CLEARWATER BEACH NEEDS ANALYSIS - DOCUMENTATION OF EXISTING CONDITIONS FOR THE CLEARWATER BEACH AREA
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CLEARWATER BEACH NEEDS ANALYSIS
Documentation of Existing Conditions
for the
Clearwater Beach Area
Prepared for the City of Clearwater
Prepared By:
O'Neil Planning & Design Services, Inc.
&
Phil Graham & Company, P.A.
O'Neil Planning & Design Services, Inc.
5445 Mariner Street · Suite 310
Tampa, FL 33609
(813) 288-0903 · FAX (813) 282-1056
LAND USE PLANNING' LANDSCAPE ARCHITECTURE' EXPERT WITNESS . CONSULTING SERVICES
January ]4, ] 997
AICP 10230
LC 0000269
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CLEARWATER BEACH NEEDS ANALYSIS
Documentation of Existing Conditions
for the
Clearwater Beach Area
Prepared for the City of Clearwater
Prepared By:
O'Neil Planning & Design Services, Inc.
&
Phil Graham & Company, P.A.
January 14, 1997
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CLEARWATER BEACH NEEDS ANALYSIS
Documentation of Existing Conditions
for the Clearwater Beach Area
TABLE OF CONTENTS
Executive Summary
Introduction
Community Redevelopment Areas
Definitions of Slum and Blii:ht
Needs Analysis
Indicators of Slum Conditions
Indicators of Blii:hted Conditions
1. Predominance of defective or inadequate street layout
2. Faulty lot layout in relation to size, adequacy, accessibility, .
or usefulness
3. Unsanitary or unsafe conditions
4. Deterioration of site or other improvements
Drainage
Roadways
Streetscape
Potable Water
Sanitary Sewer
Sidewalks
Street Lighting
5. Tax or special assessment delinquency exceeding the
fair value of the land
6. Diversity of ownership of defective or unusual conditions
of title which prevent the free alienability of land within
the deteriorated or hazardous area
7. An area in which there exists faulty or inadequate street
layout; inadequate parking facilities; or roadways,
bridges, or public transportation facilities incapable of
handling the volume of traffic flow into or through the area,
either at present or following proposed construction.
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CLEARWATER BEACH NEEDS ANALYSIS
Documentation of Existing Conditions
for the Cleanvater Beach Area
LIST OF EXHIBITS
Page
Exhibit 1 Needs Analysis Area Boundary 2
Exhibit 2 Location of Pedestrian Crossings 8
Exhibit 3 Streets with On-Street Parking 10
Exhibit 4 Platted Lots on Clearwater Beach 11
Exhibit 5 Nonconforming Setbacks 13
Exhibit 6 Sidewalk Conditions 15
Exhibit 7 Location of Parking Lots on Clearwater Beach 23
Exhibit 8 Transit Routes 25
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CLEARWATER BEACH NEEDS ANALYSIS
Executive Summary
The preceding discussions have provided an overview of the physical indicators for blight
conditions within the Clearwater Beach Study Area. It has been demonstrated that the
presence of several conditions, especially of the area's infrastructure, contribute to and are
exidence of blight, pursuant to Chapter] 63, Part III, F.S., criteria. Effectively, it has been
demonstrated that the Clearwater Beach Needs Analysis Study Area has matured over time
and that needed improvements to infrastructure systems have not occurred consistently with
development.
Specifically, based on the review of the indicators as established by Chapter ]63, Part III, F.S.,
the Clearwater Beach area as designated on Exhibit] can be considered as a Redevelopment
Area based on the requirements of the following criteria:
Predominance of defective or inadequate street layout (Criteria #1)
Faulty lot layout in relation to size, adequacy, accessibility, or usefulness
(Criteria #2)
Unsanitary or unsafe conditions (Criteria #3)
Lack of sidewalks on streets as shown on Exhibit 6;
Lack of pedestrian crossings at intersections;
Lack of bicycle lanes; and,
Cars backing out into traffic.
Deterioration of site or other improvements (Criteria #4)
Sidewalks
Street I,ighting
S treetscape
An area in which there exists faulty or inadequate street layout; inadequate
parking facilities; or roadways, bridges, or public transportation facilities
incapable of handling the volume of traffic flow into or through the area,
either at present or following proposed construction. (Criteria #7)
Inadequate street layout
Inadequate future' parking
Inadequate future roads
Such evidence enables the City Council of Clearwater to officially designate the Clearwater
Beach as a Community Redevelopment Area.
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CLEARWATER BEACH NEEDS ANALYSIS
Documentation of Existing Conditions
for the
Clearwater Beach Area
Introduction
This report has been prepared to document the existing conditions of the Clearwater Beach
area and to determine whether there are such conditions to warrant a Community
Redevelopment Area as defined by and pursuant to Chapter 163, Part III, Florida Statutes
(F.S.).
The area within the Needs Analysis study area was defined by the City of Clearwater
Department of Central Permitting. The proposed study area boundaries for the Needs Analysis
is defined in Exhibit 1 and generally if1~'~udes all streets and land within the northern landward
side of Clearwater Pass, east of the Gulf of Mexico, south of Somerset Street and landward of
the west side of Clearwater Harbor. This area includes all streets and land within the
boundaries as described above with the exception of Devon Drive and Bayside Drive. These
two streets were eliminated due to the existing stable residential development.
This Needs Analysis was developed to determine, using the definitions as provided by the
State in Chapter 163.330, F.S., whether there exists any slum or blighted areas which
constitutes an economic burden which decreases the tax base and reduce tax revenues, impairs
sound growth, aggravates traffic problems or substantially hampers the elimination of traffic
hazards and the improvement of traffic facilities, among others.
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Community Redevelopment Areas
Chapter 163, Part III of the Florida Statutes addresses the findings and declarations of
necessity for Community Redevelopment Areas. Any community may formulate a workable
program for utilizing appropriate private and public resources to eliminate and prevent the
development or spread of slums and urban blight; to encourage community rehabilitation; to
provide for the redevelopment of slum and blighted areas through enforcement of zoning and
land use controls; and, to promote the rehabilitation of slum and blighted areas by replanning,
removing congestion, providing yards, playgrounds, and other public improvements,
encouraging voluntary rehabilitation, and compelling the repair and rehabilitation of
deteriorated or deteriorating structures.
In order to establish a Community Redevelopment Area the governing body must adopt a
resolution finding that one or more slum or blighted areas, or one or more areas in which there
is a shortage of housing affordable to residents of low or moderate income, including the
elderly, exist in such county or municipality; and, the rehabilitation, conservation, or
redevelopment, or a combination thereof of such area or areas is necessary in the interest of
the public health, safety, morals, or welfare of the residents of such county or municipality.
Definitions of 'Blight' and 'Slum' Areas
The purpose of this report is to determine, using the definitions as provided by the State in
Chapter 163.330, F.S., whether there exists any slum or blighted areas which constitutes an
economic burden, impairs or arrests sound growth, aggravates traffic problems or substantially
hampers the elimination of traffic hazards and the improvement of traffic facilities, among
others. The State addresses and defines blighted conditions in order to rehabilitate an area so
that any blighted area may be eliminated, remedied or prevented.
The State defines both 'slum area' and 'blighted area' in Chapter 163.340, F.S. A 'slum area'
is defined as follows:
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"An area in which there is a predominance of buildings or improvements,
whether residential or nonresidential, which by reason of dilapidation,
deterioration, age, or obsolescence; inadequate provisions for ventilation, light,
air, sanitation, or open spaces; high density of population and overcrowding;
the existence of conditions which endanger life or property by fire or other
causes; or any combination of such factors is conducive to ill health,
transmission of disease, infant mortality, juvenile delinquency, or crime and
is detrimental to the public health, safety, morals or welfare."
'Blighted area' is defined as follows:
"(a) An area in which there are a substantial number of slum, deteriorated,
or deteriorating structures and conditions which endanger life or
property by fire or other causes or one or more of the following factors
which substantially impairs or arrests the sound growth of a county or
municipality and is a menace to the public health, safety, morals, or
welfare in its present condition and use:
1. Predominance of defective or inadequate street layout;
2. Faulty lot layout in relation to size, adequacy, accessibility, or
usefulness;
3. Unsanitary or unsafe conditions;
4. Deterioration of site or other improvements;
5. Tax or special assessment delinquency exceeding the fair value
of the land; and
6. Diversity of ownership of defective or unusual conditions of
title which prevent the free alienability of land within the
deteriorated or hazardous area; or
(b) An area in which there exists faulty or inadequate street layout;
inadequate parking facilities; or roadways, bridges, or public transpor-
tation facilities incapable of handling the volume oftraffie flow into or
through the area, either at present or following proposed construction."
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Needs Analysis
Based on the definitions of both 'slum area' and 'blighted area' from Chapter 163, F.S., a list
of indicators for slum and blight were identified. Each of the indicators were inventoried and
researched using information from the Public Works Department, Engineering Department and
Central Permitting Department. In addition, visual observations and windshield surveys were
performed for other indicators where maps or reports were not available from the City. The
information described for each indicator is relevant to the study area.
Indicators of Slum Conditions
An inventory and survey of the structures on Clearwater Beach was prepared by the City of
Clearwater Building Division. The survey was completed in 1994. The survey identified the
condition of each structure within Clearwater Beach. The survey was prepared in order for
the city of Clearwater to evaluate the type and condition of structures that existed in
Clearwater Beach and to identify any structures that provided unsafe conditions. The survey
indicated eleven (11) structures to be unsafe or dilapidated. Since the date of the survey, five
(5) of these structures have been demolished by the property owners and another one (1)
owner has recently submitted an application for the demolition of a structure that was
identified as unsafe. Four of the remaining structures have been or are in the process of being
rehabilitated by the owners. Only one structure remains where no action has occurred to date
by the owner. Therefore, based on the City of Clearwater Building Division Inventory and
Survey of Structures on Clearwater Beach there exists one unsafe structure within the
Clearwater Beach Needs Analysis Area.
It is concluded that one unsafe structure does not constitute a 'slum area' nor does it constitute
an area of deteriorated or deteriorating structures as identified as one of the indicators for a
'blighted area' as defined by Chapter 163.340, F.S.
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Indicators of Blighted Conditions
1. Predominance of Defective or Inadequate Street Layout
The traffic patterns at Clearwater Beach are such that S. R. 60 is the main 4-lane arterial
entering Clearwater Beach from downtown Clearwater. As S.R. 60 enters Clearwater Beach
it divides into a one way pair (Marianne Street westbound and Causeway Boulevard
eastbound). Upon entering Clearwater Beach from S.R. 60, Mandalay Avenue provides a
route north through the more residential area of Clearwater Beach and Coronado Drive
provides a connecting street south to Gulfview Boulevard which provides the major
north/south access south to the Clearwater Pass Bridge. Gulfview Boulevard is also a 2-lane
roadway. The other major north/south roadway south of S.R. 60 through Clearwater Beach
is Coronado Drive (2-lane) which is through a commercially designated area of hotels and
motels. The other roads are generally connectors and local roads providing access to the
residential areas and to other motels/hotels and retail in the area.
Congestion occurs where Gulfview Boulevard and Coronado Drive intersect and combine the
north and eastbound traffic to Causeway Boulevard and North Mandalay A venue. This is the
only north/south road between First Street and S.R. 60 and generally provides for bottle-
necking and congestion.
Th0ugh the roads are in adequate condition and the lane widths are generally appropriate, the
layout of the roads were designed to accommodate single family residences as originally
platted. Residential development generates lower volumes of local traffic. Instead, the type
of development which has occurred on Clearwater Beach includes: hotels and motels;
commercial; and higher density residential. The area between Kendall Street/Juanita Way and
Somerset Street is primarily a mixture of Residential, Townhouse/Garden Apartments, and
Commercial (Hotels and Motels) with some High Rise Apartments, and Retail interspersed.
From Kendall Street south to Marianne Street the uses are predominantly Commercial with
the Yacht Basin north of Bay Yacht Drive identified as Townhouse/Garden Apartments.
However, aside from the Yacht Basin and some Open Space, the area between Kendall and
Marianne Street is predominantly Commercial.
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The area between Gulfview Boulevard, Hamden Drive and Brightwater Drive is generally
Commercial (hotel/motel) with a few Residential lots. The Commercial (Hotel/motel) land
uses continue south along Gulfview Boulevard to the intersection with Gulf Boulevard
(Clearwater Pass Bridge). Commercial Retail is predominant between Gulfview Boulevard
and Bayway Boulevard while Townhouse/Garden Apartments and High Rise Condominium
are predominant at the south end of Clearwater Beach along South Gulfview Boulevard and
Bayway Boulevard. Overall, the study area is generally described as having a mix of
residential and commercial uses to the north of Marianne Street, a predominance of
commercial south of S.R. 60, and high rise condominiums and townhouses on the southern
tip of the Needs Analysis Study Area.
Many of the commercial properties have parking in the front yards which backs out directly
into traffic creating both hazardous conditions and traffic congestion. Many of the parking
areas are not large enough for cars and; therefore, portions of the vehicles encroach into the
right-of-way creating hazards for other vehicles and pedestrians.
The commercial uses, especially the hotels/motels generate a large pedestrian population at
the Beach. The Pier 60 area, specifically at the intersections of Coronado Drive, Mandalay
Avenue, and Pier 60 Drive, are heavily used by pedestrians crossing to the beach. In addition,
all intersections along Mandalay A venue and along South Gulfview Boulevard have heavy
pedestrian traffic and are identified as areas of vehicular/pedestrian conl1icts. Though
crosswalks are provided at many of these intersections, they are not provided at all
intersections and those crosswalks that arc provided may not be adequate for the amount of
pedestrian traffic.
Pedestrian crossings are generally provided along Mandalay Avenue and Gulfview Boulevard.
The location of these crossings are shown on Exhibit 2. These crossings are generally for
pedestrians walking to the beach and to retail areas. IIowever, it is important to note that the
pedestrian crossings do not always correspond to locations of public parking areas or to all
intersections. Observations indicate that pedestrians cross the streets in the middle of blocks
and where no crosswalks exist. In addition, there arc no crosswalks on Coronado Drive which
is a commercial retail area of Clearwater Beach.
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There are no bicycle lanes provided on the roads at Clearwater Beach. Bicycles are used either
on the sidewalks creating a pedestrian/bicycle conflict or on the street in a vehicular lane
causing conflicts with vehicles.
Exhibit 3 indicates those streets that provide on-street parking. Although the parking is
limited, these spaces are very valuable to the business owners along the beach. However, the
spaces may also be needed in the future to provide for road widening, bicycle lanes or
additional sidewalks. Should this be the case, alternative parking must be analyzed and the
parking situation for the commercial businesses must be resolved or established elsewhere
within a reasonable distance. It is important to note that many of the indicators such as
parking, sidewalks, bicycle lanes, road widths have a direct correlation to each other and;
therefore, must be addressed accordingly.
It is concluded that the layout of Clearwater Beach was to accommodate and service a lower
density residential community. However, due to the popularity of the beaches, the existing
uses and existing zoning designations the community is more densely developed with
commercial, hotels/motels and higher residential densities. The layout of the roads do not
accommodate the density of the uses due to the higher generation rates of commercial uses;
a lack of sidewalks along the roads; and a lack of bicycle lanes. Should roads require
widening for such amenities, then both on-street and off-street parkiu6 losses become an issue
that must be resolved.
2. Faulty Lot Layout in Relation to Size, Adequacy, Accessibility, or Usefulness
The design of Clearwater Beach is a function of the shape of the barrier island and the
manmade land that was dredged to enhance and enlarge the Clearwater Beach area and provide
more opportunities for development. Clearwater Beach was originally platted for residential
development. This can be seen from the small residential sized lots along the roadways as
shown in Exhibit 4. However, during the 1950's and 1960's Florida became popular and
established as a resort area. Since that time, Clearwater Beach has developed as a product of
the tourism industry by providing beach front lodging and businesses, including hotels/motels
and other rentals, along the main corridors of Clearwater Beach. Clearwater Beach now
includes a large commercial segment consisting of motels/hotels, retail and restaurants.
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Since Clearwater Beach was originally planned as a residential community the lots were
initially laid out as small residential lots. Many of thc lots currently being used as commercial
were originally platted for residential development. Therefore, the size and layout of the lots
are geared for single family residential development and the corresponding land development
regulations, rather than for commercial development. However, the development trends and
zoning designations (Beach Commercial District, CB; Resort Commcrcial 24 District, CR 24;
Resort Commercial 28 District, CR 28; Multi-Family Rcsidential 20 District, RM 20; and
Multi-Family Residential 24 District, RM 24) all indicate commcrcial development is best
suited for the area. It is difficult for development to propcrly occur with the small lot sizes and
the requirements of the zoning ordinances. For cxam pie, commercial parking demands are
extremely difficult to meet given the small lot sizc. In addition, thc zoning designations allow
for high density development which can not be achieved due to the corresponding hcight
restrictions. The lots are generally narrow allowing little opportunity for new development
on narrow lots due to the side sctback requirements.
The usefulness and adequacy of the existing small lots with rcgard to the zoning requirements
is questionable. The only parking available to many lots on Clearwater Beach is in the front
yard and backs out into traffic. In addition, thcrc arc no sidewalks along these roads. Should
sidewalks be added along the roads thcre will be no space for parking in front of many
businesses. Therefore, the parking would bccome inadequatc and replacement parking vr"uld
also need to be addressed for cach lot. In addition, many of the lots have non-conforming
setbacks. Exhibit 5 indicates those lots which have non-conforming setbacks.
Although there has been some consolidation of lots in the past, there has been no consolidation
oflots since 1990, with the exception of the Pelican Walk development on Mandalay A venue.
No subdivisions have occurred within the study area. Commercial development has been
continuing on Clearwater Beach. 'fhe commercial development has been occurring on the
residentially sized parcels. This has become difficult when attempting to meeting specific
setbacks, height restrictions, lot coverage and parking requirements.
There are very few undeveloped lots within the Clearwater Beach area. Six vacant lots are
located north of Marianne Street, four vacant lots are located along Brightwater Boulevard,
three on Gulfview Boulevard, and one on Bayway Boulevard. This totals 14 vacant lots in the
Clearwater Beach arca. The vacant lots were all originally platted for single family residential
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and are sized accordingly, making commercial and higher density residential development
difficult with the setback and height restrictions.
It is concluded that the lot sizes are too small for the amount and type of devclopment that has
occurred on the lots, creating hazardous conditions for pedestrians and vehicles by having
parking facilities in front yards that back out into traffic and over sidewalks. The lots can not
adequately develop due to the narrow lot widths and required setback and height restrictions.
3. Unsanitary or Unsafe Conditions
The most prevalent conditions that are unsafe identified in the Clearwater Beach Needs
Analysis Area are as follows:
Lack of sidewalks on all streets
Clearwater Beach is a beach community and should be geared toward the
pedestrian. There are hotels/motels and rental units on every street which should
be accommodated with sidewalks to provide a safe passage for pedestrians.
Exhibit 6 shows the locations where no sidewalks exist within the Needs Analysis
Study Area. The following streets do not have sidewalks alon~: '~e entire length
of the street:
Bayway Boulevard (Partial)
Harnden Dri ve
Brightwater Drive
Fifth Street
Coronado Drive
Third Street
First Street
Glendale Street
Juanita Way (Partial)
Glendale Street (Partial)
Cambria Street
Bay Esplanade
Poinsettia A venue
East Shore Drive
Baymont Street (Partial)
Papaya Street
Ambler Street
Kendall Street
A val on Street
I~oyal Street
Ileilwood Street
Idlewild Street (Partial)
Somerset Street
Cyprus A venue
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However, should sidewalks be provided along these streets it will negatively
affect the amount of parking spaces which businesses own. Therefore, both of
these issues (parking and sidewalks) are directly correlated and must be analyzed
as one in order to prepare a solution.
It is also important to note that although there arc sidewalks along portions of the
main pedestrian streets such as Gulfview Boulevard and Coronado A venue, the
sidewalks were constructed to the minimum size requirements and may not meet
the needs for a heavily traveled pedestrian or commercial area.
There is also an area along Gulfview Boulevard, between First and Third Streets,
where some of the sidewalks are cracking and deteriorating.
Lack of pedestrian crossings at intersections where parking lots are located; on
streets with retail commercial; and where pedestrians walk to and from the
beach.
Pedestrian crosswalks are not provided on Coronado Drive or on Gulfview
Boulevard at Fifth Street. There are areas where public parking lots are provided;
however, there are no crosswalks on adjacent streets i.e. Memorial Civic Center,
McKay Park, the marina parking and areas along Gulfview Boulevard.
Lack of bicycle lanes on streets
No streets within the Clearwater Beach Needs Analysis Study Area are designated
with a bicycle lane. Therefore, bicycles are either on the sidewalks conflicting
with pedestrian traffic or in the vehicular lanes conflicting with vehicles. This is
especially dangerous with the numerous driveways where the vehicles back out
directly into traffic.
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Cars backing out on to streets in traffic.
This has been identified by the City as a cause of traffic congestion. In addition,
vehicles backing out of driveways is especially dangerous to pedestrians. The
roads where fifty percent or more of the lots have driveways (parking on the front
yard) that baek out into traffie from the front yard are indicated below:
Idlewild Street
Baymont Street
North Gulfview Boulevard
Poinsettia Avenue
South Gulfview Boulevard
Harnden Drive
Brightwater Drive
East Shore Drive
Bay Esplanade
Cypress Street
4. Deterioration of Site or Other Improvements
Drainage
Most of the beach area is in the range or three to six feet above mean sea level and is highly
developed with eommercial and residential. The area is primarily drained by individual storm
sewers which empty into Clearwater Harbor and the Gulf of Mexico. There are some low
areas subject to flooding when high tides cause water to back up through the storm sewers.
South Gulf Boulevard and South Gulfview Boulevard are prone to flooding. The public
parking lots along South Gulfview Boulevard are also prone to flooding. During hurricanes
and other major storm events Clearwater Beach is closed and the area is evacuated.
Clearwater Beaeh is a barrier island located within the Coastal High Hazard Area and;
therefore, some flooding is expected.
Drainage facilities appear to be adequate.
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Roadways
No traffic studies have been prepared for the Clearwater Beach area. However, the City of
Clearwater Evaluation and Appraisal Report (EAR) of the Clearwater Comprehensive Plan,
1996, provides traffic counts for 1995 and projections through the Year 20] 5 for the major
roads at the Beach, namely: Causeway Boulevard/Marianne Street; Mandalay Avenue; and
Gulfview Boulevard. The levels of service (J -OS), as determined in the EAR, for these roads
are provided below:
Roadway
From
To
l-'unctional
Classification
LOS
1995
Projected
2015 LOS
Causeway Blvd
Coronado Dr. Causeway Br. Principal Arterial
Royal Way Marianne St. Collector
El Dorado Royal Way Collector
Coronado Dr. Clearwater
Pass Minor Arterial
D
C
Mandalay Ave.
D
C
Mandalay Ave.
D
C
Gulfview Blvd.
D F
It is important to note that these figures reflect the average daily traffic and do not indicate
peak hour traffic or peak season traffie. It is during the peak season (Spring Break), holidays
and weekends when the greatest level oftraffie occur. There are no improvements scheduled
for Gulfview Boulevard. It is projected the LOS will bc failing on Gulfview Boulevard by
2015.
Due to the long narrow shape of Clearwater Beaeh therc arc a limited numbcr of north/south
roads. Based on the average daily trips per day the roads are currently adequate. However,
during peak tourist season and holiday wcekends therc is congestion on the roads. It must be
notcd that the Clcarwater Beach roads are also used for evacuating the beach during major
hurricanes and storms.
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Streetscape
Several of the blocks have some street plantings. A two block area with landscaping is loeated
along the east side of Mandalay A venue from Marianne Street northward to Baymont Street.
The street is landscaped with shade street trees and several varieties of palms, and shrubs. The
Clearwater Blue Ribbon Task Force ha~ identified both sides of Mandalay A venue as an area
for street tree plantings. Street landscaping also occurs along the south side of S.R. 60 from
Coronado Drive east to the Causeway Bridge; the Pier 60 and South Gulfview Boulevard
parking lots; and, in the median on Parkway Drive. The Clearwater Beach Blue Ribbon Task
Force has recommended that streets cape and landscape improvements be identified and added
to Clearwater Beach following the Tropical Seascape design theme developed for the beach.
Potable Water System
The city of Clearwater owns and operates an approximate ] 8 water wells providing an
approximate 4 million gallons per day (mgd) of potable water. In addition, Pinellas County
Water System supplies Clearwater with an additional II mgd with meter stations installed at
seven inter-connects to the County water system and large transmission lines convey water to
downtown and beach areas. In addition, small elevated water storage tanks supplement the
system as storage reservoirs.
There is adequate potable water service for the existing development at Clearwater Beach.
The water capacities for fire service are also adequate for the existing development. However,
both the Public Works Department and the Fire Marshal have indicated that should future
development include a high-rise, high density residential development the adequacy of potable
water and fire service will need to be addressed.
Sanitary Sewer
Clearwater Beach is serviced by the Marshall Street Advanced Wastewater l'reatment Plant.
The Marshall Street Plant has a design capacity to service 10 mgd. The average daily flow at
the Plant is 6.78 mgd. Eff1uent from the plant is discharged into Clearwater Harbor and
transmitted through a force main to a local golf course and coastal subdivision as reclaimed
water.
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The sanitary sewer system is adequate for the amount of existing development. Continual
maintenance on the sewer lines is required. A new forcc main has been recently constructed
on Sand Key. However, should future development include a high-rise, high density
residential development the adequacy of sanitary sewer will need to be further addressed.
Sidewalks
The existing sidewalks generally meet the minimum size requirements and are 5 feet in width.
Exhibit 6 shows the sidewalk locations within the study area. There is an area along Gulfview
Boulevard between First and Third Streets where the sidewalk is cracking and deteriorating.
There are many streets without sidewalks or with partial sidewalks. These streets include:
Bayway Boulevard (Partial)
Harnden Drive
Brightwater Drive
Fifth Street
Coronado Drive
Third Street
First Street
Glendale Street
Juanita Way (Partial)
Glendale Street (Partial)
Cambria Street
Bay Esplanade
Poinsettia A venue
East Shore Drive
Baymont Street (Partial)
Papaya Street
Ambler Street
Kendall Street
Avalon Street
Royal Street
l-Ieilwood Street
Idlewild Street (Partial)
Somerset Street
Cyprus A venue
Many of the roads with sidewalks are lined with lots where cars back out over the sidewalk
creating an unsafe situation for pedestrians.
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Street Lighting
Standard street lighting is generally provided in Clearwater Beach. The City of Clearwater
Police Department has indicated that the street lighting is adequate on Clearwater Beach with
the exception of the following locations:
East side of Mandalay Avenue
Poinsettia A venue just south of Royal Street
Brightwater Drive at the eu]-de-sac
The Clearwater Beach Blue Ribbon Task Force has recommended that street lamps be
installed in the core area of the beach and along the Causeway Boulevard median and
emergency road. However, the gas street lamps have only been installed along Manda]ay
Avenue as part of the streetscape project in 1993; these lamps are aesthetic in nature and do
little to alleviate darkened conditions on the street or sidewalks.
5. Tax or Special Assessment Delinquency Exceeding the Fair Value of the Land
There are no Special Assessment taxing districts identified within the Study Area.
A report prepared by the F]orida Planning Group entitled "Redevelopment Potential South
Manda]ay Area of Clearwater Beach" dated May] 996 addresses potential redevelopment
options for a portion of the study area. The report addressed the under-valuation ofland in the
area. The report cited several comparisons of the assessed value of lands within the Needs
Analysis Area.
Through an assessment of a consolidation of lots, the Report indicated that severa]
consolidated areas of equal size had significantly different assessed values (The assessments
did not include improvements which would have skewed the values). The report found that
the assessed value was generally lower than the fair market of land. This conclusion was
based on an analysis which consolidated lots and compared similar sized consolidated areas.
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6. Diversity of ownership of defective or unusual conditions of title which prevent
the free alienability of land within the deteriorated or hazardous area; or
The ownership of the lots within the study area is diverse. The land is divided into many small
lots as shown on Exhibit 4. There has been no consolidation of parcels since 1990, with the
exception of Pelican Walk. Because there is such diversity of ownership it is extremely
difficult to assemble land for redevelopment. Howcver, there are no known conditions of title,
homeowners association or subdivision regulations which prevent the consolidation of land
or deter development.
7. An area in which there exists faulty or inadequate street layout; inadequate
parking facilities; or roadways, bridges, or public transportation facilities
incapable of handling the volume of traffic flow into or through the area, either
at present or following proposed construction.
The street layout is discussed under Indicators #1 and 4 above. This section will discuss in
further detail the adequacy of parking and transportation facilities for current development and
future projections as provided in the parking study prepared by Kimlcy Horn & Associates,
Inc. in July 1996 for the city of Clearwater. The parking study evaluated whether existing
parking is adequate to meet current and future needs. The study further determined the need
for future parking and provided recommendations for any deficiencies. Thc parking study
evaluated parking occupancy within the bcaeh area during non-holiday weekdays, non-holiday
weekends and holiday weekends.
The locations of existing parking lots arc shown on Exhibit 7. The parking study report
concluded, based on occupancy trends, there is currently adequate parking during non-holiday
time and a deficiency in parking is represented during holidays and Spring Break. The parking
study also projected the adequacy of parking facilities based on future development activity
for a five year period based on three development scenarios recommended by the city of
Clearwater. The future development Scenario ill included a 10 percent general increase in
parking demand. Scenario #2 included a 10 percent increase in parking demand,
redevelopment at the beach entry and a civic center redevelopment for intensive recreation.
22
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Scenario #3 included a 5 percent general increase in parking demand, a 10 percent hotel
occupancy increase and special event increases. Based on these scenarios, parking deficits
will generally occur during holiday weekends and during peak use (Spring Break) at present
and for the five year projections.
Clearwater Beach is currently serviced by the Jolley Trolley which provides transit services
between Sand Key and Clearwater Beach. In addition, the Pinellas Suncoast Transit Authority
(PST A) provides bus service to the beach. The transit routes are shown on Exhibit 8.
Due to the long narrow shape of Clearwater Beach there are a limited number of north/south
roads. Based on the average daily trips per day the roads are currently adequate. It is
important to note that these figures reflect the average daily traffic and do not indicate peak
hour traffic or peak season traffic. However, during peak tourist season and holiday weekends
there is congestion on the roads. It is during the peak season (Spring Break), holidays and
weekends when the greatest level of traffic occur.
Based on the analysis provided in the City of Clcarwater EAR of the Clearwater
Comprehensive Plan, it is projected that Gulfview Boulevard will have failing levels of service
by the Year 2015.
24
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