e �e �qg �3ay1a '-;'`e �'�'g ai S € ��s �i�'T � �a �E ��i3 ��q �� S � 9} �� t �;� :__ �f� ��: i��gg, � g �� a �� [ �� '� (�i �°€¢� �i a t � �� i�� ; ¢4�` �![ ��ii 'iy � � � g� ; ` t $�3 g � [ e �`I � i �� _ �� o� ��° �� $ �` g � �� :� ��[� .� s: �� .� a�� $�� I; } $ '�� P'-: �a � � �° : �� a s �R �a FqF� :a �� €� �� r{8�' ��iq� F$a ip 5� �� 4 �A� �� i` Y�� Ei� i i �� E�3 �. �� a i9i �� f� � � �� s�' �� e� !(a s�� :�.� i _ '-B s' .4� 1�- � � i � �� ' ��- �� s s{�} � ;i �ae B:s i.s �� s�; igg �_ �p� �a8 �9 ��:� i �� i8° � Yg� py �q $} �g# s �'" i3�= 3 �= z;� ��, is� ' �g•` � a ` •�e € g�eg y. . i s so i L=! �S� n=?n -- n_l' _ '�=';�ii, i�_'i ,; ...4: n2iii :' d� ��;�: �: � ` i ' �:;4-;�!s�f'id ��t N�►� i � � 9�a ��E! 9y ��\ F�: :3� :�a �i�k �e 9p s� �: a� 9 �� :' Y� S� 4E g i Y�3 �� _� y� $4 a� �: e� �S �• g� � a� s. s� �� ;a �� 4� s# �� .� g ag �� _� N =6 a# �� ; 5� ; s� � [i 1 i� - e. i �a � �� _ �`._ i � ,�.sti�� . � r'�'. n - '� �� u �rz; i u: u -� i� s ��- �� , � � r , �� i�Y � �^�i �� q x�� c[ ��$� ��A�� F�$ � �1a$ �6 as� �s� �a° i SsP �i � g}�,€ Fs � G''q� �°'�� $s�� Sg5,�"qi e� � �@� �� =�q �4�� j.��e y`Y:�$ �: a�'� 9�x g ag} 5i,c :�;� t��x� �� . �g� f �8�3 g�a�� =� ��5. pd �p q� t3�` $ � € �� Aia;� s$�0;� �g q �!. � :y � iq� E�qa � �a� �S Fp'a? e3 fp si�, giE� e�°� ��t�,@ � p�� s 7 3�� i$ ��_ � 4igSy �g fi =�`s F� i �i kad �� eRit {(t�s3 :}= � g3 y g �e ��fis�� Le � �8� �' � ;�� F� �8r� �fj9�� 1 P �8� } � ,�S s�3 �� i �t`pS9�i L�a 6�� $a 9 s� B.= � g¢4aaF9 �9 9 �- t � �Y;�� d� ;p4 7 i '�T :�� 4 � 9 �e i gs� i 9 irg y�" F$p4 P�xag�i F e 3`� �. Sa 5. �g � � F Fa` L' c�e� �s�� ' ? �g� 3 � �: ��9 $�a ��ase d� � �C� $ : �: �'�. �€9� r=��=� �qi �i`s„� ° g a�g �� ;� ��4gi � ''Y� E' ! $€ �� , �'��,�� } �¢` � � �`� `�� Z � g@ �� `'t °" �� 3 S+T� �� ii �$ Y �!axj°� t? in5■ 95 �+ i`�y� Li i� °�� i€ y; s: �� sY ^; ^t ` �a .� �� if� �9 �� a�r �� e� �_ 3,• �- �i � �� ;: Qy �Fi ji� �pi A8 ai% ��` ;g i� 3$� 8 4z z;. :�� r� ,� �4a; '��? � �? �E� �� ° � � � ��d �$."_ q � •�$ ag�� i �7 ��1 E�(i s 9 t��$Y 573 �'�� S-i a � �`- �:q � � � � - = e 3g €� �pi !e � �� g �� ; � S �3$� 15S jy§ X �G � 3 �� tBit �Z s �� t ��4 it a �� &�i gi� �i �� a� �� g � :a� g� � ; : o�� ti i�3 t 4( $t � � �� i: sr � : �; �� g�� T � �� i$ i 9 � i$ �a � �e=�� i ' �; ` � �3 �,a � � i� �� _ ; �s ?� f i � � �_ �� i ,�� L �} � } i�5 � _ � ; qg z �dy��r '� +•�� ;! �a i �� O■�� ;I.±.tirr �. n° � ��HARBOR BLUFF � RETIREMENT, INC. � I030 Boy Smu� BNE., SuM 850 QNw.DrCityCwnmmtv Ot/09/1� Tampa,Fbntla33B0] Rewtlm Dala ��: �� $��; �� E�,�� g�a �� !:� �� !9 �si g's c$�` �OA 7 � f$- g$i �gsgi C r+ Y` �$� � �� 5$ �� $ � �� 5; i� 9jp ��i 9y5 �� } �� _�� _� � g� ��_ $�� Yx¢ Zg� €.��! i�g B�i �� s�¢ 3 s�� '� £g� �� I�� i� ��i �� 'Y� �` Bp �� qs ay �� 3Y �� l� }} -ja a$ 9g� �� •a �� #� �} �� 7^' s� E �= Yp .� �� `� � !� �� !'� �; ja �Y g 9 t� �� i � i� ��, Oif'�l� 000 O� pObl.:O'� sJl�vpO : iOp��o �i � Ip fp��l�j. li o� r Qe1�� l � �� 1e.C� 0�•1� � !"�•0�, ° � i��'S iu�:l��! i� I �� 7 � � n �£p �� "a �� a$ ;g dig "q �p3F 1a a F �; �� a� ,a I� �: ig ;p �i �� S� s� �= H� �g �! �� ` i �� F yyy F �G �p �' €} �� a°i$ i S S!J 1{•t �ic 3 �4 € a� �; r rg- � g�; � �� I�i� g; i�'�� t� � �� e� a e �1� �� sg� da �sd �^�� i j} � �s 0��. s� aii rr Syg si f'€ -$ 34 qS E"' �� ,�� g. f 5� �@� �: Y ��: �€A Ii� i �g$� Ft� d�S i�4 .gg � 3Y i S'Y@ � p�� $ �s�i �f3e @ i�' i � x � a �a ��rf ; ��a$ �i�= � ��_, (��F� � ��¢� :g�� e ;t{� $:� 3 €`� g�=� � �$=g E�"�,s �si3 ��1 ��- �� ij! � g�gg ��3: � e-� �� 4� a� ! 1;' � . � ��$ ��'; � sd 14g�sg iv6 � '�� [3�� '� e�e� : ss� �� (°4 � � � s' � ! � n �_� �i�v.�� , i� ��x�,� � Roberson ,,,�„�� Resource Group, LLC _ _ Lendscape Arc�dedu�al Design 8 CansuNng n.i�Mry.FlUW �mawmus1ra :MepNRrxiut�r.rwNee.mxsoib.� IRRI6ATION SGHEDULE � �s � o � � ��..�-�a�,� F�� ,�, ..�_... _.,.�.,.,,�.._�..�. � e w� a 'a.°°-�-�..�b�,.��.. �z �R.,,-."`��.d.�y�..�".°o� �.;�... ��.�,w�.,g+w�� ..� ��u:. T RM 9FC MGFfGM I] eu�.qVin. PYnn va� pryr wp n cmq,...nn .,wvw. �yeem.,.d..w. g � r�, ara wrtvms i� �.• wi, rt.�rr ver...,,ee. er ya�i ,�.s-p.eer mowe�..im a ec• o-p wH. ro. f5ce +m mrce.r w.l. u.. ww� h.wiauon wbn w. m. iw .aii a�e.. aY m��cap� w py iw. uw Pr�`�^�M Mr Mmrr or bbctog�. � M�e b R�C�Iw R�al I �eve ,ao-r-w-rz no ..,o..i. ��..�..... �,.��.� �. aa�w o,�.� .�au.. � no. pm. a�.aa pa.e m iso•.yv�,.au �m¢!sn ellwt lar trbq la poMarn. W b�bkN. MPN TWY91er �WMetabb Yq4r. s�. �c B �x ew ve�are-rRSO � . �•. � �• �. �,,,.-R...b. �a ti��.a �.�. ro,,�b,.. ..�� 5c� � Umbm TWrobg} q,�pI� Fro I . a.f R��r� wg.bkx N. F r�,•�� b w a-eR. qe'. .� w� w.,...rcn .awi Ycimeb. �u» .u• a �m�nnr p aiuirtr at ro�. ��. �.. �. _ r _,. ❑� � �a ecxeuxc.a .kn rou �+n.io+x+4 i �n rs ��K. �o Pla{k Y1a I Yp�{. � FeN 9Ftl YA]-RS 1 YM�Iw� Foln S�Ax. o❑ w�x.' wa� r i wc�M.e rae.r w�.r Imlgotbn latwvl tYr� NG cW ]OJ SDrt 1I ]391 u. NG Glw 3pJ Ml�etbn P41. ---- Im plbn MpYi1H� NG SclrWl� 90 IpN IJ. –_-- p� LMSV�. y G 6cMNN 90 MU Il. np� {upr� �v� w-h5�b^PW� PW Mell a bn Iw Yrlgel�^^ Pq�^9 � a cw9M9� b smi y� w urpgn s4NYgmotkbl. Ewt�rN�Ww��YW� �a��.�..e,�„�a�. �� .� P f Val.v �bn �a�. �. GRITIGAL ANALY515 .��„��.o� ae.'�. ww�ew. rt.�ex.e ree.f we.� ROW wVAILAGL! . wer en.. rw.� Iveiw4� m.y� gpm •R[ ��AVAIL/�OL[ �. � �� a..��w .n.�%, zao �� iN'� Avmml�L~ Y10o qi o�,��,�,��, ��. � ��:"�'v � m � �, rt..iaw rie,..+.amr. o.on � w. rt«Y{q. ! eriera �tetqu Md p�i tew ier Me�F Lw. 099 p�l �o_�n�oFa bw Ix POG te Valv� E Wutbn� ler pstlbn. OOD p%il » rer wK.� ww� �r� i �e'rnr.ai eww� rro.r. ae roa n�pi Ps�l4.al M�w� Avallubb� 9.90 p�l � � � � �p �m� // �...... . � ... F� / �.....� I -�. / � �� ` Pi i : �� . . : m Y - m ly,'I • _.. P � _ a i _ J- �� , , ,� I�. f •�� , ` I i ; w. , �� i , � �?N'?� �• .. 18 .ril � � �"�� :5 � � "v I � ��.. : y r � T � n 0 � � �r � � .�/ —` �� w , �R / I r •+.� I / ~ R7T �� „ �.... } -� -�., ,• ,� � . / V! L ZE RfGU � TER [ONNCGTION � raa wnunn sa.ac roa esn�a�swant recon n mwie.i � nrm� (� / rort ms aed.erts nneiowims. /� � YI1L1 �G 9RRN SP RM� M�9R o� ., '../ � / 6NOIFmf.W9t5AFTER6TA9LI5FRHT � wo i.no .�ew cnieR.n wae 0� wsriciun sraam rwiert vau•¢. M ! { � �1 _ i .' -__ � ,: ,: / G __�_____ __�' NICHOLSON S � �'' / r+e. SE�AINOLE ST �� + c � / / --°--a------ �� / -- VALVE SGHEDULE ��e�i-n rcz-ioo-vasa �� rw wpiw a�sw �a� w� am �C PaM GM PlSBR-�-D CuCpl�r IItO IDOD IE00 90M WT 9 IWY� OM NLZ•IOO�PRB�i I Msp for PIpIYr 491.1 {I90 4llD Il.b 199 YM � RwY� Bt0 NGZ-IPO-Fl¢6R 1 M�w Ix Orbl�v YAA 43M �qJl ID99 19! YM Ron N'E �t[.Z-100-rISC-R M.o lar OrpLLr �660 MO! bb0 3p.11 19! wfi T Ran CvG NL2.100'RNt Mw lar pplti ISS.� ybl M}I ID.�4 199 � bn ew rrx.+R+-o w,a> «e� a �ow �om e bn era wz-wo-rrseae i kw ro. apn. ra.r sini m.i� ie.w uai„� r�a�, are xcz-wo-ntB-re a wpn.. iee.a w,ao <two ue w� 10 Fa„ GYC RAWlR}D I' BuCblr IMO 13A9 1469 IOOV 'JOM YM 1 FoF 9YE 1fGZ.100-rRp-R I' Mw fm UrIpIM D3.9 bDl 41.13 141� IJ'9 WT I' ibY� BYE XGZ•100-VRB-R I• M�p Ix piplM KD T.93 ]1.94 6.V 19•J YM I ReF BM R5&4qe5-D I• M�.pw MD iS.M ISOO 90 YvT RnM �M NLS-IOJ-PRN! I• Mw Ix OrbIM I%3 99.9D 99]S b.41 1�9 Wh IS RaF N-tl NLLd00'Rp-R I' Mw !er P-IpIYr 39.1 �D9 94.I1 N 199 krh Ib BM XGZ-100-R¢B-R I• Mm la Orlpllv 9] 90 412! b06 199 YM Lwmion YM� IpN ••1. � g g I tm�� K�� a14 ,� � �� Q��+ �3 I B . r� . � � $�� a�s�� I g�� w�� \\� , ��..�� , , - �' x . / i � � / / / � . y � ��.::'Y ;�/ � : � i� . /� / � l�� .._. ....... ._.. ,y.��i ( . Q /" ' /J/ � I � I/i I mn� r � ".J e/ .. r��' �� I ,. '�1O1 I � �� ``j � ��—o'� , �`� I r-, � �` r .��: r �— ° r° �� s� . �3 � ._ � , , �;, (,_ i/ � a . � • _ / � u J 'Y � . � / / � PARCEL -------.%�-- � � Z {� Z � � 7 � � � � �/�� • � �`� � �� / "��i. o�., � ' ��►/ �3/� �, � � rr.:� . f/ • �/� � � � .�� IRRIGATION PlANS ARE DIAGRAMM4TIC � ALLIRRIGATpNEOIIIPNENTT09EM15TTLLEDIN 1AN0.5CAPFJ50DDEppRENSPND WIIHIN PROPERTY LINES. • ANTPWWG,VALVES,OROTHENC-0UmMENTSHOV+HOVT510E OFTHElAND5C4PFJ50DDE0ARFA50RPROPERTY4NE816 FOR CLARItt PIlRPO5E90F 1HE IHRGATpN GIAN ONLY. • BLEEVESUNOERSOEWALKSPN�PRVEMENTRRETOBE PUGmR4 NKESSIRY N1TH ENOS W 1AN09GAPH90WED AR�9' NORTH SGtE 1•.'Jv CapKip�l - MmrNq� on0 wnceple may no� o. mw. con.wcaa or .p�vducsa .�mw� �r a � �� DF� V ,a, � . ay C�d SS?7 a o � ac zr�� 9�� U �?� J H �$ �wm� m w 3 E ¢ � �� i � GS E 0 ��I'V�4a � Z! �� Vermieeion hc� Ro61NNf'RflEMl6tduV. 1 �'a QHYBRID CONTROLLER �1 ,��,� ��REYOTE CONTROL VAIVE w� � liai uYWS rt vIG� r m4�� w�� °s .i'^�.s �Ka °Q �1POP-UP SPRAY SPRINKLER �A 1ii:;Li �'i�:�L ��,�. � � i�illi �-" . s; : . IIi�iIN� . � . I ��II � : � �:�-s. �� 10RIPlJNE CENTER FEED lATOUT Qi I�c w u LL OO n-�+mma � � O� � Qp r�oal'Im 1R¢ Qj YI!' O ��I�+na �� ei[e[�m x��i�u�m. � _ a� �15UB-SURFACE DRIPLJNE AROUND TREE '� .,.,iiiieiyi �� — +IE��.�3�� _ �� N � c' L� � . �� %%i4::•::•::•::r :•::•:: ; :•::•::•::•:::�%%i � G �i` hNi , i� O''��i • ��";�, , , ,"�� l p l � . ' ! � � �t ! � v �� { ? _ BOY.�SEE SPfC6GIpN5.� � 5[i gpR RySX lp GR�ME AT S�IIDW�mS s�rc4mieo.v.�vc 4s �/ � L sw/M �� , BRASS ISOLATION VALVE � � � �a �..a.a � �..,�2.,�u�� J BOX `'°'..� � .�o .� � �IORIPLINE SUBGRADE INST4LlATION �. � a �� IRRIGATION GENERAL NOTES NO PUw11wG 511�LLOIXUi uMILT1IE UIDEAGROUW PvmMnTlc Iavlc�tlDU 9Y3fEM191u9TRLL� LxC�IOU�L T1EIrzMC�TIqlsY5IEM6T0 SuP0.r tmMCWFAAGETOALLR�UIFEO 1.WOSCAPE FUNf �NTFAINLNNBI.�uGISTINENRF. ]. R ISTff COMPACTORS RESaON9011ffYTOFDJIT WATERWG,�MO�MiS�MfREa�£NCVTo ENBVREPRwEPEei�84sHMBrtOi�LLPUJl��uhANl. � o��µo,�� .�� a o� o��.s ��. �� m��aRETM,�..��.. �r E�i�� s:�� G �a�� ,��o��a�.�E,o�LL,�r� `w,,F'�".nusawm�nc.s sww. eEOU s��waeinnq.,wwmr.s. rx�o,� uwscraE wrr rt�nUUE9�991EN µsPRN�o o��pnoiaqss�auuoieECOxEINEpoNilffs�xtECOMFOL EACHWHICI�TroNZONE p u@R39HPLL�i1vEAUTCHUC.wR1GTqNppTESNttHIN e.rHeixn esioum.uonwusrmronwiowmsvnnrunxuarrouro s cNS eu �NOS wuu,wuiexnrs, xwuvnr vnvenEUr ox o.�a iwrwwous sunrrses. e rxeixnwnnoNSrsrerncoNrxousxseuuw,vevreoea.Hruwewrcwcxns nerearc«w wvnaunee�um�wvs•e•*rem ancwwssre..oRer�iuiRrtunnou PPaCNM�S.�THEIRRh�1TIDNCOMNOL SYSfF]A4IWLBEEOUPO�vATM�NOPERABIE40CM01SiIlRE SEnLSOrz 511VIOFF CEVICE FXPOSm PEP TIEIMM1FnLTUrtEU SPEGFIUTON& 10. TXE IaWOnTaNSYSlFM &9ulD BEINSfNlE0l0'3fMAAROSNA9P�IFC/.TpNS Fqi l4qF/JD B�' THE FIpRIM IRflIGAtION W�CIEtt.�� E�pµ �FO0.TH EdTw MMqNUM) ulOANY AMEI1WENf9, nuo saeciciunors. 61crowar-m.rs s�uu as iusrnum vm wMS•rnnms xeco.we�on.wus scai�r.n�n�in n�o a�.ok� rouro cem� sx ��srw�na�ms"�DOw�ov�co"EV��wE 1]. LA1ASCqpEOft 4000ED�RFASfK1DEqi LE95 MEID BE IRRIGA1EpN1fH p21P IINE�MCRO IRRIGATIOpotar,iXE9EMFASnvEINd[r,TEDON TIEflANS. MH�C�OP �t �EfRpINiNEIRR�TbNS'31EMREaUFEMENfSroRCPM OF.sUlqxITMNTHE ��BIEW�TFFINOT�ESI.ET9iNlOBN:NFLOW'�fi991B�LYTOBEPERLOCN. .�uR4sacnaui nEauneuwrsnuo ncvuena�e s�reor aoxwn eu�nwe eooES. m�+rancro n guu wonoiw,re wirr�,He sr�oac cnuiw�crox ,o vwiw arc amuwen ezam¢nur vuvEa Fon nairtnwntau srsr�rnis�v,u .a= 16 NiRECOMELTbH9Po� �Po� ��O�VEOVE�METO BE M10EN1IN WRTl4t�R BEW6IRLLm%NNw�M F�ii^B0.Lawvyds��cwDE 0¢OWFlNSHGR�OEUIBiALl11EWGEl3ttf �THEIRPoWnoNCON1AOLLER �1NVEVaOPENLICXRY�GPROiK'fpNWSl�LLIDPEN 1B. WNfROLV�LVENIRFS9H41RUNLN�ERTHEMVKINEPIPE �¢�m L�T�MVE5IWLLBE%tOPERLYSIifDttlFaM0.CIMYMOFESFFEfP SECOlDOFWATER NowxiwrbNCOwouwrs,swuuN vinc,urwni�r�uconrneucwucsw�uoccua�rHx ,� � � m�. y,.� � u �,� �1WIRE BUNDLE JUNCTION BD% :5. �! �" �� r�: �� - "��, - ��_,� . .. .n=n= ru=n=n=n=n= ��Fi=ir- n=� -n=u=u=u=u-u �u=i�n_�� _u=n=n=n- � � �� • � coprpni - oro.�a. �e a�ao�. mor �e� e. �..a �e�.wa.e w m�a�.a .�uw� .nu.� U � Z m S'g J � � � W ms � � °LL m W � E � � m ° � = w sti F � F �o E � u $ �a �Q��Q a Irom RaEwun Rnwrc� Crouo. LLG HARBOR BLUFF SENIOR APARTMENTS LEGAL DESCRIPTION Oi�RECORUED Ix Pul BOOx��P�GE R]RO! ME�PI1Bl1<�RECOFDS Of auFLL�S�v ca,�,n°no Eo.°` �"oRO �x Pu, eoo. �. a.ce za o� +�c wa�� aE��,o: o� ��,e�us ` aoRm.. TME uoann,FSrta�r mn�n or �ot �o or r.*. euw waorvissrou, nccaaoiuc ro �T�O.^IJ.�FfEET: MEUER50UixEU�v�>�pNG�IHE E�S1ER�lY RGHTOi�wAx�LTME P� �5 EM4 S�io v U.iECM�x �OFEIxE SW1xErzLx tiuE 0� Sa10 OT IU��i1 fEEi i0 �MEESaVME451EaLY COauEU � ENCE xOR1XEa�v ��ONG TIE wESIEF�Y BODU�4Rx Oi Sa0 �Oi i0. 50.06e FEEi i0 � eoo t nce zr, rueuc xcca+os or viNC�us couxi.TME�� as neroxoco ix rur eoox �ot wa c�7 Ve�ocx Enro �z) vr c.PLLinEaaims .ownou to ac.xw�rzx. awno. +cca+owc m iRnC�DESL.IBED AS fOLL0Y14.��BEGIN�nIi�T1E�5WTIMTI ISWO �ORNER�Oi SAIO �hI i� xp RUN IINE lU 1HE Sq11XEA5T (SEJ CMNERSOF a,ET�ENtE WEStER�T ��ONG � eouxo.xr uxe or s �or . m mc Paw. or ecuwiac�� 5 t5 nuD t6, OF SUE BRPCO SUBqN510x, nL[ORDiuL i0 T�E u�a qt pIPT 1HGiE0F REC0.POEU PNELL45 CWNttP iLP91UA pE[dro W PuT BooK �, v>cE x6, o� ixE PuBU[ RECmoS oF TDTA� SuRVEYED PROPERtt [OUTUU�uG 2.tta qCFES, uORE OR �E55. PRELIMINARY SITE PLANS SECTION 9 TOWNSHIP 29 S, RANGE 15 E PINELLAS COUNTY, FLORIDA PREPARED FOR: HARBOR BLUFF RETIREMENT, INC. 4030 Boy Scout Boulevard Suite 850 Tampa, Florida 33607 ` Gulf Coast Consulting, Inc. Land Developmen[ Consulting . ENGINEENINC 'fItANSPORTATION PWNNING PERMITITNG �" m 13825ICOTBLVD.,SUI7P605 a� . Clcv�wta, F7oridn 337G0 Piwnc (72'/)574-I818 Fax: (727)524.6090 www.gulfcoastconsultinginc. com DRAWING INDEX S� TITL Ci COVER SHEET C2 EXIST7NG CONDITIONS��EMOLITION PLAN C3 HORIZONTAL CONTROL PLAN C4 FDOT SIGHT TRIANCLES & VEHICLE TURNINC�MOVEMENTS CS PRELIMINARY SITE PLAN EP1 EXISTING 7REE INVEN70RY LA1-LA2 LANDSCAPE PLAN, NOTES & DETAILS IRt-IR2 IRRICATION PLAN, NOTES & DETAILS SITE DATA TABLE v,wa� ia ooa-ooeo. ov-zs-irocaz-000-owa o9-zv-is-osr�:-000-omo mrz �wn�s m w �� n �nw��e. n a�ir a mB x 0.5CFM AvF. L1Uw�lFR�. R SS135 ��0MS (YMPt M�Fi✓EM13) (0.D B�Y Cx4UCrtP 1Ritn �laMl [o) f211� �e) woss uxo ��r. auxtor s lz.ti� �e) VEtl51RS�p6p➢M6 xnPlqES �e IMn Ri3uIP vuR�K� gyyq�g Y (Ai cR�oE) (SA!!0 IIE'M 9abMC) i�o E.`4n� � i �E�.,�w�,.�= ,.,,� _. no..0 .o,�nn,o - � ., en:.�o, - , o..<�� .�= w g� s ��`o �„�� .�_� ,., �.,o R � a„ �o vw.ixe .zseswr.. oniaxsm.ss �u snwn .vunuexn �ouxES ox�r w vu«nw svr.ccs �L � �_ z � '-- �' � � � 1 �; = i'� �� ;—� � J'V . . � : \�� ._ 'i ; � . .* i � ._. . .� w�� t'– _ ., j NOTETOCONTRACTORS: m�j p��"¢"4 TNELOCATIONSOF�LLUTIIJIIESRPE �ql e¢�µb RPPROYJMpTE�NON�VENOTBEEN " � N VEPoPED. BEFONE BEGINNING SITE WORI( w�- NOTES: TXECONTMCiOPISRE0UIRFDTOFlELD ¢�x�-xio �I�y!� -. �.n-as.0 — � VEPoFYTNEEXISTENC�LOCRlI0N8 �� ;,8�' ' �� oe.o�moxTMEw�unuriessxu�eccmnxowrvmrwoxro ELEVRl10NOF11NUENGR0UXU111RITIES 10'°°Of° � h�9.�vw ( � . N1EW�IERWV[xNSOxixnuaexoiv¢o RNOOTNERFEI1TUflE5,bCONTACTTHE I �' n� a;�is� � u�Ena�wuunun[ae�uue[vnorecieoouanno[aounox. ENGINEERTOCONVEY�NYINFORM�110N T� �S��yp "na'N PNWOROI6CNEpANLIE E I i YSlNlYeERVICENIENPUViOxSiaa0lxFR "�,av-�„A„�,; : . Ilq at wa _ �rn�uo":ci�Pi .no-�a.: 4�wr�m �I1�' {p �r xrxESenue ac�.xwnrex,xEC,.sxu�uuo�iHO�' w �� tl\n , a � �`� � � i�y,� � E +Y �,�.q. I�HOLSONpST n �. ,m,. ,• .�o.;'�: y' , .-ac.,, _TM q- - —^ ,yw--n -------._-- �oE..�� o� - - . �. � � � '��I�� ' - - — -�,:�, — - - ��ppp��------ � '------- ,W f : a �»r=.w iwo'':�� / --� / �b , a ��/ � o is So so � �:'a� �SR�'� �.>i ,•'yX'+.s • [////// i�& � ' � � 7 �N yY�)9g2''S�9'W� `_ m-� � .1' f �4"�� / 1n�... im i �/ , tc� i y.""� �, wp .�p� � I{� o/ E Ixq•�Si» / LEGENO :o! / [ wz� � a / 4:'�'�'}_ °� �� `\\'�^�`'�y J' �� ' � �eLg[uo�o;prv -',' ' • d��E�o(ttP) � � x�`o EXISTING HARD CRADE P .1 �� ' y� � '/ � h'!�� p Y� � � � ,fi�� ""--'- `� x E%ISTNC SOFT CRAOE a�y �'4 m�i:. � .�iw q�� I ro V.1611fB —..� "re/ �w;� y''" �' +�'�,.� 1 ^E"°'�o �^°�eE �� ` — � � � — � — EXISTNG BDUNDARY N tfi'l)'S5'E �q � .l ' • � � � h r � � � TO BE RENOVEO OR OEMOlISNE� �\ ,�1�,;�;9.,3. ; Y �.� F„- .�a;',,,� � .°j �,��'� � N„ � ,�.s r a �' I ' ��y4 �• `.�`1 � ( '� ` f•.. � ' v� / � Oa EXISPNG PARKING SPAGE GIX1NT �4F �•• • � � c �!� F W ��'tr�-' * � M, ai.�� J o �, � 7 '� Ipom, I �/ J /��,o �ei` �. �. ..? .� �J3�. � 7�P� ayir� �'..,,� ;` � � � . 4,✓ E �+ !,/ uriu g/� �� '._'_'_'_'_'_'_ _" EXIS7ING WERANU yU� r/�� /�� .�l..t;Wils �' '� i i r. �: m � 5 99079fi'E (na �L) i �.s.tg � � Ec io t}D.02(F J —•.—•.—�.—..— E%ISTNG WA1ER MAIN �dy�"y��' �/� �.m +�t �.wc-onM� . aEUO�D(nv) +� �q��.,i`,� � � I� �..,. Y , k xy @POlro q� ' � � 'av) -.� ' � � i �"-o�,`°��° :L i +s:r....;.s .v+u�.»..,m,�3 . o� ' av a r er�o�oirmi _ �� \,�i �A,�yr.z, E�Q ere .. [xisnr�ccn�vn�ve � ' i � ax . ri� wr �s: "�""e. ., � ' j � � , ro ec `irn� � +e & '�"� �� Z : ,4u ,�%/ +ai>"` � .r a, i o ''f v '�� o)�pa / -C� EXISTINC FlRE HYDRANi ASSEMBLY i N �,"� l�i� � w ru.a^'u�o PARCEL 2 �w s�� n�. ,s .�a� A � �viiro,'". j aa �'"rax � ?�y b� s> ,� '+v.o� �r �� + `� ^')S��'1 p�� ,�� Y� M'AR `� �=/ � D� � "� '�` �a � A'en• EP EXISIINC BACKFLOW GREVENTER �yn� �f(�e -. - :�,� uw y e m f�[e MTry N p� 'q� � r_ pv��♦ t I•d�'01 � x r . � .�w.�� N »q�� • . ' a f wm (nr)a [xo/m[`m) 9 e � �r ' '1�� Ta'U'1� k : j` _�:�`�Q 411E5Y i� UNDEAGRWNO WATER MARKER iw / 4�' .ry'��o2'(F yY • . � �u '� j �.q � . � ' ��. • 'p'r ue� `.`_`\~ � � ` ` ).�� pEbrO ro e� / � e �o / � T '`w, . �'� � � Iy�a � UNDERGROUND ELEGiRiCAL MARKER �."�,..J l 7 t�nr� � n 'x., � ` '�n � „„aiy aarw . ti I rt q 3� �� S'� �� ° r �t ' _�� y�� `-.'� ZY ��r A' 4� "/ 5 JU.94�f W N UNDERGROUND IELEPHpNE MRRKER � Z M1.11.1i'�� f�";-{ , r� 'm � 4 � �'vo �0 5 � l~`�� '� � �IB 1 r+ ~� �, �0' � r.Y � ' � �—�— E%ISTNG SNNITARY PIPE �. / � `'```4� / �� . �' / ��.0, � �� i . .�'� . _ v. � J/ ' O w�qr,�� O/ y �'3'� /�— � E%ISTNC SRNITARY NANHOLE �.�,` ' Q / „ ` �d�r A f �e ' d31 t � 9� , �` ��"� � / �� EXISTNC POWER POLE '�J ' -I �y °'� ° oa aE��.�o E �� / � �.z�.�-w % O � � nvr (ir j g L ��-: in —"—'—�— EXISPNG OVER HEAD WIRES � � a �' o',.E`oc+�P� P� � � � �-a izswa(r :�. ,�n� � TR4E LEGEND M � _ 1x� ,� � ��EEN . / rea � � � ' ' ¢ ,-eA �, t' - _e__�d._a.._ _ / ��y o`r � A `�° / P�� 3 IwIiJ � �m � EXISPNG CAS IINE e. wiu aws� nrct \ .<u , I '� ;s � � �« � �.A�.� 0- �� ma DAiUMNDTE: �� ,y . „ � •• n ��'A � :'�°r'"•a 1: R � � " 'l S r "°� / �� f o S LM' _ _' 4 ° ��w � E%ISTINC STORA1 HANHaE \ � _ _ — _ � m— _ '' pp . wx�s[wer ix¢ N a� +�.,.5 _ ` r I .-- tl �rzw s/s' O- um�ro �mc ,�w, ELEVAl10N5PREfl4SE�ONTHECIIVOFCLEARWATFR /• e � � � .**^e BENCHMMI('G-06'HAVINGANELEVAiIONOF]B.98NORHi i� 1e �'Y°�'1�* EXISNG�yaMPl Q - [eintv rvtt MIERICAN VEftiICN. DATUM 19991NAVD 881. J� •°y y q'ie� 9 • � .�� s" E -mox � �. � n,�m[ (vJ EXI NG �/.�� S .�' N L E S� ,�� / n s o• w�. +�ec E ezis Nc T CONVERSIONTONAi10.NALGE00ETICVERTICpLpATUM 'I �� `° _ ,�. -Y �•u�n.Em? 4� � -� �� 9 E%IS T OLE. ETAL (NGV029) IS �O.BS. r _ �- 1Prt9FUT� iMfF y .r h _ �_�� 4 E%IS T OLE, FlBERCLASS q F SUBJECTPROPERTYAPPFARSTOBEINFl000ZIXJE5X,X + s �u • ��0��s Y} E%IS T OLE, SnnDFDANDRE,ACCORpINGTOTHEFEDERALEMERGENCV ,( �a^ - 0•p'��^� MPNNGEMENiRGENCY.FL00DIN5UPANCERAtEMAP. � �I icluwj-tain LINEsT58LE p•��'�� y COMMUNIiVPPNELNUMBER11f0]COIO6H.EFFECTIVEOATE p ST c x isrs �IUE eEARIUG DISTAUCE s v�� `(�' EXI 71tEE BE ED c ��MI-p � - vM m[[ �� MAY 1]. ](p5. [ 1��au�� 0.. sm�um[ m¢ �� ie� p�gwut ir �f � ��• a.Y �- GulfConstconsulnng,incT E"""E�`o" IIARBORBLUFFRETIREIvIENT,INC. eeroeuRiv��ox. � 5 �x�y ...m„-�..,, �_we ",°,n �`;.°"."� :':, �,';,;"B HARBOR BLUFF SENIOR APARTMENTS '�,�+ .ssKOra�w.w�rz.o: � 4030 Boy Scout Bonlevard � 3,._ �� •-!��V� �g�+� Suite 850 EXISTING CONDITIONS/DEMOLITION PLAN ��oi�. � f: � Tampa, Florida 33607 _ a f ' 17 _J`� ._ :.�.._._,r. f � �-� . �_... .. E t � � � S � � '""`_.._�._ .; . . . .... .. .. ........� �: 1 �. V � NOTE TO CONTRACTORS: TNE LOCIITIONS OF pLL 11TI1111 ES RPE RPPRO%IMRIERND IL1VE NOT BEEN VEPoflEO. BEFORE BEGINXINU SItE WORN, TNE CONTRACTOR IS PEpUIRE�TO FlELU VEPoFY TMEEA6IENCE, LOC�110N 6 ELEVRTION OF IINOERGROIINU IIIILITIES pNU OTNEP FEATIIRES, LCONTACT TNE ENGINEER TO CONYEY RNY INFONMAl10N PNWOP DISCREPRNCIES. / �a xr � ,��.w�: i�� ir='� ///' __, � / + ._._-_'1" � j,,, I"�u�,� ...i IL .�i�� ,�� .' \ _��,�� , �o..� o � � i - � � ,—a� - ``' � i w�H bi'zs•w ioo.�oz'(F) / `�.� / � 4 ` \."�..J l l .l I M /Q � s>i e / ` � � �mn � /� _'�-�� ` / �Q: / � �� %� W � '— ,.� � % �� ` �� _�/� o� �: _ , /t — � -�, DFTUM NOTE: ELEVATIONSME BASE� CN TIECIN OF CLENNJRTER BENCHMrW('G-06'HANNGlWELEVN110NOF]699NORHT /t — PMERICPN YER11G4L OATUM 1988 �NAVD 88). �s CONVERSION TO NNlIONAL GEODEiIC VERiICAt OATUM y�� (NGVD 19) IS d �. �� 511&IECT PROPEIitt PPPEARS TO BE IN FLODDZONES X X SHADE�, PfW PE EL�1�. ACCOROING TO THEFEOEftAL EMERGENCYMPNAGEMEVTACENCY,FLOO�INSUPPNCEMTE M<P,COMMUMIYPANELNUMBER111IX1COfO6H, EFFECTIVE �AiEMAY I].2005. � G IfC tC Iti 1 P�oroa NICHOLSON S .e.a: r:�: „'w:��a i�� ••• t � ■ � �;� � , ,;:;;: ftEpENi10 P�(rvr) ER � � _� n, ons onsu 1XL .nc'm HAEtBOR BLLJFF RETIItEMENT, INC. Mx�wm� c�^iAwg. — �a�w..� : 4030 Boy Scout Boulevard Suite S50 'w'�'w`w°.'��o�'b-,`wNm��t�� ..w. TamDa, Florida 33607 - � jt,,,!!!Ill','i� � � � �\ % /^ — \ I+ - 1��I��iiIl�%�__--u;a1—__� / �l / % / / IR� l l �b1 / ��:' • / ( umi �l / i. .�i4 d o/�a�cs �n. . �� own:°>°,�c� .e�e � i ,a �ndie. I � � / , tl ws-, oo »o. Ev,�w �� / L�i 5 9/ � I I / l�� Ln0 �ra � / r /� �� .�. , / i � �1 �' ,a� �� : � , 5 8992'46�E � i.w.oz v ��— �� %, � /� �_ ° / «� 4,�y ' �H,, Q a� s «� ,� � 7 � � �,� '°o�"` � i o/ ..� . / _ � �' �' �� , e° �� r_ �� ;:$� a r= � p ,o�. ��, p�s _, s R s ie�o•zs•w . -.�'n.�npi+� s,or . / �o.ea r ��/O / �� ' v��L. 'r�— ��4'�`� �°� , / � � ,� , ' N BO'2Y09�W � /� � ,s � � /-#_ ,ze... . /� �� x / /� � PAACEL 3J � J ----n�� --��--- 1 (�) rvOIE MERE SxaLL BE u0 C9JECi5 �u SiCxi iR1ANLLES OVEF LHE CIIY'S ACCEPTABLE VEFIICAL HEICHi LRIIERIA Fi A LEVF1 BEiwEEN .H11uG1E5 P80V£ LRADE AND EIGHT GEEi RBOVE GRADE �'-C'-' � LINE TABLE LINE BEA01NG DISTANCE HARBOR BLUFF SENIOR APARTMENTS �� HORIZONTAL CONTROL PLAN _ ___ N w � E 0 IS 30 60 � TRME�LEGEND 8. GuR�R IRfE m[[ f-�w �- amuoum ixf.[ d- creni m[[ a _ a. ,.� � _ a�k,.� � a _ �,�, ,�� _ ��E ,��E v . ��+ M� �.�,� � _oM��oa 0. P,� �� e_.�..,� �.�� ._,�.� a- m Y�+* '�rc` �-.ww a SIGN LEGEND STOP Rl-I R5-1 WR/w � � z � Y/ t— ��-• S7� z V Cj � r !�� ' �._.._... _�v^ ��` a a_..--.�. _:_ i. _ _.�- .... _. .: N .i � �_.—: ----- - - w E --� `�-- --- J � NICH( NICHOLSON ST J � NICHOLSON ST � � -� ' � �-._� T— 5 � � � � � ; � , ;�%,% o is 3o so ;• ��„�. � II � __ � i i ,�, � i i �-_ � _ � I 1� i � I' ��- - --.r_ � �;., �: . . . � ' ` % � .�----r- , _ " � . ; .�. / i /.i �' � �� ' -►; , , � �. -► � : �' � --_'- � l �; '� � �� _ � 1 '�� 4' � ' `�` g �` � � � c � �� _� � � i' 4' P�� T � v � �. � ,. :_ ' I ....0 � '� �� :� �I � 1 _ � i . 11 i z''-=�--.� �{ � - - _ � -� '� —==—�;—� ��V�, �� 1 � : � I -� ' � — — � � 2 , --;�_�1� �h' � — — � , , ,. , . , � "�---- ��};�(�i„�r�� ; ' ! �,. �d I�� d 1�o ad , , .._ : ` ',--__ r� . i tf,t f od B I �5 /� e., "' �"'ti'�ti' � , _ � � l �_' t?1 h' ��' � , i ro ro , 71�� a i .`�` —�' ,r ; }� i�u i�o , ,. o i � � �' ;','. 1.; � i'�o �i��o� � '— � q �'; �.�• � a�' � ,�� ? a,i �� , �, ��;o tl8 � ,--- �� .. W r--- � i � �= � �� p ` � ` j ��- 8 1 � � � � � ' � + I'� II� -1 .; Q / � B I -I . e �� l;�� , � � � � � I'/` �, I �� I= .;,1 / ir�� :�/� �— . 1'p . 1'9 i: �� I ' � i � i�; � ,�� : .IIO :IIO r: Z � �� .� B I pZ � '.� � � � �,� �: ,�o ,,o y � � �� o � I a� � . _�-'o � no io :i � 0i / �� .� � i�o _ i o � �./� ;��'-- °'� ; �� r��''. ��, -_ � �no � �i o � ��; " Q j ,� �, .:: j a,i 3 � < _" � �I _ )0 2 7' ;Ir � 0�1 2 � � i�'/ 11V� . IV� .( '�_ � � �:/ 01� ��%�� _ J . �_ � �'� ' � � � � ,'/ /, � �..._ / Q E'I_ _ � �... �E ��° �-° -- — � — . _ - i � �� r 7r �--� ��. ' -- : �` / p -- i � -�- r - f;� - � O � � �� '(�5.� �� '17.0' �� i � � i O �� I �� I I i v tt . � �, 1; ,� t�". �7� �=--�� __ � — ; �, ,�.r � d� �� ,.��_ ��'� — � � � �� .—� .— � •— � � � � " � � •—" •— �� ,' � � –►' �-► �-� ',i , � � � � _ –► –r � �=- � , - i �� i � � � � � ,i� � � �� 'i '� , - � , � t�,�— .T—_ , .,:. � /'� � � , �, � / r�� __ _ _ — _ . / — _ \. _ _ -'_:-_. .''_c�: _ _ 19.00 _ _ — � i�,_ 6.LL1 � SEMINOLE ST SEMINOLE ST _ � � :� -- - -------i =�. ' -s==— ��-- -------=-s-=-s - / a. o n.00"�� ' eei � , �� ir h (�� SEMINOLE ST, OSCEOLA AVE & NICHOLSON ST FORT HARRISON FDOT SIGHT TRIANGLE VEHICLE TURNING MOVEMENT _�� k� 9�T'"1e s�.0° i FDOT SiGHT TRIANGLES s FDOT INDHX No. 54C, FDOT INDEX No. S4G ,; �!?* � _ _ Gu oCom�smCon�s`u�inn�s,lnc. ""�`�`o". HARBORBLUFFRETIItEMENT,INC. «,o�:�a��oH�. ' ' /��►t HARBOR BLUFF SENIOR APARTMENTS � � �� fu—�ap i — r` �,�^�^� "^��'^ 4030 Boy Scoul Boulevard � ,y � Suiic asa FDOT SITE TRIANGLES & VEHTCLE TURNING MOVEMENTS 'r=—= Tnmpa, Florida 33607 i a m u � t : � � � �---� � ' i _" �i— � . � '..=.::�� _ � ..... __ NOTE TO CONTRACTORS: � � � TNELOCRiIONSOFRLLUTIIfIIESRflE � 1 RPVROAINTEANO HRVF NOT BEEN VEPoFlEO.BEFOREBEGINNINGSREWOflK, .� �x4 � N THECONTR0.LTONISHEOUIREDTOFIELU �m$ I�51"^ VEItl%THE EASTENCE, LOCRTON 8 ! 4 i L, � 14 °g �^_- ELEV0.TIONOFUNOERGROUNOIIIILIiIES � I" E�;ix pNDOTNERFEqTUPES,dCONT�CTTNE I � ENGINEERTOCONVEY�NYINFOPNFTION �TI M1,� ss��.,.ar ANDIOI1015CREP�NCIES J.. �o 51� i� � I - 0a 16��— �y p '•A"}� � - [CUwEC! ro E ' � a"1 • dmEt p -� — - - — _ � ilT� �'�S+' y� � aw��o,��H.��a �, � �ha ��y.j �.b„�� „ E NIrHOLSON,mST � � -0„ � E ' ,. «� ^_ — —M • '"°'-n <'�. ,� .�,s€� � �� y,� s �„� ��aa��a. -� �ild`illiiil �' n:P,— _!.'�---._.-__-� r. r�w/e:e• m�'E t, —� -_�MOab' �kei 0 15 30 60 — � ...%' � a�y �' ° � � � `��a ., � / 1 � � +.. � ��vg �oroseoasroeti � / v I �� ; �� j ��. � �° � � �"`� /' � 'G aezuxhsi� �^A�I- �"e � � ,,ot"" �gY • � � q• i � u> roz'se•w � `or„ I z etrtonAru�rueNreupar.w " / i�r � � w� � �/p639�F�� i/...r . .m '/i i�5seo3F�G��n „"► "y ,p�,0 � � wis•.o �rc. uo � � / ,�f,,,� '� .r ' .ww v ve +� p � fy� �� / � � � ��" �'i� � � � � . � � � � ' crsu" �:vtcni`,z1wicnoucauij �a;@ „w 0 '+ I , N� , we.s �, �.v r.wiucs.o"e�� ' ct�R� •'�"".i�K �D`1�� ~ I y`�� ' - .�� s*. S��nr �„�o1�;w�'�?-�O'� �i / '� � i x�� EXISPNC HARU GRADE /, c snuc s pL 4 � f� +� , �� V nR�/y ��'ro E%ISiINC SOFT CRADE i0 EX(ct] x.,rt.cMw v n C� °�'.,v �'_:'. � `} � .� y,�'J � �"(� � f �'P. `• .,. ... WUJ3 ��rn Ixo �` i�u � N 16'IJ'S5'E rx h I n •� � �� :.��"�. • � 'e ��j�,� / / EXISPNG BWNORFY ••,� •w� � e�ti Ear� [ z ''� ' ' �� ' tt�, rtw�[ e� o v[�oP[x � ,p,T � �m s O PPOPOSED VARKINC SGACE COUNT �...`."'��.,,�1M1�!SI�B.13 f x�s �_:' �fi,t�. �W��'. � � � r�i � �'. Te� f ,� :�� ` w�] ��/ a.-.� e.-.� �1 � _ � ;� n 9 III� d i ': i� 1y �.� `� � d / (/ / - - - E%SIINC WAIER MAIN � ` IIr ` . /`�F „ L� ��41 W�'� 4 ..�,�. �` �K 41 . '�+`'� t' A� / " . �. l I E%ISTNC CAiE VALVE A* r�� . ,> i i - '. ♦ T�,,.., �% �__�—f!±a o)„ / I(�rDS`Hexr p' ,t�• n � t e , �n �,"'NrI� - t ? � �� ',' ��5. I ° � o` �otvuarc�) � I I�� fa•'_. �C �' � " �. . � , I umSS � E%ISPNG iIRE HYDRANT ASSE/ABIY `'/' %� ' .� . � sx s i . ' �' x �� s a9vz'ae�c txo �� Ll� � `�p y� .,.+' � , ` tJ003 F /J �' �\.F�.U`0' .��i / r "' "'� �` ^n�.�e�„(� •� _ b ,`" ' �� a,�,w _ 1 � � !G aKS F�� me � E%IStING BNCKFLOW PREVENIER � +G� 1' "�", �� ' I � Q w�� _ a �'�,� ,//� "�"'•J' / �.k��0 � �I UN�ERCRWND WAiER NARKER /> �"� � r '� i , + ' F� MIONG.._ � ' rym� Z ry'A ��ly'/ �i - � � � ' i da .k; �,1" � c•`°'",��c e•nm� �» � �/: .' ` f I � ,� O ,.A �rs: ;Q_ I > tR o; � `� �,. N ' p ,y � a p / '. �., �� ]E[ UN�ERCRWND ELECTRICAL NARKER � ' � � , �4i� � n .� ro"� ~' � ; I I /; � �, OI �,; `�r ''�� ' .r' sMEO ° �/ y M. � � G �\�• e 1!RC�i M UNOERCRWND 1ELEPMONE NARKER , �wA ,.,m'�;, �{ a7' ,� z �, �n � I I / / ,"eT � _ —�w:°'o--J��"., r��_ ` '•fwsnr�c '� N J)DI'2B � a aaa .�o �� a �� m I�1.� q-� fx-B�+p�P1� 1k / '� i� {p,, �P. � E%ISTNG RELLRMED AIETER � ��6GL ��yr� Va . �� " }y�} f � _ ..'y s� : . • �T �e p �� n'- r: a° fxo ij ��'�.,�``_ /' sui[o s 5m • �-qyuFp + a�.,� uu _ I I' � I�/; 1 ZZ �P�� v�. E'r�y�Yn � �� Ve� 5Y � E%ISTNG WAIER NEiER J /o� o, a� s / a " �.� '�re°�w��6"�9 s�s7o'ze'w _________ / .�� a �� *� y,w� �ce � �h � �.�„ , � r ` e�l. � `-'� q��.6i �0.44 F E%ISIING SANITRRY PIPE '/ / � S rfli �� N R - . � re, q.�', '� a� ,� � E%ISIING SRNITARY MRNHOLE � /"`��...,_�` )-It)n /� LSlttv) r�C � � . � / � `�``�_I a �v ' I I � . �� ' �: � o rt' —.-' -- �Q E%IS11NC POWEft PDLE / Q % � ^ /� �O � ? OI ��. III ,\� �� .J�—� t' � _ � NP �' / /� (.�NI / ----�— E%ISPNC OVER HEAU YARES / f �� .....`✓ U �, �- � �- � = �% N eo•zros•w ,.�, ..�._.��.— � � g �� 12841 i �y x / � — - E%ISTNC CAS LINE M / � Jfp I � �. �: .uv.''�omw�e :'� /- ` , �/`� ' �� i er.�mv TRw �c EGEND �_ i r(.V � I � � 4� / / PANCEL 3 1�:1� NYipl ip �� piy� gp� �. � E%ISTNG STORM HANHOLE � � ''° p , O �' ii / tvo n,) / �� u OO - cuuma m¢ onTUM rarc , � Y ,�� * � � . . ` %y-25 � � q� � � •V �, p • / . � � p 3� I L M� � ]. � ° t _ ¢uv E%ISnNC STORM PIPE EIEVATIONSAREBASEDONTHECIlYOFCLEAkWAiFA ��,p� I � y_� - - — - - - �-d, - — Q.am�ua�ia�F£��f BENCHMPAK'Gdfi'HANNGANEIEVNTI0NOF26.eBNORHi p . . . . 'b'� (wowS�u[u> Q_cmrt,ssmx[ � %IST WELI MIERICPN VE2TIG4L DATUM 1988 (NAVD BB). /" �w' �t':. '� � . � S ? . • - M9 Q - � *A� p Sl1�IGHT E� R y 'R < pJ s I n• THIS PRELIMINARY SITE PLAN �. u�ua.x�us �utt � I511 ICHT IXE FI 55 CANVERSIONTONAl10NPLGEODETICVERTICFLOATUM '�� + � �TM°� S� � N L E ST ' / Y rrr�� _ IS A'PRELIMINARY �ESICN' O• �+R (NGw]9�IS�O.Bb. q R"=��"��ao� �NN`��p ;+,�—!��--�� „ f ��I ''''��yyy AND MAY CHANGE FOR TFiE 9-�TM� � ISTI ICHT . METAL ��. r,�� —�s+.-� '—�� y $ w— �� / FINAI SITE PLAN. e_ aune[mr ra¢ C 1�11 . 000 SUBJECTPROPERiYAPPEARSTOBEINFLOW20NE5X% � t /T � u �y q � a�wF �[C[, � SHP➢ED,ANDPEEl=12,ACLOR0INGTOTHEFEDERAt vKx sws� �?� 1ro � 0-P��« � EMERGENCYMANAGEMENTAGENCV,FLOO�INSUNPNCEMTE y .♦ u�uiov ;"'� L I N E T A B L E [ � NAP,COMNUNINPANELNUMBER12103Ca10BH. EFFECTIVE � ��1104 �INE eEAftING AuCE �+'° � � OATEMAY tI.2005. c p ain �-��.�� q�:�;� o_�� ,np Z o: �w " ` ;� m � G�tecoaseco�s��rin�4^'m' EYAREDFO0. I3pRg0RBLUFFRETIltEMENT,INC. E��E��. ��< �� µo�a� i c i �� HARBOR BLUFF SENIOR APARTMENTS '"� � 4030 Boy Scout Boulevard _ � � a N� � S��ue &SO PRELIMINARY SITE PLAN � ...� a Tampa, Florida 33607 wo-q m �. {.� 4. (�� f. � Li U L � £ _ ......�.. t _ � � 8 S � � W �� .�.�^x[�.�r.5 c� " N nroz': 99.39 �, ,. � ,,� � .��• �,q•"^.,� � 1W» • Y P 16'17'55"E ,p, : •� 1�9.13'(F) �e'''� st � ,� ' "a^"un i nVl :u _i�. 4 u aF6Ayp W��' u 4� �� YNUCq;� �Iq4 � q� erer fi °' �,, � q� "rr .� � n.�:qa�� '�4LI,,N, �� . Po, "' i:��iM4 � � � tws'N',�� PMCEl 2 '°rx .._ , .?N ��_ ' �' ' — � J Q o � M y ' ,� �u E �y,..._,.� r � .. �� . ..n'FU�W. F � � . .. .. 7: :. .:_utr. ._ � . �Q_.I="w"J".� l.. �.� -- —'r�....w .... . .. � ~ idM �J'� .: .` . . " .; . , ` ...r.,._...7,� -....__ . ._.=: . .-,,�... , :�..y'�n�w.•. _ �_... ,wn°w � ! , .�z t�e � U •...I'��."..d{ � 3 _ - $� _ -_`� ..�.� •� 1 , w.u. . z i�.q. � �� .'�...: ', .:amRtiuJ.,.�....1ryA..._._..-.r.x:�..'......u:;. IOCATON SKETLH INeI lo Sedel �'+ B , �n4u..� � 'E��?, � �'��.�, �3� ',�w -M. 'e�-°-�r.'. � - '� , I CH OL. �ON � ""q "� C�,'.` �^y °"B �i'o�• z3 u' F��° a ��u 'e�, �x�,� .. ( �! +�„ _ ` �- }1 wiew � N4� , � �� m � II'�Y �� A �� ¢ o- e "s ��4„. ; ''wn' ..!wta "wair-N �r n � c ` �y � 11 � . s�J � v,�1, ';; •w �c�ys,° r n u a� ' ,LL �+��J '"• - "�;' �� d, �„ :o w �, ,w o. �,• � A, „�'" ° � ��,�_' - o �.� M1 CY I1D' uy'YY� �� b O� ��,Wyn4 �`u a e ' ��w � I ` �y 8 . °.�q � � ,4 )°^ •n. � p rn u`a� q.�t' a a"°"�^rm �"�� . , i N > .� . n � LS� � .�� 5�� e� � �� uomx m �A��M - .tlj ., wr� �y, QS .,,/3 • - 4 � _- , = �� c r� -�r �¢� ...i u � ^ P 1 7� �+P.7 � O ' • c �� kt $�ff (r�"ro i 9 �_ � / b D��, r ��+� , kr;,. sa":y � �. �„ p ,5 / va = ;;`'u, ..,,�"'` ,.r 5 ic u'� �� i �, 4 : $ � � � � - � Y a� p� u ;, y rr' m u o. M �� 1' . i a e �1� y ' � r �� , � n ,, � '" ,� B ` N 80'2Y09"W +� Y .� s �a> �,� .�g 126.44'(F) wrs Q R '� ai � � A v�xca a i�`o '�'"" iW ,� .n �w� �" u° ��"'^"^ � � Mu"""m,� fd °� k ,< R � G„ ""';� mm �i . �F � n L CoMG � � „ � � � � _ � � Gm w1�eENt � 89'39�5 W 208.67� ) �,;D � �••qA .. q ^ .� _ s�� i N n._ F�o.cT • . L E G E N D 19 '� 9d q c� ❑ �-cw� rz>�vus �--r-,-,- - �- - ow.uuw�m t�,�*:�r�s. mn TREE LEGEND q. eer ue �. w.0 mm� n¢ �- uu�xn n¢ Q-rm. p. �H+wxr vsc 0. i�AUS »¢ a-�+� �- �`�,""n� u� �- �� o - w��rc ua m. o� �� -oa.,� Y' n`"'°K m�E m•�+� SECTION 09. TOWNSHIP 29 S., RANGE 15 E.. CLEARWATER, PINELLAS COUNTY, FLORIDA D E S C R I P T I 0 N .awo N rur nx i.."OROi.cc°.a � riac rc�cv�a r.� i o��rc ...�c w• is• o so• '°"'ixu�a� w` �"o'�"M'°'.,k`°'"ruwo'��rc°:x�o.'«''� a" �"�u�a' a�c�NOpwrm � .r""u ,.a � w: o`°"°mr.'::'�`�i',:°"�" u m:. wo ,� ` �rn�`w,w�.�'oss u..�.,,� o,� ,:,.d."�.� `� �a�«; oM:�ra,' � � � • . � .. > w1a �..,w � o � w ,o,xc�a.., ,�.,�a...s amuxo ..�,�, ao� �. 1 a„ ncc M waue n[oonos �w� PNws mwlx. aqw�. `q� rvRTM�� av � mb[o V�MmniYS wpolnw ro �aunru� � �CCqmm m� u� io �� ep yMwp �� 4 M rz[�Man� Yeouuoun uc a ulo toT � ro M[ ran w� ex o� e901'm�"�.� v. v w� we.� nem.m a. rauua ' M�CERTI�FpI%CA�TION (��,MEA SUNMMY n n bun�4v v[ tmE wvw rzx 5.F1]. P/Jt¢L ��]2.633 SOJ'L / 1.68) AGtFS y� PMCEL 2� I1.B60 SD.FT. / 0.]7Y ACRES s�rz z rtmw ��/. To `4 q� ].Ot9 SO.FT. � 0.1)5 ALRES �) B�R Bl� 0] 50.Ff. 3.11� /.CRES L E G E N D N 0 T E S �; u+ �„�,im,M�� (�ufl • � � m . WC GBt[ 10[x4Wl INI ��10'nS�MW 1�M16wno' MS[ ai�x�xnwoosorl AwuG e[NC�K]uP➢ u wT w ul w[ GI � Y�u'. IY 11NANfil6uG) s ru• e. � ..�uWxe�...rc � � m:� unwm ■- a• u Anuum �c TMc�s °: �.� o: � ca�.�rz roxw�:us�` n.�o°"'�e" e`ijr� u� �"vwL �vuv.u�.nw °o : Gu'°"n w% w"`°oo zs'w` ' ° e:��... TT IrP . ur.pnG uu�urc tta� �� f/� • � uun�, im�cx[� � - u-K�.WCme mmwmurc,unurmuuaMm ii: m " �:��°'w.�a!a�ncx ox �Rqv oM1araM dS1�.uMGRFOluAY � �� • � �r�i - eui �urzw°' ° : u�r ww�"wm �m�'n�°'xnim aYSnw .i � �- w11°`u.ru�P°wm w` mn1L1N9°�sw w'�Tw°c aw �.b, � � - .a� E�« w� u'°"sse m:r �.s �meL06 u"'�..wirs�ma m a w.rro� P°0tN1 ��`x mm•uws a� Y ucs'TUi ua rtaa v' e� P��M��R �K� �� W�o[�GO.wo npl WTC F4uaC NEx mxSnuN4ro 1 RFA[ssNi �tl�nm ftYq�[-� ryf . � Nyp �� 4OGGOM �MCUW YMK[R MnUOn[ Y m � slpKi •M � �o'�MY � � �� o��s �iwMwuiO LW RvN 5 e�uU W ��s�i �.` tB BII> �• w o�. �,m.V.� � �n : �,w. u m ' �""�u'"'° "'"a "� m : � mri�ni`.�°uci''°" b dq ��M� u",_ .�.�,a�.�«..,�.� "'rc.x�azr.�u�.a•°°"��n:p.�o.a:�.. N+� s �� *� � � = V°u�:a� uro a"",�,w`" ,a v A x� m . ,�, - unm eu awc� ••�w.�R. �:v00u°ti� v,-o^+nmracaeo uuss mic�xvc wraim.� �� ow�vu� �^m� � r� • vKrK'c M � RM�CM�e5.I�09 [�'i.XYW1R M�[ul lc�m �ami� m�i�e �.Y - � w. vKW 1¢4 r vW wrx.wswm.wc -- �w�i� -�..tuK ^m_.a� ._.. � . 'Q °S��"tl1�°��"' °w'"�A1°�°R"�"'�"�0'° �T HARBOR BLUFFS RETIREME IN �o""eeouwmy"p'°'�°""'"""NA1°°'"�10GLL Eawp�:60UNDARY & TOPOGRAPHIC I$ �E�,""'"'�",N,,,��'� ��'" ��f0`� GULF COAST CONSULTIN 4�� ""�`" �`�""`�`�°'�" pOLARIS � ta�mn.rzir� i�� w ia[ ASSOGAT � °PVUm°1: w°R`i�u°. io°usw� 1°`"°° PROFE5510NAL SIIRVEYINb LB I i.. n�sa...vmnuuowusvuKxrac 2765 Sl1NNY�ALE 9011LEVARD, Slll (i� ..,..I. CLEARIYATER, FLORIDA 33765 ('� � (727) 461-6713 ��o `1 - \M�ysWec� j .. �7 � ±'� f_ ��1 � —� 1� G -" i� !.n m . ; ;� �-:.� F —i � __,.._� � � � ; s j ;f i i: D:I�,�LC;:-:.'.�:: ; . _..,_ . . ,.. .. . , .. N 0 15' 30' 60' o- � HARBOR BLUFF - PRELIMINARY LEVEL 1- MAIN � ° CLEARWATER , FL �2.�0.�3 Q � SCALE: 1 " = 30'-0" o �%��.��s�� :�.h ;_...�. � N HARBOR BLUFF - PRELIMINARY LEVEL 2 MC - 15' 30' so' g CLEARWATER . FL 12.10.13 < t" - o SCALE. 30'-0" N � HARBOR BLUFF - PRELIMINARY PARKING LEVEL 3/4 0,5' so' so' $ = CLEARWATER , FL i2.to.�3 ¢ SCALE: 1" = 30'-0" o ��.9��?l��i�� .,.....�. . � � i�� I�;_JI l�' �� ;; � --- .; JAN 1 � � ;t�� { �j � ��,.�. PLANNING E� D� .i� r:.:.;_r i" �� _;'i� Ci�N �i� ��.:�'r •};^...� . ....�'d\ � .� t. UNIT DC PLAN 995 SF UNIT DBC PLAN 1180 � HARBOR BLUFF - UNIT DBC 8� DC PLANS o 4� 8� ,6� � CLEARWATER , FL �2.�0.�3 r SCALE: 1/8" = 1'-0" ��,$ �a�l�.:��?� :-.n,�=:��. N � � < 0 UNIT SB-3 PLAN 810 SF UNIT SB-2 PLAN 715 SF UNIT SB-1 PLAN 680 S F D �C�I�U�'If�l.�.,`� � ,, JAN 10 ��`f � � i;� � --- � -� , PLANNING E CyVCL�?,-:::'�;v f C. _: --; ; CITif OF (;IEE�«�;•�;,i :" ; f N � HARBOR BLUFF - UNIT DBC 8� DC PLANS o 4� 8� ,6� � s CLEARWATER , FL �2.�o.�s < � SCALE: 1/8" = 1'-0" o ��a��ic��; n :,h,:.,.�r.,. UNITS PLAN 540 SF UNIT E PLAN 405 SF UNIT EB PLAN 525 SF p � �� i�__i � JAN � y, , ....� PL.ANNi(�G c: i�. � �P� � �.__ _.�., cin� -:� ..r..., _ �._:.w.r _. N � HARBOR BLUFF - UNIT DBG 8� DC PLANS � �` e `� �'� � � CLEARWATER, FL 12.10.13 \ �� SGALE: 1 ffi° = t'-�" o �i.a'i:�l�� i�� } •; i� r i, { r� 'j� ew� )y, , �!k� ! �.. � C � � � i 1 .� 1'�M�If Y�� \ S�j I�t � ��{4 * Li �� „�''�y.� � iP'� �i� t t �':� r° ��5}' �* �' �Y;� �% �� . �� - ! � 1 ;.T ��i � r �' *n 1,.; rr � .�{ • �n �„� �'��., n n�� } 7 .�l� 5,+'��l} �µt;,� � �� S� S��r ��1� r,r� .. w �i 1 w � - �. ��:: �' ' " . , �T k ��r'v1,y� i.i.� � . _ �' �'.�1� 1,.,Y�t} � 1�:��V`� . il� �`..��bb � �: }��rQ � ,�� •, � . t� �y �r ' . . ��'�t f � li�! .� 1;1� WL'l`i��V(Q�4✓ I � � � �° 1�i�' �1 Sq , 1 WM1�. �� ,.t � . , r l � � � �V � .1�`tA � �� j°��',w,J � l ,� b `.� .. � 1,. , �. �ic p{ ti '. .'.� .0 A �1-q .yr'�� . . 4 pc.'-s� ��': f0��`t�.4�' � �r �; t �. '��: � � `t'i'� �`"�' r :.� 1 � � ��'IF,� b:. = J t.� ,.. { �{''"�^ � s �_k � �,, l ' � . '�+� s � � w I � �+t . �� ,q,y�4„_,A�,4 ' . `� �.�.i,� y ' � � NI �1N�� t �t {. ,(�^ ,:. .��'� '�Q:� ,v `�� ;� .'`rt. � t'ti � Q.�.r� � 9�� .. 1�� '��'�yY' r�� 1^ • . u�a��i. J� '�'. r,-. . , �-' ,�`�'i!ti,.l�j � ,s 4, = r , � c r +n �, .�. , {,. "' f � . ,, . , - . i � � � •�' �5�, r� �'p ir. ,t ti� . �` j�- „ �k�'�`� U� f ":. ; 'r� .. �.). f � �� f �''�u' t� � f t �, �lAi� �'R j } �k � ,jf ' , � ` � r ' s � F r� r5�'�+� ��c�ye��i �r �.Y,� � Vd � f ri X a � .. 4�' ,�� tl� � �.w� '�� s�� f�h� �+ ' � ��' i`' r.r. y � ,. � i� � hl�` � 1 ��.. ,�.i ti ��' .'tj . ��yt� p 3h �� . �� . r.� ,,. � � � _ :c .' . �' �v`} R ' ` � �i'�. � �f..G. 0. .1�4 c� :-� �' t+ �4� �� .;.^cia .1'�� .��t.�r '4' ��r �ti a�,ua ri f�� ' - 'f,.' Y� , r � '�9o- �,..i'.,.wi�if `� M. '� � �' , �+ / l' � y�' \7r . � �' `1. v vC , .. • - ,�' �L � v.-�^a. . ' '� �� .�� +`ii�' 1� ' yr:�y:' A!`��~��+",y,�.7.A �1 �'e ,1 � ��{,� �A;7�'j .��,)� r� .'Y' vl� 4 J�� .��F!r., '��.a��Y� ��„�'tL � Ar Y )o � �� y��'�u � . ' y.:��^ � Pt� ��"�' o" r} i � ; �i'� �,^^ 'r �4'',^rt r , �ti u�-, •''�, �ii� .1•�v' -.�, �wr ;: . �� m`. �. �r� 'S�.�� 4.,y •KY � � u. �}n tti. �� iky•� �� ' 'Y ii` � I` 1 ,; � ��I I �� 1 N w- ��r�� "�� t� y ` . . .� i.4 x �' � ry�„ . !� i � � M { i "�%�`�, , , S;: .,i� �F � il ' . r a � 1'' � � : '!�J r � � '�� .: �! '�� ' . � � yk�A � Fi � � �: � �v . r ��' �;� 1� � j ,^�� m •' '.ny' ' C � � s t . , . ,. , . . f � �;; . , '��*� ' I � , '' ' ! ,� �,'r 's'. r � 1n �" '` �t�' , �' �` . . , ., � - � . .•, . � , + � ., , ,t , � � �?`�. �� l� > ` _ _ � ,, � ��} � �� i ,v,; i � ,$: a� t { � r�,a� a.. p'�^ ^ ,',�.. � f�,�,�r z�,�:� �� `� � d =' �~• :r t ' .�+x. � : � � 3��c�t . � � ).. �`;. � �'� �. � �.f � � nTe. ,,, ,* � � r n t ` a �c i ,r ,ryy,a,y �'� , _a : � �. / i / . � �\v � ��a.� , r[ ��' �it«- i •«K' ' .n .,� �?:, �i��.,:j��. . 1� . °-� 4^,�,l�:ah�. F3;, ` -§.� `k.��,�,�k:� �,:�..,„ r . ` " ',°" ��X`� a;i4e �'p'"., � a�u?L, , - 4±� 5 , � , t ,.z x „�w,�, � " � ��.� ��4� /� � 'N. ?.':�'�.;` 3 '9"ia.��'' �'�-kr, w::� Ls.;�� ry � i�i �. '�II' � ti µli }v��'�i��i'� ��tj..a .. J�.�!„';.�� .� y s �'s%,� +�k �.x ' '�' � `A. -a � `�t" �" � � �� ,, � c �ra� � a � d � , r� , a �� r � '" �'`� r�,r 9 � �,,J�� ,�^ ,�,t` a �' kSt� �� ' � . .. • = �' � � ' �' � ' i��tiott�k`i�tl?J� T + �: ��e�� t°��f � n. � � + ts � � � a � � �� _. �� j � '�� { c.�' ,` d �� 4` ,�� j-�' t" ' �IA"' �. � , .� , '� � .. � . � �' �� s'� � i ��" �v 1 `YV�"��... � l �.��J� �? �xi. �.e� � '"[' ^� o � �.,��, ��,� . �. � r ��„� � �' � + � q r;�S. • �Y}. �,� y�j �. t�'� r, 1 I� 1 i i:,. �,.. � r.wr * k v�. ' 1 � > . �I1��, I r 1} ,e�`� . , ' � � �` � ,s�. � ' �.l �' �� t��a :#. � � ��.. ��'�^- i�� a ti ' - E{ s s v y s�' �'�` F"�f�`'�� "� s�: i�Y p c:: r-�� :: , •y��, _ �l��'`'9;i � �" �`� .�Ta„"ri"�l �-�� S �:x ��i�S��` . � .. , . . ' • T �g � : y �`�� . F ., ' �i. "! �"e; ,�r( � - � . . . ,.�� ,. � .. i. . �'�'s•' �^t �.:k� . ♦ � . ° � � n `1, !1 . . }�[� } �. - � ' ,� ��N � �SS.�..Lb`w .-.t .. '. `/�iT4`�f.1i�' �y �IHf`s.�r�,.,r.q't)` M4-'M . . � � . ,HS 1.+.. .� a, S�We'a ,. '. � . 4r� +y>�lb� ��SMaitr".'^r"r'� � ... . .. � '' 'f�,�T� w J{ . •� ' �"' . �:s- ' ..., �r`Ci.�{" i ,iRb?y' z '. .'�, : "�, . ^- - ,, �. . �� -�.e�� ar ��,4,�� ,�F �� ay ' � ,� �.. : s� � . , y ' � .�'.`.¢ t' ��. � nF+l�=+: ' � :-�C '�'�' : . .'� d.. - � . '. _..:,�—'�....�..�... �„w..�..+..,"-r-."....w . wf,...-v � .� '*'*�`� �� sf#-.�� ."- '. , _ _ ;v � , ...x•,�.o: yan-+ -.�'-_.��!A'� .+��. T; >..��4*�.,�.c r; . - ^ � '�v .4��,.2' ,_"� �"'i,3�ero •a t . _ ..,.. :_... ... ,. .,., x.... .. � ....�:.� .�.. ., � ,`;"�.'.�..'�u"'�,' 'b °'� "�'� ,..�. , . .",n':, a; '�` . ., ._.:.. � ,%`.,3'- .'^V.k,,.'`'^�'r.}ra,+b ,p ,. �' +.-.r . -...-e. -.�.. . � �. y _ .. ._. . � , .,R.. �.. �� ,. .k" . �,e.�: �. e-, , _- .. , : . . .. _. . . ,,... . . . , . . .. y > :... . �.... . _ � - � . . � . .. .. - � . . . . „ , �.. .. . . �..._...-,:�^.,�. „ -....,�,,.,+r— . » _ � . .,�':�.s � .� , _ � . . �..._.�-...... � . � � .-_ — . � x . .: . -- - `° � ' � � s » ^� ��-", - ., _..�. .......,,. .,�.:��. �-a^, ri+�aa+w.�� _ . k . ao,F .7 "�� { 4' ��. ,y � .. G�'f" _, c�,,,.,_yI��d1Rkr' � �� °* t � �'S � �'�+r M?� x,� .a"JI�� '.. _ '° � �=wrui�:a ' ..... :SoYililM�. . _ -,a5s1�. �.. . ; �.., a.w . ,. _ .... . � , _ �..k �,�. [%�>}7x`a'.S� , ., .,<,rs w,.... s. . . . . :mi:*h�� . °t,,. a�3;.�*«. �a... .��._f . _.r , _.:.�?!$"i'r"x , �,!�w�"•.ifa�rxi� �. , . .., . �: ; � ---' R � . �— —�� :! `'�, '� �� , i 6 • A � �` � � � '� ,'� � � � �� {Y �. ,�# �, � ��yl�' e- � . 11 4 ,, �? , . . ♦,�+q" , , J ( e '� •`�t �, 't ; 'y; � � � $.� t '#ib�'�'� i - < : E� s. �3� i � x �` . � � . . $, }x . x��x� � ft � x,;: a $ � � �� '�' x �. ` � �, � � � " �, � ��' ` �� }. , t �r :: �� . _ � � 4�', 1� � �� i' � �� ti,�t ��`. .'.� �_ ` ' �`, y`� �� '�,, � ,� k'` ,�c' � �=� ; �� i d , _ �: a, a. �r'�`�':��'�s ., ` ��,-, _'j� . • . ' �9 v ; � !� � � :.i. *fi ; �� ! .0 � .. .� . - � . . 9 � � ,4� . ; �� £y$# �� .� . � � . �1 � �� P h� , � ��, 4 Y, 4 {� ;# . . f 1 - � �t � �*� i ''� *, �: yk � *� 4a ; 4 �� , .. �,. .b"?��a �' �.,*f`� , ��, � �� , w t { r � + ' � � 1 Y "``�y.� ` i � �� g 4'. # c�; `�} .• . ~i p 1`e i �'� * �*� x ,� • ,� � � � E. : .�+"�' �� .� � � :. � �� 3 �,��; £ '� �� : �` "�� 4,� `r{: 4 `+��.�F�" �+E2?e .,. t 4§� i1. i p x � . E '« ' �� , <� � k: � ��4.1.. . . . . �, . . � n s§ ti �4 � � �� , ' �•� � ,; � . 1 i t P ��i kt,.� * 9p k ` L �� _ : R ... 5 61115-0'ttll1O1L ... � . . ... ... .. . . � �� NGI R 6UPIENf�. - - � � auan ro sc� � � � � � 5__,,;__- �`t°= w t. `. � EI A30 ii . , . . � � ... . � ., ..... . :.:,..,�;�,.'� _ 6) J A 5.1. �� . � , — — . . EL 33.0' , � � �._, � � , , �. _� ■ � . .� r , , � � � , - 5] 1"A.S.t. � i � . � � ■ .. � I i� EL 2J.0' � ol . .. dJ'�'"A.S.t el ' EL. 13.0. I . , ' , � � _ e . _ . , I I �� . 3l'T.A.S.I �i' I. f - ��, ■ ,- ..• __. ...` �-.. ,. . , � � � � EL. 3.0 2]'-2' A.S.I � MEAN EL 0'-0' �°`zASL EAST ELEVATION (FT. HARRISON AVENUE) t/16" = i'-0" �� sb�roeb�� m,ff �°",, _ . . ..... . .. ._. �. ,,,a'� �� 6l'23A-.S.L. � - _..T=r� . � ._ ° . . _rT....' ei.a3.o� ..� � � � , � � � � �_�. � � � � � � � , si�-r ns.�. � E�.13o � � � a . � '��'�y ��.y� r�.+.ry�. � � � �r a� r��s.i.. `r �� . µ_.� 1 II ,0 :•. �' .. e� ia.o� . ' I��' � M 31 z n.�..t 'r' ... J— � . , � E� 3.0' � � �• - 2]��'.A.S.I. � �� T � 1, MEAN tL U' U z"1 ^s' SOUTH ELEVATION (SEMINOLE STREET) 1/16" = 1'-0„ � ! � � . �� - ....�--'� � wxs rwu ._. - --- - - '"" a� �o-w ..�.,g-�� .,.� � . . . caowm�-, .� — '.�;�., airsn m weu � . y�� . . ;. i. 'i0' �,` t-. . .�. . . �.l`— " ,� � ' � . ..._._--�� .. � -�_ -° ... ! �'v—�.. "` ._..•1. h� z'as.i.. i' ... �. :.- . .� �<<_� rTr. -. � � � � � � � �1 � � ■ � � � � � � � � � � � � � � � � � � � El.'130' . � ... sr z n s.i. � � � � � � � N � � � � � � � � � � EL 23.tl � .. . CI 2 AS.L. � q � � ■ � � � � � � � � � � � � � � � � � EL 13.0' A ^ � -� . 3T7'A.S.L y __� _...---- -._..._ _ -- �-` �" J . -e. -. . .._ ._.. .:.----- � � , � �+ � � � � � ! EL 3.0' . � � � l.� .. 11 1" A.5.1 � � . . . .. ..1 y . . . , � , � . .::.. r..._ . . .., _M - - -��- � MfAN FI . Or" i4'-J� !� 5.��,. — WEST ELEVATION (OSCEOLA AVENUE) 1/16" = 1'-0" r.uum � uw�= ".u' ---- x,,. e' m s ..o' r�an�mr. wv a caaAr.M' .. .::,. i... .. �;#*,.+� ;�w � �awm ro uaccx •- Ei a3.o� � � . .:' . .�"r. � - � ' ��'� Tmim�.,.:�_.. 6].2' A.S.L � r . . .y. . y_ . �y �. � _r �I��.—■ �y ei..33.0. . � , , ■ � � � � , , � � � , ■ ■ 111� ! R ■ ! � ,. 5�-rA.s,. � '� � ■ � � � � � � M � � � � � � � � Ei 23G' � 417AS.1. � Y � .. T � .: � � � � � � �� R � � E� 13.0' , . _ _- _- i. , , ` EL � A.S.I � ? � � _.._ �I . �.■ � � � I sir�tii� 'a� _ k,enH r� rz o� � I ,, , .�_s.� � � ,, 'r NORTH ELEVATION (NICHOLSON STREET) 1/16" = 1'-0" .� ' � � 8 M am�.sex- _. � � � afr 8h` �F� g_ � �Qp� .\0� Q��o��J� oa G � H Z lC.l� G �N LJ� � Q 0 � Z � �.�..� Z � � O � m a � a o J ai � m 3 z D � z — ? �n a � � CiGAICEP .� r � F�/ATI �. —� o,,.00s , �