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DOWNTOWN CLEARWATER PERIPHERY PLAN - 2000 UPDATE (2)- � � ��' � �s� � � DoWNToWN CL�ARWaTER PER�P1� ERY PLA �1 200o u�tat� p . - -ttic�theast ` �� :;�. ■��e■ � _ .._�.�.,��. Northwest T�+t � _ 5 ;�g ;�; , _ -... __-. �'S FiN = , ' r�.. 't-y_ � � �_ � Southwest } �� , . ..F .�.� „�.,M Pr�pared by � ,�,�-�� - � � �I�a�i�l�1`et� �._. __ � �� Pla�nr�ing �e�aartr�eo��° .,boutheast .. . �..__ ----_.. � .. i .,,,,.. �, ianr tcf_r ;�—_---°-�._..._�_.. ; _ �,,..— �}. ��--' -- —':._ � r r s "^' ,�,� J � ,., k �' . . . . �' .r . . y, 7"' ��`� ' `!'4' , e�� , a u i"T'�� x.:� � , � .... . _ � ��: �~ ^� � - � - � '� 3;... _ . . . . : �.`�. 5 �"'. . � C � DOWNTOWN CLEARWATER PERIPHERY PLAN 1 1 1 1 ' �� 2000 UPDATE Prepared by the City of Clearwuter Planning Department Advance Planning Division December2000 Clearwater City Commission Brian J. Aungst, Sr., Mayor / Commissioner J. B. Johnson, Jr., Vice Mayor / Commissioner Charles E. Hart, Commissioner Robert K. Clark, Commissioner David F. Hemerick, Commissioner Bill Horne, Interim City Manager 6arry Brumback, Asst. City Manager Pamela K. Akin, City Attorney Community Development Bourd Gerald Figurski, Chairman Edwnrd Mazur, Jr., Vice Chairman David Gildersleeve William L. Johnson Shirley Moran Carlen Petersen Alex Plisko � � � ' � ' � ' � ' ' � � � ' Plannina �epartment Ralph Stone, Planning �irector Cyndi Hardin, AICP, Assistant Planning Director Pro ject Tec►m Gina Clayton, Senior Planner, Pro ject Leader Lochen Wood, Planner Gary Jones, AICP, Senior Planner Ryan Givens, Planner Sandy Harriger, Administrative Annlyst Other Contributinq City Staff Ed Adnms, Engineering, CAD Technician Miles Ballogg, Economic Development, Project Manager Diane C. Hufford, Economic Development, Loan Officer David Larremore, Engineering, CAD Technician Tom Mahony, Engineering, CAD Supervisor MichQel D. Quillen, P.E., Engineering, City Engineer Tnble of Contents List of Maps List of Tables Introduction...............................................................................................1 I. Northwest Expansion AreQ .........................................................5 a. b. c. d. e. Existing Conditions ........................................................... 6 Issues and Opportunities ................................................ 20 1993 Periphery Plnn Analysis ..........................................22 2000 Periphery Plan Update ........................................... 24 Recommendations .............................................................. 33 II. Southwest Expansion Area .........................................................35 n. b. c. d. e. Existing Conditions ........................................................... 36 Issues and Opportunities ................................................47 1993 Periphery Plan Analysis ..........................................49 2000 Periphery Plan Update ........................................... 51 Recommendations .............................................................. 59 III. Northeast ExpQnsion Area ..........................................................61 a b c d e Existing Conditions ........................................................... 62 Issues and Opportunities ................................................72 1993 Periphery Plan Analysis ..........................................74 2000 Periphery Plan Update ...........................................75 Recommendations.............................................................. 80 IV. Southeast Expansion Area ..........................................................81 a b c d e Existing Conditions ........................................................... 82 Issues und Opportunities ................................................93 1993 Periphery Plan Analysis ..........................................95 2000 Periphery Plan Update ........................................... 97 Recommendations ..............................................................103 V. Appendices ......................................................................................105 n. Appendix 1: Existing Land Use Classification and Methodology .......................................106 b. Appendix 2: Finnncial Incentives ...................................109 c. Appendix 3: Infrastructure Impacts and Methodology .......................................111 Maps Map 1 Map 2 Map 3 Map 4 Map 5 Map 6 Map 7 Map 8 Map 9 MQp 10 Map 11 Map 12 Map 13 Periphery Plan Expansion Areas Northwest Expansion Area, Existing Zoning Northwest Expansion Aren, Existing Land Use Northwest Expansion Area, Land Use Plan Southwest Expansion Area, Existing Zoning Southwest Expnnsion Ares, Existing Land Use Southwest Expnnsion Area, Land Use Plan Northeast Expansion Area, Existing Zoning Northeast Expansion Aren, Existing Land Use Northeast Expansion Area, Land Use Plan Southeast Expansion Area, Existing Zoning Southeast Expansion Aren, Existing Land Use Southeast Expansion Area, Land Use Plnn Tnbles Table 1.1 Table 1.2 Tnble 1.3 Table 1.4 Table 2.1 Table 2.2 Table 2.3 Table 2.4 Table 3.1 Table 3.2 Table 3.3 Table 4.1 Table 4.2 Table 4.3 Northwest Expansion Area, Existing Zoning Northwest Expansion Area, Existing Land Use Northwest ExpQnsion Areu, 1993 Proposed Land Use Northwest Expansion Area, 2000 Periphery Plan Lnnd Use Southwest Expansion Area, Existing Zoning Southwest Expansion Area, Existing Land Use Southwest Expansion Aren, 1993 Permitted Land Use Southwest Expansion Area, 2000 Periphery Plan Land Use Northeast Expansion Area, Existing LQnd Use Northeast Expansion Area, 1993 Permitted Land Use Northeast Expansion AreQ, 2000 Periphery Plan Land Use Southenst Expansion Aren, Existing Land Use Southeast Expansion AreQ, 1993 Permitted Lnnd Use Southeast Expansion Area, 2000 Periphery Plan Land Use � Introduction In 1993, the Clearwater City Commission approved the Downtown Clearwnter Periphery Plan. This pinn evolved from extensive revisions made to the CleQrwater �owntown Redevelopment Plan. The Periphery Plan addresses the development potential of four areas located on the edges of downtown that were identified Qs important to the success of overall downtown redevelopment. These four nrens are known as the Northwest, Southwest, Northeast and Southeast Expansion Areas and are depicted in Map 1. At the time the original Periphery Plan was approved, the Commission also adopted four ordinances thut chnnged the Future Lnnd Use Map designntion of each expansion nrea to Central Business District (CBD). Two of the four areas (Northeast and Southenst) were also rezoned later that year to one of the downtown zoning districts in effect nt that time. � In 1995, the City submitted the amendments to the Future Land Use Map, as well as the Periphery � Plan supporting those amendments, to the Pinellas Planning Council and Countywide Planning Authority. � 1 The Plan and redesignation of the four expansion arens to the CBD land use c4tegory were approved with the condition that the City submit a more specific plan. The �owntown Clearwuter Periphery Plan 2000 Update is a revision to the original Periphery Plan. The Update better defines the land use plan and development potential for each expansion area and provides recommendations to guide redevelopment. The Updnte shall supercede the origin4l ptan nnd shalt fulfill the requirements of a Special Area Plan pursuant to the Rules of the Countywide Plan. � i 1 1 1 ! � 1 � i � 1 1 � I� I ( � � Map 2 Northwest � Ex ansion Area p � Existing Zoning � � D � HDR I I RT � MDR O � OS/R T I ' Commeraal Downtown High Densiiy Residential I�fitutional Industry, Research, Technology Medium Density Residential Office Open Space / Recreation Tourist N W E S 800 0 800 B00 1200 Feet � Data Sou�e: City of Clearvvater Planning DeparimeM October 2000 li 11 City oi qearwater Engineering/CAD services. Table 1.2 and Map 3 depict the land use in the Northwest Expansion Area. Table 1.1: Existin Zonin Zoning Number of Amount of Percent of Parcels Acrea e Acrea e MDR 86 15.56 23.39% HDR 18 6.78 10.19% C 58 15.22 22.88% I 10 13.98 21.02% T 5 5.53 8.31 % IRT 16 4.16 6.26% OS/R 2 5.29 7.95% Total 195 66.52 100.00% Source: City of Clearwater Planning Department October 2000 7 I able �.1: tx�stin Land Use Land use Number of Amount of Percent of Parcels Acrea e Acrea e Single-family 48 9.74 14.64% Two -family 13 1.74 2.62% Multi-family 31 9.20 13.83% Office 13 2.76 4.15% Retail 8 1.97 2.96% Vehicle Services 24 5.89 8.85% Industrial 9 3.39 5.10% Transportation 1 1.33 2.00% Government 3 8.65 13.00% Facilities Institutional 11 6.91 10.39% Parking 5 1.31 1.97% Recreational 6 10.01 15.05% Vacant 23 3.62 5.44% Total 195 66.52 100.00% Source: City of Clearwater Planning Department October 2000 , , � , � L� ' I � I , I I � Northwest Expnnsion Aren Existing Conditions Area and Location The Northwest Expnnsion Area is the largest of the ExpQnsion Areos and represents 57.50% of the total Periphery Plan land nrea. It is comprised of 195 parcels of Innd and encompasses 66.52 acres. The Northwest Expansion Area is bounded by CleQrwater Hurbor to the west and Jones Street to the south. The eastern boundary is 5. Myrtle Avenue between Jones Street and Maple Street, and the Pinellas Trail between Mnple Street and Nicholson Street. The northern boundary is Nicholson Street between the Pinellas Trail and N. Ft. Harrison Avenue. To the west of N. Ft. Harrison Avenue, the northern boundury extends slightly farther north to the northern property line of the Clearwater Marina. Map 1 depicts the boundaries of this Expansion Area. � The Northwest Expansion Area includes or is locnted near a variety of public amenities including the Pinellas Trnil, Clearwnter Marina, Seminole � Boat Rnmp, the downtown core, Coachman Park nnd Memorial CausewQy. � 6 ExistinQ Land Use and ZoninQ The City's Land Use Map (1995) designates future land use for the Northwest Expansion Area as Centr4l Business District (CBD). The current zoning is a mixture of Commercinl (C), High Density Residential (HDR), Institutional (I), Industrial, Research and Technology (IR�, Medium Density Residential (MDR), Open Space/Recreation (OSR), and Tourist (T). This Expansion Area is bordered by Downtown zoning to the south. In addition there is Commercial (C), Institutional (I), Low Medium Density Residential (LMDR), Medium Density Residentinl (MDR), and Office (0) to the East, and Commercial (C), Institutional (I), and Low Medium Density Residentia) (LMDR) to the north. Table 1.1 and Map 2 depict the current zoning of the Northwest Expansion Area. The existing land uses in the Expansion Area are very diverse. They include government facilities, industrial, institutional, multi-family, office, parking, recreational, retail, single-family, transportation, two-family, vacant and vehicle .� �. � � - � �� Y,� �� a, �� ;� � "=� ��°�',' � , �� . � Y�„ �� $��`�a� ;.� �� '�� + 8�s� `� -- . �� r. ¢�� {"� �''� s a��-o'�i„� , �� -, � ��,':'��A .�� , ��_�ybu �+ , _ ��,_ ��,. -� �€ � _��..�" ,�.� ..,.t � �� ,� `� � z "`� + � s � � . � �v °�� ° �� .� � b',� . � � �`' � ��.. ��,�;� � � .� . �� '�. i� �, a � »�#��Y � ��$�� '� '. �� k�"?�� Y � � � " � �xiy � ��'� � �� s�� a�� - l � � � � � � "� � �; '� �9' � �.. - � ". ��a �� a•� �.� �`. Y "i� •rp�� € �^""Y��.,ti '' g a �u��e`€ � ��k�'�i��e, s p`�.' #+c # _��.s ��' � .� �S��ra� «r-a� «� �t�� x �,�R,.; �": �; � re ��a�a?� g ` � ��@ ��y � - '� *s,�� '�"' �`if��`5��# 6 �b'` �� - {p - y� � .�S'i�i� ;R"� ki �,_ +�� t � � S .T�'?i 's ti i � 4,`�� `� gi ��5��a�3��€ ��`� �, �°; ' ,-�+�, _�$._ s�� ,� , * � M t��`� �, � ,� � �� ".�"�� r' '� °�� ' a ° ��.�i � �,` '" � � ' t. �' � . � �° �� R�m {e�+ �� i�'�� R- R � .� '. � `� �' ' ,� y�4 � ..i � � y 4 �+ y g.':flr li � � s�� ' � ��, � � � � �, � ,�' �� _�°' �` � � �, �` . � '� _ - ° ��.. ti' � � � � -�_ - . - � ° �° e, " �. ... . n - : - x g �. ;- � � � . . s � ' � ,�,. �,�.; -� ° « ' : . � '`= � , _,, .. � �..�,...,.- t >' • - .. , �„ �;'� $ s � � � - � , t �. ° � t' °�: ��- �E�� <� 4 � " � �� .r, � n>` �� „�» °� .� ! ; �� ` � � _ .:,� �; , � r , � �"� f �� .�.. � ,�� , �� . ,� � � ��}��°� t � � � � ,�� a ` �; � r % , ��,��:��s.�� `� � � .. �� Map 3 North�vest Expansion Area Existing Land Use � Sing(e Family � Two Family - Multi-Famity - Office - Retail - Vehic�e Services •�� Industrial - Transportation - Parking - Govemment Facilities Q Recreation - Institutional � Vacant N W�E S 20� 0 200 400 �0 Feet Data Source: City of Clearwater Planning Deparfinent Ocfober, 2000 � ; '- - � ,� r- —_ � _�- — - /Cedar Street ; i -- - ,: ' ,' ;a . �.:� ,-_ _,o ;,� ; ,z�, _ _ - — �4° ' ' ' � ' _-_ m --- --- - � --- � � --- > ; - _ 'r t � _ � - m ; ' - i- - - f '�; ___ _ .� .. _. �: � `-' ,' � --- 1�— . _ , , ; .; , _.- - , - - --_ - . --- , , , , , ; - -- �. - - , , - � � ; �r: � � , � r � -. � ; � m, , � _ � - ; : _ ; -- .�_ _ __. m , ; ; � .. ,: � ��,:,: -. : i ; --�� — , � �`�;� � ` ' ' --. i Idi�ki_ 9n �1 ..�r�' ,Nichdson Street � ; � �;; ;;� ----�;-- _ � ,, , ; � � , m. , , ; , ; _ , , �- -- ---- ----.- ,.__ -- ; ; � - - -,----- ;; � . ; , , , , , , � . �-- � -- --- . ,_ ;_. " ,r`- --� � ---''--- -; � �-- � i ' - ---- z ;� ' - � � --- I �/ -- --'� , _.1 , ,; : � � , „ , , ,. =-_�.�_._�_ , -_ _._�- � _ _ , - :�; � I . _' . - - . ; 1 I I , I i I ' ^ � i I � i �I .� , � , _.�___. i--- ----��--' ' 'r--,- I ------a-----� ;MapLe�Sir�- r', � �� '– ---��— —� �__ ' I - � ; i j : i' _ � � i -r ''_ � I j N � i _ ,_,_- ---�_ -- �� --; --- ,�.. , , � � ; _._ ,Q , ___T- r ; �__ � � ; ' i ' �, �_. -�--.�_: _"__-..� _ I _- I__ - -_'f _ -_ i _- I__.__ i _ ------- -..__.---, ,_Jones �t�ae_t.._. --- -- � --� , � � --- - -------------- .__-------_.. , ; ; , ; ; ; ; : � , , � , � --- -- : � : � ' � � ; ' City of Clearwater EngineenngiG/s � I � � I � Area Character and Conditions The mnjor land uses in this Exponsion Area are the Clearwater MQrina, Seminole public BoQt Ramp, Q city gas utilities complex, the Pinellas County HeQlth Depnrtment, the Pinell4s TrQil, a commercial strip on N. Ft. Harrison Avenue, a large SalvQtion Army complex nnd large parcels with outdoor warehousing and stornge. The north-south corridors are N. Ft. Harrison � Avenue, N. Osceoln Avenue, N. Garden Avenue, Blanche B. Littlejohn Trail and N. Myrtle Avenue. I � I � ( � � � North Ft. Harrison Avenue, also known as Alternate U.S. 19, is the m4jor trnffic corridor of the Expansion Are4. It is a 55-foot right-of-way with three lanes and no tree lawn. Institutional, multi-family, vacant, retail, vehicle services, industrial, single-family, office and two-family land uses occupy this street. More specifically, the area includes commercial parking, law offices, a funeral home, a community heQlth center, street front retQil, vehicle storage and repair, some vacant office space, a pawnshop and Q Icarge Salvution Army complex. 11 The building types include small offices located in renovated residences as well as larger commercial stores. The Salvntion Army, c► funernl home, and a community health center are all in newer modern buildings. Most buildings extend to the property line, positioning entrances and storefronts along the sidewQlk. PedestriQn nctivity in the area is limited due to high traffic volume, relatively narrow sidewalks, and lack of landscape buffers on N. Ft. Hnrrison Avenue. The Clearwater 6nrden Club, located on N. Ft. Harrison Avenue, is the only property that is extensively (ondscaped in the Expansion Area. Some offices and newer homes have fairly well maintnined ynrds, but could benefit from more IQndscnping. Large, old (ive onks are present along this street. Like N. Ft. Harrison Avenue, N. Osceola Avenue has a variety of land uses. North Osceola Avenue is a quiet, winding street with Q lot of shade trees. However, much of the vegetation is neither well maintained nor landscaped by property owners. The road is a 40-foot wide right-of-wQy. In the south part of the Expansion AreQ, residences and parking for businesses are countered with large condominiums and other multi-fQmily complexes. Several of the buildings are vacant older homes. The sidewalks here are in 12 less than averuge conditions due to root upheaval and vegetation growth. Toward the north of the Expansion Area, N. Osceola Avenue is occupied by parking for businesses, a funeral home, and the Clearwater Marina. This area is much more commercial than the southern part of N. Osceola Avenue. Sidewulks and tree density are less prevalent in the northern blocks of N. Osceola Avenue. North Garden Avenue is one block east of N. Ft. Harrison Avenue and is another significant north- south corridor. This right-of-way occupies 40 to 50 feet. The uses include vehicle services, institutional, v4cnnt, multi-family, industrial, �i � � � � I � � � � � single-family, two-fnmily and office. Several blocks along this corridor are characterized with the back of businesses that front on N. Ft. Hcarrison Avenue. A plumbing service and supply company and Q boat repnir/retail store front N. Ft. Harrison Avenue with bQCk entrnnces on N. Garden Avenue. These properties have tall chain-link fences with overgrown veget4tion and generally serve as storage and repair yards. A medical equipment reseQrch fQCility fronts N. Garden Avenue and resembles an industrial wnrehouse. These properties creQte a negQtive appearance along N. GQrden Avenue. In nddition to these industrial uses, there nre several small homes on N. Garden Avenue. Sidewalks are present but in less than average condition. This street, like others in the Expansion Area, has several large live oaks. � Lnnd uses nlong BlQnche B. Littlejohn Trail include institutional, single-family, multi-family, vacant, vehicle services and industrinl. The northern pQrt � of the street is characterized by industrial uses including an oil distribution center, a vehicle repair � yard, an ice machine distributor and a boat- manufacturing wnrehouse. Industrial uses on this J 13 road look old nnd poorly mQintained. The paint is wearing off the buildings and most signage is unclenr and faded. Most buildings are metal warehouses that are weathered and in decline. The are4 south of the industrial block is domin4ted by small single-family homes. Blanche B. Littlejohn Trail is Q very narrow street that is bordered to the east by the Pinellas TrQil. There are no sidewalks or curbs. Part of this street is privately owned. Blanche B. Littlejohn dead-ends at Hart Street. North Myrtle Avenue, an 80-foot right-of-way, is the eastern border of the Expansion Area and creates access to city and county government facilities. This area is dis joined from the rest of the Expansion Are4 becnuse the Pinellas Trail separates it from the remainder. N. Myrtle Avenue is a ma jor artery to downtown Clearwater from the north. This part of the road is charncterized ns industrinl due to the City gas fncility and the active railroad. The Pinellas County HeQlth Department is a modern office building with parking in the front. The sidewalks and curbs are in good conditions in this section. 14 The main eQSt-west corridors nre Jones Street, Eldridge Street, Seminole Street and Nicholson Street. Each of these streets terminates at Clearwater Harbor. Each of these streets is 40 or 45 feet wide. Jones Street, Eldridge Street and Seminole Street are important to the Expansion Area because they allow through access from one side of the Pinellas Trail to the other. Other streets such as Nicholson Street, Maple Street, and Hart Street span the entire expansion area. Jones Street is the southern boundary of the Expansion Area. There is little traffic because it i � J terminntes at the harbor and thus, few uses actuQlly front this street. The uses front the ad joining north-south road nnd the sides of buildings face Jones Street. The uses include government facilities, institutional, vehicle services and multi-family. Both Eldridge Street and Seminole Street change in character from enst to west. At the enst end, a vehicle repair business covers most of n city block between Eldridge Street and Seminole Street. In the area around N. Garden Avenue, there are residences and an office. At N. Ft. Harrison Avenue, the two streets become more commercial nnd lead west to the wnterfront and marinQ. Together, these streets contain single-family, two- family, multi-family, vacant, office, retail, vehicle services and recreational land uses. Nicholson Street is the northernmost street in the Expunsion Area. The uses here range among recreational, institutional, office, single-family and industrial. Just north of the Expansion Area on Nicholson Street is North Ward School. Nicholson deQd-ends nt the Pinellns Trail. 15 In nddition to the main corridors in the Expansion Area, 6eorgia Street, Hart Street, Maple Street, Qnd Spruce Avenue are only one or two blocks long and dead-end within the Area. This Expansion Area is included in several economic development progrnm areas by the Department of Economic Development. The economic programs include the Brownfields, Enterprise, and HUBZone pro ject nreas. Ownership Patterns There are 201 different property owners in the Northwest Expansion Area. This large number is due to the large number of land pnrcels and a high number of condominium units. In total, 87 of this 201 total owners are condominium owners. Twenty-four landowners own more than one parcel each, equaling 34.82 ncres of the total land area, or 52.3% of the entire expansion area. In addition, nine of these owners hold Qt over 1 acre of property ench. Together, these nine landowners occupy 27.84 acres or 41.9% of the Expansion Area. The marinu occupies over 5 acres. With the boat ramp and the utility lot, the City of Clearwater owns over 8 acres in this area. 16 Relationship to Downtown Redevelopment Area The Northwest Expansion Area abuts a portion of the Downtown Redevelopment Area along the southern boundary, Jones Street. This area of the downtown plan permits religious/institutional, commercial, and heavy commercial uses directly south of the Northwest Expansion Area. Transportation The Northwest Expansion Area is a busy nrea with fnirly high traffic rates. Trnffic flows primarily north-south. North Ft. Harrison Avenue, also known as Alternate U.S. HighwQy 19, is the main traffic corridor in the Northwest Expnnsion Area. BecQUSe of this highway designation, it receives i � � � � � , � � � � ' both tourist traffic nnd local traffic. Alternate U.S. Highwny 19 connects southern Pinellas County communities to northern Pinellas County and beyond. North Ft. Harrison Avenue is n principal arteriul for the City of Clearwater and is maintained by the State. It has a current level-of-service rating of F from the Pinellas County Metropolitnn Planning Organization (MPO). According to the City of Clearwater Comprehensive PIQn, by 2020 it is estimated that N. Ft. Harrison Avenue will be reduced to a minor arteri4l for the city but that it wil) continue to have a level-of-service of F. North Ft. Harrison Avenue is by fQr the most traveled road in the Expansion Area. In fact, according to the MPO, over 23,000 vehicles trave) between N. Myrtle Avenue and Drew Street on N. Ft. Harrison Avenue every day. This highwQy also leQds citizens and visitors to downtown Clearwater and the Memorial Causeway (which brings people to and from Clearwater Bec►ch). In a►ddition, the mnin bus route in the Expansion Aren runs north-south nlong N. Ft. Hnrrison Avenue. There is also un east-west bus 17 route one biock south of the Expansion Area on Drew Street. Within the Expansion Area, there are six bus stops along N. Ft. Harrison Avenue. Three are located on the northbound route and three on the southbound route. The north-south dominance of traffic is also due to the presence of the harbor and the Pinellas Trnil. All major east-west roads in the ExpQnsion Area dead-end at the harbor and several dead-end at the Pinellas Trail. Hart Street, Georgi4 Street, and Maple Street nre neighborhood roads that only span about Q block each. North Myrtle Avenue is an important corridor through the city. Despite its heavy traffic, this 80-foot right-of-way does not affect the Expnnsion AreQ significantly because it borders only a smnll part of the Expansion Area. North Myrtle Avenue is the nccess to the government facilities on the enst side of the Expansion Area that are disjoined from the rest of the area. North Myrtle Avenue also hns a north-south bus route. There is a northbound and Q southbound stop located in front of the County Health Depnrtment. This roQd is currently designnted Q municipal collector by the city and has a MPO level-of- service rating of D. In 2020, the City Comprehensive Plan estimates it to be upgraded to : a municipal minor arterial road and will continue n level-of-service of D. Approximately 12,000 vehicles truvel along this road everyday. The other major factor affecting traffic circulation is the narrowness of the roads. N. Osceoln Avenue and Blanche B. Littlejohn Trail are especiQlly narrow. N. Osceola Avenue also jogs a few times so vehicle travel is very slow in the aren. Utilities The City of Clearwater maintains a water use permit from the Southwest Florida Water Mnnagement� District in order to produce potable water from Clearwater's active wells. The City also obtains water supplies from Pinellas County. The current level-of-service standard is 120 gnllons per capita per day. The Northwest Expansion Area is located within the Marshall Street District for wastewater service. The Marshall Street treatment facility provides service at a rate of 114 gallons per capita per day. Citywide sewage flow rates pro jected for 2010 will utilize seventy-four (74) percent of the system's capacity, city wide. � The City of Clearwater is responsible for the collection of solid waste and Pinellas County is responsible for its disposal. The level-of-service standard established for the City is 7.12 pounds per capita per day. It is pro jected thnt this level will be mnintnined through the year 2010. Recreation The Pinellas Trnil and Seminole Boat Rnmp facility are both loc4ted within the Northwest Expansion Area. Coachmon Pork is located a few blocks south of the Expansion Area. The current level-of-service stundard is 4.9 acres � per one thousnnd persons. There is currently � 19 excess capacity in the recreation system both in regard to land and facilities. Issues nnd Opportunities Based on the location and existing conditions of the Northwest Expansion Area, the following issues and opportunities have been identified. Issues • Multiple zoning classifications make planning complicated and land use fr4gmented. • Current zoning leads to inconsistent floor area ratios (FAR) and density throughout the area. • LQrge number of diverse and incompatible land uses makes redevelopment harder to achieve. • Lack of public space m4kes the area unattractive to potential residents and business owners. • High traffic volume on N. Ft. Harrison Avenue discourages vehicles from stopping in the area and detracts from walkability. • Lack of pedestrian friendly space reduces the ability of pedestrian movement. 20 • Lack of cohesiveness/sense of identity discourages redevelopment. • Poorly maintained sidewniks, landscaping and buildings leads to less investment in property. • High occurrence of industrial uses creates Iarge percentage of non-conforming uses nnd crentes an unattractive setting for redevelopment. • Existing retail uses fail to serve the immediate area and the needs of residents. • Underutilized, poorly mnintained city-owned property discourages redevelopment. • Condition of buildings is deteriorating so new pro jects would involve costly renovation or reconstruction. • That no major public improvements are planned for the area discourages private investment. i � • Focus of traffic along N. Ft. Harrison Avenue lends to imbnlnnce of vehicle circulation in the area. Opportunities • Close proximity to attractions and nctivity centers makes the area attractive to redevelopment nnd new investment. • Existing commercial uses on N. Ft. Hnrrison Avenue creates Q basis on which to build. • North Ft. Harrison Avenue will ensure continual commercinl activity in the Expansion Aren. • High number of under-utilized parcels may promote land consolidation and redevelopment. • Future Land Use designation of Central Business District allows for more flexible development. • Location in or proximity to Brownfields Area, Enterprise Zone, and HUBZone gives economic incentives to land owners. 21 • Current proposals for up-scale residential along the harbor could lead to increased investment in the aren, expnnded retail clientele for the area, and earned impact fees for the City. • Contiguous City-owned land may allow for new City recreational or community infrastructure. • Existence of nlleys that divide city blocks nllow for more options for redevelopment and Qlternate traffic routes. • CleQrwater Little Theater is Q cultural accent. • No flooding problems are immediQtely apparent for the ma jority of the area. • City owned rights-of-way that extend to waterfront could allow for small parks or for leverage in development negotiations. 1993 Periphery Plnn Annlysis In the 1993 Periphery Plan, the priority land uses for the Northwest Expansion Area were identified as high-density residential, "high tech" manufacturing/nssembly, marina facilities and mixed commercial-residential use. The PIQn considered a new urban park in this nrea that was to be linked with the Pinellas Trail. The original Plan encouraged land consolidation and land development in order to increase property values. The Plan also encouraged high-density residential pro jects along the harbor and the Pinellas Trail and noted these sites as positive for the livability of the area. Table 1.3 depicts the proposed distribution of land uses in the Northwest Expansion Area. The underutilized use and depressed property values of the Northwest Expansion Area were emphasized in the 1993 document. That Plnn cQlled for high intensity uses in anticipation of increases in property vnlue and (and use intensity. 22 Table 1.3: 1993 Permitted Land Use Land Use Amount of Acreage Low Density Residential 15.6 Medium High Density 15.9 Residential Retail 14.8 Industrial 19.9 Park 1.0 Total 66.3 Source: City of Cleanivater Planning and Development Department 1993 Periphery Plan The use intensity analysis indicates that the plan would have substantial impacts on water and sewer services, however, those impacts could be accommodated by existing surplus c4pacity. The 1993 Plan predicted an increase in both recreation facilities and transportation rates. The original plan did not h4ve a land use map to accompany the list of permitted IQnd uses. The lack of such a map makes it difficult to govern the locntion of permitted uses and to ensure the appropriate use in the most appropriate location. However, it was estimated that residential units would increase in this area from 373 to 1,187 units, an overall increase of 814 units. Retail space wns also predicted to increase from 246,695 squQre i � � - � feet to 322,340 square feet. Industrial uses were � predicted to reduce from 663,465 square feet to 455,200 square feet under the 1993 Plan. � Typical impacts associated with industrial uses, such as intrusive noise and odor, are not � compatible with residential uses or with the downtown environment. The tr4nsportation � network in the area could not accommod4te the expected umount and type of industrial traffic. , �� 23 2000 Periphery Plan Updnte Northwest Expansion Land Area Based upon an extensive review of the land area in the Northwest Expansion Area, including the use of 6eographic Information Systems technology, it has been determined that the Northwest Expansion Area encompnsses 66.52 acres instead of 66.3 acres as indicated in the 1993 Plan. The following pinn and all calculations of impacts are based on this current IQnd area. Land Use Plan The Lnnd Use Plan for the Northwest Expansion Area is to be designated by a land use map and by written policies. Table 1.4 and Map 4 depict the permitted land use and development potential for the Northwest Expansion Area. The Land Use Plan permits recreation uses in the 5.29-acre area of the Seminole Boat Ramp. This area is intended to remain as ct recreation site with a boat ramp and public open spnce. 24 Residential uses are permitted on 11.52 acres located between N. Osceola Avenue and Clearwater Harbor. The area should be redeveloped with multi-family townhouses and condominiums. Such redevelopment should be oriented to the harbor and implement designs to respect the views. New single-family is the least appropriate use here. Currently, 25 units per acre are allowed. As one incentive to consolidate parcels, properties over 2 acres are permitted a maximum density of 50 units per acre nnd are allowed limited mixed use. This mixed use must be complimentary to the primary, residentiQl use and is limited to a FAR of 0.1. Table 1.4: 2000 Peri he Plan Land Use Land use Number of Amount of Percent of arcels acrea e acrea e Residential 26 11.52 17.31 % Office/ Residential 67 11.65 17.51 % (east of Garden) Office/ Residential/ 79 24.65 37.06% Commercial Office/ Residential 15 2.25 3.38% west of Osceola Institutional 6 11.16 16.79% Recreation 2 5.29 7.95% Totals 195 66.52 100.00% Source: City of Clearwater Planning Department October 2000 � � Map 4 Northwest Expansion Area Land Use Plan � Institutional � Recreation � Residential � Of#ice/Residential � OfFice/Residential/Commerciaf Property West of N. Garden Ave: Permitted FAR - 0.5 Permitted Density <2 acres - 25 units/acre >2 acres - 50 units/acre Property between N. Garden Ave. & Pinellas Trail: Permitted FAR - 0.5 Office/Institutional - Min. lot size - 10,000 sq. ft. Permitted Density Single Family - Min. iot size - 5,D00 sq, ft. Multi-Family - Min. 1 acre parcel - 25 units/a� N W�E 5 200 0 200 400 600 Feet Daia Source: City of Cleanvater Planning Deparhnerrt October, 2000 � , � I �--'— --� i - ,�------_.__ ._ —..- ---, _ _Jon�s Street___ - � ----- -- --- : i ! � --- ---- � l ' ------�� -�i` ,-� /- I- � �- I ---- , , , . --_ ,: �------, c , - --- - i ; , � , z„ - ; , ; ; � i __..; � , : � ; , ; ;_ . _- !�' j "____1_'_ I�_-__-__-___J'� �I ___._._..� � ��_�_ �~- --_;` -, m - ; --- ---� _ i----�; - , 'W'� ---' -`— I i�--- - - � � ��-- , , � -----�, , , �, i '; ; ni��r�4'�� Nicholson Street � _I�.....I — � i ; _.�_ i I 'i j , , ; ;�. � , , �� ; „ ,� - --._� _, - --- ,--� ' - - - -- --- � '� ----a - =--- --- ,- ' �,' ,____� `- --, � � �---� : �— ; -----i � �--;_- __, , , ; , ;� ; ; , � , „ , � ; , , , � , � — - �---=_ _---- —� --- �--- '', --r I �— i ---' -----' --_ � - JI �I- :' -r--- �� -- , - ��---�---- � ; �; � � ; � �.. � _—{--- -j � Maple_Sfr�t --- _-� --- -. _,- � i ;' � � i i i i �� , jF-`�' � -- �--- ;ro� �-- { -r-- j u`� �--� �----- t�c � r---;_,--�— ------_ _— --- __..__ - --- -- , � ----- ! �--- -- CiEy ot Cleanvafer Engineerirtg/GIS � � � � � u ' Institutional Innd use is permitted in two separate areas. It is permitted along N. Myrtle Avenue and ad jacent to the murina where the Little Cleorwater Theater is locoted. These current institutional uses are expected to remain in the area. In addition, this city owned land at the gateway to the Seminole Bont Ramp should be considered for a new city park or civic area. The office/residential Innd use on N. Osceola Avenue occupies only 2.25 acres in the Expansion Area. The predominating (and use here is small scale residential. Some commercial and � institutional uses that front N. Ft. Harrison Avenue continue through the block to N. Osceola. The permitted floor area ratio is 0.5 in this area. , In addition, multiple family units nre permitted at 25 units per acre. However, if Z or more acres are � consolidated as one development site, an increased density of 50 units per acre is permitted. � � � � � It is intended that small-scule residential remain permitted in this aren, but office use would be preferred. It is also intended that any use that fronts N. Ft. Harrison Avenue moy extend to N. Osceola Avenue. Such a use may not front N. Osceoln Avenue, but parking, retention and loading 27 may be located here. If n use does extend to N. OsceolQ Avenue from N. Ft. Harrison Avenue, it must be properly buffered in order to preserve the residential/office chnracter on N. Osceola Avenue. The office/residentinl land use is also designated for the blocks between N. Garden Avenue and the Pinellus Trail. Single-family is a permitted use in the area in effort to preserve and enhnnce the existing neighborhood character. New single- family development is permitted contingent on the accumulation of ut least 5000 square feet of land. Small scale, low-rise office and multi-family development are expected in this area. It is required that office or institutionQl uses be located on at least 10,000 square feet of property and the permitted floor area ratio is 0.5. Multi- family is permitted on parcels equaling one acre or more at 25 units per acre. The remainder of the Expansion Area is designated as office/residential/commercia) IQnd use. The intent is to create Q"main street" along N. Ft. Harrison Avenue and encourage pedestriQn activity. This IQnd use is permitted in the blocks that front N. Ft. Harrison Avenue as well as on the land where the marina is located. This area is intended to remain as a commercial corridor with retQil, office, and mixed uses dominating. The eventual removal of vehicle services nnd industrial uses is desired along N. Ft. Harrison Avenue. The permitted floor area ratio is 0.5 in this area. In uddition, multiple family units are permitted at 25 units per acre. However, if 2 or more acres are consolidated, an increased density of 50 units per acre is permitted. Plan Policies In order to address the issues and opportunities within the Northwest Expansion Area and to fully implement the land use plan, the following policies should guide development within this nrea. 1.1 Scale and context of buildings should promote a pedestrinn friendly environment. 1.2 New development, renovations and expansions will adhere to downtown design guidelines. 1.3 Shared parking should be accomplished wherever possible. : 1.4 Consistent zoning and appropriQte land use requirements should exist throughout the Expansion Area. 1.5 1.6 Connection between Clearwater Harbor and the Pinellas Trail should be accomplished. The Expansion Area should be tied to the downtown core. 1.7 Gnteway signage should be erected at the north boundary of the area in order to � identify it as the entry to Downtown. In oddition to these generol policies, policies hove been deve%ped for each lond use in the Northwest Exponsion Ar�eo. 1.8 Recreation Area a. The Seminole Boat Ramp will be mQintained as a recreation site and will be recognized as an area attraction. �i � i� b. The Seminole Boat Ramp should be improved with the addition of elements such ns picnic areas, park benches and landscaping. c. Part of the land area associnted with the Seminole Boat Ramp should remain availnble for overflow parking for the Clearwater Little Theater. 1.9 Residential Area a. Any new development, renovntions or expansions should be designed to create an urban pedestrinn environment. b. The City holds rights-of-way that dead-end at the harbor and they should be retQined and improved. c. New large-scale residential pro jects should contain elements that encourage pedestriQn use. � � 1.10 Institutional Area a. The City owns a group of parcels at the intersection of N. Osceola Avenue and Seminole that could be consolidated, improved and benutified in order to serve as a civic node and entryway to the hurbor front. b. All government properties should be landscaped, buffered and benutified appropriately. c. New uses in the institutional areas should be consistent with surrounding scale and land use. 1.11 Office/Residential Aren on N. Osceola Avenue Q. Any commercial or mixed land use that fronts N. Ft. Harrison Avenue may be continued through the block to N. Osceola Avenue. If this occurs, the non-conforming use must be ndequately buffered from the surrounding properties with materials such as landscaping or fencing. b. Portions of N. Osceola Avenue may be vacated for a (arge development pro ject located along the waterfront, provided all traffic impacts can be mitigated. 1.12 Office/Residential Area east of N. Garden Avenue a. Uses along the Pinellas Trail should be oriented toward the Trail. b. The City holds rights-of-way that dead-end at the Pinellas Trail thQt should be retained and improved. c. Alleys mQy be vacated when land is consolidated nround it. This is contingent th4t such action will not adversely affect other property owners, limit access to property or disrupt traffic patterns. 30 J e. Land should be consolidated for new development where appropriQte. Industrial uses should eventually be removed. 1.13 Office/Residential/Commercial Area a. Visual connection along N. Ft. Harrison Avenue should be strengthened through common landscaping, street trees and sidewalk improvements. � , I I L� ' � � � ' b. Trnffic calming should occur on N. Ft. � Harrison Avenue. � c. Native shade trees should be used for IQndscaping and traffic calming along N. Ft. Harrison Avenue. d. Vehicle service and industrial uses should eventually be removed, and relocated, especially those that front N. Ft. Harrison Avenue. e. � � � � Land should be consolidated for new � development where approprinte. � � ' � � � � f. Mixed-use development that has office and retail uses on the first floor and residential uses above are encournged nlong N. Ft. Hcarrison Avenue. g. New development on N. Ft. Harrison Avenue should be oriented toward the street to encournge pedestrian activity nnd a dynamic street life. � h. Drive-through services or businesses nre discouraged in the Northwest Expansion Area due to their non- , pedestrian orientation. , Infrastructure Impacts Since the 2000 UpdQte Plan makes changes to the , land uses permitted in the Northwest Expansion Area, infrastructure impacts were calculated and � compared to the impacts generated by the priority land uses identified in the 1993 Plan. � � � � The new land use plan is pro jected at maximum build out to a total include 582,321 square feet of commercial and office floor aren and 755 31 residential units. These numbers indicate an overall decrease in floor area ratio nnd residentia) units from the numbers in the 1993 Plan. The 2000 Plan proposes 261,087 fewer square feet covered in the Expansion Aren and 431 fewer residences, reflecting a more realistic development expectation. Traff ic generation, water consumption, sewer use, recreation use, and solid waste production are all pro jected to decrease with the 2000 Plan as well. The potential development in the 2000 Plan Update could produce 433 fewer vehicle trips per dny. Water consumption wns pro jected at 381,040 gallons per day in the aren in 1993. The 2000 Land Use Plan Update could reduce this to 247,098 gallons, an overall decrease of 35%. Sewer rate pro jections were reduced from 304,832 gallons per day to 185,543 gallons per day in the 2000 Plan Update, an overall decrease of 39%. With the new impact analysis, pro jections for solid waste production in the Expansion Area were reduced by 1,573 tons per year. In the 1993 Plan, recreQtion areas were expected to increase by 11.63 acres. In the 2000 Plan Update, the recreation demand should increase by only 7.4 acres. See Appendix 3 for the detailed calculations Qnd comparisons between the original plan and updated plan. 32 i � � � ' � � Recommendntions In order to implement the land use plQn nnd pinn policies, the following actions should be taken: • Consolidnte zoning within the Northwest � Expansion Area by rezoning the entire area to the Downtown zoning district. • Develop an approved list of plant materials, primarily consisting of nntive species, to govern public and private landscnping that will assist in crenting an identity and n consistent image for the area. • Traffic calming projects on N. Ft. Harrison Avenue including more landscaping, cobbled crosswalks nnd extensive use of shade trees could lead to a more attractive, safer neighborhood. • Develop a plan to connect the hnrbor with the Pinellas Trail including new park spnce, an enlQrged, easily identifiable walkway and common streetscupe. � 33 • Target and educate property and business owners with information regarding the financial incentives availnble in conjunction with the Brownfields, Enterprise Zone and HUB zone areas. • AnQlyze and implement capitnl improvement projects in order to improve the conditions of roads, sidewalks, public landscnping, street furniture, parks and utilities. • Use impact fees from new development to improve nnd develop public space, parks and ronds. • Add improvements on the Pinellas Trail including benches, w4ter fountains, and shade trees. • Coordinate efforts with the Economic �evelopment Depnrtment in order to attract quality developers and businesses to the area. • Downtown zoning district should be amended in order to allow single-family use in the easternmost Office/Residential Area of the Northwest Expansion Area. 34 � � � i � � 0 i 1 1 i 1 1 1 � � � ' � L_J � r-� L� � � a L_J i35 Southwest Expansion Aren Existing Conditions Area and LocQtion The Southwest Expansion Aren represents 18% of the total Periphery Plan IQnd area. It is comprised of 57 parcels of land nnd encompasses 20.87 acres. It is bounded by 5. Ft. Harrison Avenue on the west, Chestnut Street on the north, East Avenue/Pinellas Trail on the east and Druid Road on the south. The northern boundary area and n portion of the eastern boundary abut the Downtown Redevelopment Plan Area. The Hnrbor Oaks National Historic District and the South Ward Elementary School are located on the west side of 5. Ft. Harrison Avenue across from the Southwest Expunsion Aren. Map 1 depicts the boundaries of this Expansion Area. Expansion of Southwest Areu Boundaries Upon examination of the Southwest Expansion Area and its relationship with the Community Redevelopment Area boundary, it was determined that one parcel of IQnd on Chestnut Street is located in between these two plan areas nnd not 36 formally within either pian boundary. The Southwest Expansion Area boundary is being extended to include this one parcel. Existing Land Use and Zoning The Southwest Expansion Area has an underlying future land use category of Central Business District (CBD), which has been in place since 1993. The predominant zoning district in this area is Commercial (C), encompassing approximately 88% of the Southwest Expansion Area. Approximately 11% is zoned Office (0). The added parcel located on Chestnut Street is zoned Downtown (D). The Expansion Area is bordered by Downtown (D) zoning to the north, Commercial (C) and Downtown (D) to the enst, Office (0) and Commercial (C) to the south, and Commercial (C), Institutional (I), Medium Density Residential (MDR), and Low Medium Density Residential (LMDR) to the west. Table 2.1 and Map 5 depict the existing zoning. Land uses in this area include residential, offices, vehicle services, parking lots and vacant land. Tnble 2.2 and Map 6 indicate existing (and use in the Southwest Expnnsion Area. � ;� � ' I � I i � , ' � Tabie 2.1: Existin Zonin Existing Number of Amount of Percent of Zoning Parcels Acreage Acreage Commercial 48 18.38 88.04% Downtown 1 0.15 0.73% Office 8 2.34 11.23% Total 57 20.87 100.00% Source: City of Clearwater Planning Department October 2000 � II � 37 � Table 2.2: Existin Land Use Land Use Number of Amount of Percent of Parcels Acrea e Acrea e Single Family 5 1.04 4.98% Two Family 3 0.59 2.86% Multi-Family 2 0.26 1.22% Office 9 2.33 11.18% Retail 4 1.17 5.59% Vehicle g 8.10 38.81 % Services Institutional 3 0.77 3.68% Industrial 1 0.16 0.78% Utility/ 3 1.67 8.00% Infrastructure Parking 13 3.76 18.01 % Vacant 8 1.02 4.88% Total 57 20.87 100.00% Source: City of Clearwater Planning Department October 2000 Map 5 Southwest Expansion Area Exisfing Zoning � D I O Commeraal Downtown Institutional Office N W E S ]W 0 ]00 �50 BOOFSet Data Sou�e: Cily of Clearv�ter Planning Department October 2000 Cily of qearvvater Engineering/CAD ' � � � � � � ' � � � � � Map 6 Southwest Expansion Area Existing Land Use 0 Singie Family -;,�$,� Two Family - Multi-Family � Office � Retail - Vehicle Services � Industrial Uti l ity/I r�f rastructu re - Parking - Institutional � Vacant N W�E 100 0 100 200 300 Feet S Data Source: City of Cleanvater Planning Department � October, 2000 � --� �__ � _� i , ; I , � � ��, _ i � -- -- - , � -_�-� � - I - � r- � ' � � � � i � � ! - — -- �-- -1 j i ` i ; , �, ; i, i , i i i � , � , � --� -__� ; , _ � + � � .__ F ; � ; i �, � ! � i I� � � ! � � 1 ' ' � - �--- ----- ' � ' ---' ' ---� � �-�- � --! -- 1 �--- I � � � � a, , �; �� i i �, , ! , � , I j� -_-'_'_�'__- � I--� � I I � � -� ! � Ii __ _J__.. i�i1BS�lllf.Sff6Bt .___'__ -�__'"' � � __ -------- i -�' — ! ; -; :_ _ _--- m .._____'_'__'____.._.__ � -; � ig __...- i � -' ____._.___-_'J LL � -, .I ' --I — : � ' ' i ' ; i�� I C-i� �--_.� !, , , �_._;__ � I � I � I �--- � T� S�t � i ; ; ' ------- ' I ------------- ; ------ ---- ------ I � � r-----____---- ---- Raa.---- - j � , I � : � � -�-- i i I__.—__.__I I I � I r-- -�---li ..._II II . _.._ _ II� '--.__ i _ i . . . .i� �� _ I ' I II ' i j � ------ - 'j i j � ; ! , . . � � i . � , � � , � --- i � ' I_._-----._....----- I � -;- �- � ;---. ; ; m � m ' ; i ' '- � � – _- ! ��' --- - -- - -----r _, , ;i ; i j i i----�-! ; � ' i —'_ ` �__F i _"i___ ;;i �. i� :, j i � , , � ' .__i_---�--'.-- i Wne Sheet - -T�--,--- � � i � ; � i i � ' ' ; � I ;_.__�_._�___ �.._�_I _ � I i � � , � , , ; � ; i � i i I I � ! I City of Geanvater Engineering/G1S Area Ch4racter and Conditions The 5. Ft. Hnrrison Avenue frontage is primarily occupied by vehicle service uses and a sc4ttering of retail uses. There are very few buildings within this Expansion Area that have frontage on this street; however, there is Q significant amount of impervious surfaces. The mn jority of this frontnge is occupied by paved nrea used for the parking nnd displaying vehicles. The right-of-wQy is 70 feet in width and supports n four lane undivided street with sidewalks on both sides of the street. The overall condition of the sidewniks � 41 is average; however, the most southerly section is in poor condition. There is a small secfion of the Street that has n small tree lawn, whereQS, the area between Druid and Turner has no IQndscaping. One bench is located near the intersection with Turner Street and is the extent of street furniture found within the entire Southwest Expansion Area. A mix of uses including offices, parking lots, single-family homes, vacant land and outdoor storage of vehicles characterizes Turner Street. Several residentinl structures have been converted to offices and the general condition of the structures fronting this street is good. Turner Street is a two-lane, 60-foot right-of-wQy. There nre sidewalks on each side of the street and a tree lawn along the ma jority of the street. Portions of the sidewalk between 5. Ft. Harrison Avenue and Indiana Avenue are not well maintained. This street mnintains an urban residential character. Indiana Avenue is a 34-foot right-of-way with sidewalks located on the east side of the street. The portion of the right-of-way between Harold Court and Pine Street has been vacated; however, the pavement still remains and is regulurly used. Vacnnt property and underutilized vehicle services occupies the west side of the street nnd n retail use, institutional use and vacant land occupy the east side. Harold Court is a dead-end 50-foot right-of-way that is used by severnl residential properties and a wnrehouse building. Sidewalks exist only along the northeast corner parcel. This street is chnr- acterized by one poorly mnintained property with the remaining developed properties in average condition. The area is very non-urban in character. Pine Street is a 50 to 60 foot right-of-way and is genernlly occupied by vehicle services and several residential properties. The buildings are in average condition with one being less than nverage. No specific character can be identified for this street due to nn abundance of vacnnt land. The easterly segment of this right-of-way is unimproved where it connects with the East Avenue right-of-way, also known as the Pinellas Trail. Two parcels, one for utility purposes and the other for parking, nre adjacent to the unimproved section of Pine Street. � 42 � � � � � ' � LJ � � � � � � The Southwest Expnnsion Area boundary abutting Chestnut Avenue only consists of five parcels. The right-of-way is 60 feet in width and contains a small sidewalk and tree-lawn. Well-maintained low- rise office buitdings chnracterize this area. Druid Road is mainly occupied by office uses but nlso has retni) and residential uses. This street is ch4racterized by well-maintnined properties nnd has the most landscaping found within the Expansion Area. The Druid Road right-of-wny is between 60 and 70 feet in width. Sidewalks are also located Qlong the north side of the street, as well as a small tree-lawn. The Pinellas Trnil is � 43 located on the south side of Druid Road and locnted just outside of the Expansion Area. Significant landscnping improvements including the use of pQlm trees have made a positive impnct on the Expansion Area. There is a significnnt amount of trees/pinntings on private property and all of these improvements together greatly enhnnce the street appearance. The extensive vegetation visually links Druid Road to the wooded appearance of the Harbor Oaks Historic District located across the 5. Ft. Harrison Avenue nnd Druid Road intersection. Ownership Patterns There ure twenty-four different property owners within the Southwest Expansion Area. Four landowners possess 61% of the total land area found in this areQ. Two governmentnl agencies own land within this areQ. Pinellas County, a major landholder, owns 11% of the land area, excluding the Pinellas Trail. All of the County's property is used for parking for nearby County offices. The City of Clearwater owns 2.8% of the Southwest land area and uses it for drninage purposes. Private companies and individuals own the remainder. 44 Relationship to Downtown Redevelopment Area Plan The Southwest Expansion Area abuts an area of the Downtown Redevelopment Plan aren along the northern boundary to Turner Street. This area of the downtown plan permits 70 dwelling units per acre and a floor area ratio (FAR) of 5.0 for nonresidential uses. It also permits building heights of up to 15 stories. The Downtown Redevelopment Land Use Plan permits retail uses in the vicinity of Chestnut Street and 5. Ft. Harrison Avenue, commercial/office/residential uses north of Chestnut Street and public/government uses to the northeast of this area. Transportation The primary traffic f lows within the Southwest Expansion Area are located along 5. Ft. Harrison Avenue. This principnl arterial, also known as Alternate Highway U.S. 19, has an existing level- of-service of C or better according to the Transportation Element of the Clearwater Comprehensive Plan. According to the 2000 Level- of-service Report prepnred by the Metropolit4n Planning Organizntion (MPO), 5. Ft. Hnrrison Avenue in the vicinity of Court Street has a volume � � � ' � � �� ' � � � �', � � � ' , of 21,828 average trips per dQy. The 2020 ipro jected leve�-of-service for this nrterial is D. �� Chestnut Street, which is Q one-way minor arterinl, has a level-of-service E. Traffic volumes equa) 10,864 average trips per day and the street is � operating at approximately 50% of capacity. However, the 2020 pro jected level-of-service for � �. � � ' � , � � this street is F. Druid Road is a collector street and has an existing level-of-service C. Traffic volumes for Druid Road in the vicinity of 5. Myrtle and 5. Ft. Harrison Avenues avernge 5,351 trips per day. The pro jected level-of-service rating in 2020 for this collector between 5. Ft. Harrison 5. Myrtle Avenues is D. All other streets within the Southwest Expansion Area nre considered locnl streets and have no level-of-service standards. There are severnl Pinellas Sunconst Transit Authority bus routes that traverse 5. Ft. Harrison Avenue. Two bus stops are (ocnted on the northbound lane within the Southwest Expansion Area; however, there nre no bus shelters at either � 45 stop. Bus service is nlso found on Chestnut Street with one bus stop located within the plan boundary. Utilities The City of Clearw4ter maintains a water use permit from the Southwest Florida Water Manngement District in order to produce potable water from Cleurwater's active wells. The City also obtuins w4ter supplies from Pinellns County. The current level-of-service standard is 120 gallons per capita per day. The Southwest Expnnsion Area is (ocated within the Marshall Street District for wastewater services. The Marshall Street wastewater treatment facility provides service ut a rate of 114 gallons per capita per day. City-wide sewuge flow rates pro jected for 2010 will utilize seventy-four (74) percent of the system's capucity. The City of Clearw4ter is responsible for the collection of solid waste and Pinellas County is responsible for its disposal. The level-of-service standards established for the City is 7.12 pounds per capita per day. It is pro jected that this level will be maintnined through the year 2010. Recreation The Pinellas Trail is the only recreation facility located in the Southwest Expansion Area. Other developed recreational land close to this area is the BQyfront Tennis Courts and Station Square Park located in downtown. To the south of this area is Norton Park, which is located nt the intersection of 5. 6reenwood Avenue and Lakeview Road. 46 The current level-of-service standard is 4.9 acres per one thousand persons. There is currently excess capacity in the recreation system. � � ' � � � ' � , � LJ � i 1 , � Issues and Opportunities � Based on the location and existing conditions of � the Southwest Expansion Area, the following issues and opportunities hnve been identified. Issues • Area has two different zoning designations that hove different intensity standards and permit uses which could be incompatible. • Lack of identity/image limits desirability of the area. • Lack of landscnping along 5. Ft. Harrison Avenue creates un4ppeQling look. • Significant amounts of unused impervious areas are a visunlly negative influence in the aren. • Traffic circulation system is limited due to three dead end streets and an unimproved East Avenue between Druid and Turner Streets. • Poorly maintained condition of properties located adjacent to the east boundary of the � 47 Southwest Expansion Area may deter desired development. • Large percentage of IQnd owned by Pi nel las County is used for parking for County offices nnd leaves this urbnn, downtown area underutilized. Opportunities • Future Land Use designution of Central Business �istrict provides the most flexible land use potential in the City. • Close proximity to downtown core associQtes this area with high intensity, business district uses. • Significant amount of vacant nnd underutilized land enhances redevelopment opportunities. • Current ownership patterns present opportunities for redevelopment becnuse n significant amount of land is owned by a few property owners making land assembly easier to accomplish and potentinlly less expensive. • Proximity to established historic neighborhood associates this Expansion Area with a desirable neighborhood. • Proximity to Morton Plant Hospital makes this a desirnble area for medical offices and an amenity for potentinl residents. • Location in Brownfields Area, Enterprise Zone nnd HUBZone enables property and business owners to be eligible for certain financinl incentives for development and business expansion. • Northern boundary of Expansion Aren �on Chestnut Avenue will become gateway from the Bench into downtown. • Existing established office development on Druid Rond provides stability to the area. • Close proximity of the Pinellas Trail provides recreational Qmenity for future residential/ commercial/office redevelopment. • Unimproved Pine Street right-of-way that connects with the Pinellas Trail is land that � could provide a spur to the Pinellas Trail and provide land for recreational purposes. � 48 i �� 1993 Periphery Plnn Annlysis The 1993 Periphery Plan intended the Southwest Expansion Area to serve as n support aren for the Core district and Downtown Clearwater as a whole. The priority land uses identified for this area was high intensity residentinl development, mixed residential/office, nnd industrial nnd assembly uses of a high tech nature. The Plan encouraged an urban park to be developed to support anticipated residential development. It also stnted that a stormwnter retention pro ject was likely in this aren. The tand use intensity for the Southwest Expansion Area was 50 dwelling units per acre for residential development. The allowable FAR for office development wns 1.0 nnd for industrial uses was 0.5. � Table 2.3 depicts the proposed brenkdown of land uses in the Southwest Expansion Area. The total acreage does not include any land for the proposed , stormwater facility; however, the pinn text noted that the park nnd retention facility could be a � combined fncility. The totnl acrenge accounted for equals 18.9 acres. , 49 Tahip ?_3� 1993 Permitted Land Uses Land Use Amount of Acreage Residential 7.2 Office 3.5 Industrial 7•2 Park 1.0 Totat 18.9 Source: City of Clearwater Planning Department 1993 Periphery Plan The origina) plan did not have a land use map, however, it pro jected an increase of 360 residential units. It also anticipated an increase of 152,460 square feet of office space and 156,820 square feet of industrial uses. The plan also eliminated retail as a permitted use in the Southwest Expansion Aren. The luck of a map governing the location of permitted uses makes it difficult to ensure the desired development occurs in the most appropriate locntion. It nlso made it difficult to project how traffic impacts would be distributed. While residential and office uses are appropriate for this area, industrial is not conducive nor potentially compatible with the area. Typical impacts associated with industrial uses such as traffic and deliveries, nre neither compatible with residential uses nor within a downtown environment. Also, the general compatibility with the surrounding area that includes the South Ward Elementary School, Harbor Oaks historic neighborhood, church, and office uses is questionable. The transportation network in this vicinity is also not supportive of industrial uses. The land use plan also predicted the need for a regional stormwater facility. At this time, there are no plans for or any discussion supporting the construction of such a facility in this area. The use intensity analysis concluded that there would be substantial impacts on wQter and sewer services, but existing surplus capacity would accommodate the pro jected impacts. The analysis Qlso indicated a decreased impact on transportntion. With regnrd to recreation, the Plan projected that the proposed one-acre urban park would mitigate any impacts on recreation facilities; however, the plan notes an existing surplus of recreation facilities. It is difficult to fully evaluate the infrastructure analysis becQUSe no explanation of inethodology was included in the plan. � i ' � � t ' , � �J � � � � � �J 2000 Periphery Plnn Updnte Southwest Expansion Land Area Based upon an extensive review of the Iand aren in the Southwest Expnnsion Area, including the use of 6eographic Information Systems technology, it hns been determined that the Southwest Expansion Area encompasses 20.87 ocres instead of 18.9 acres as indicnted in the 1993 Plan. Land Use Plan The land use plan in the Southwest Expansion Area is to be controlled by n generulized land use map that specifies development potentinl, as well as by policies found in this plan. Table 2.4 and Mnp 7 depict the permitted land uses and development potential. The land use pl4n permits office/residential/ commercial uses nlong the 5. Ft. Harrison Avenue frontage. The amount of land designated for this mixed-use designation is approximntely 4.14 acres. Single use or mixed-use development is permitted, with mixed-use being preferred. The allowable floor area ratio for commercial and office 51 development within this area is 1.0 and the permitted density of residential uses is 25 dwelling units per acre. A density bonus of 25 units per acre is available for parcels exceeding two acres; therefore, bringing the totnl permitted density to 50 units per ncre in that instance of a larger development site. There are no impervious surface ratio requirements. Table 2.4: Periphery Plan Land Use Land Use I Number of IAmount oflPercent Parcels Acreage Acreage Office/ Residential I 51 I 16.73 I 80.13% Office/ Residential/ 6 4.14 19.87% Commercial Total 57� 20.87" 100.00% Source: City of Clearwater Planning Department October 2000 " Some parcels ore technicnlly within both the Office/Residential and Office/Residential/Commercial Area. These were counted with the category in which most of the parcel aren is found. "! Despite the splitting of parcels between Office/Residential and Office/Residential/Commercial, these numbers are measured according to the areas as designated on Map 7. 52 , ' � ��'� U ' �1 J �J � u � � � 1 � ' ' ' � Map 7 Southwest � Ex ansion Area � � �� Land Use Plan � Office/Residential � Office/Residential/Commercial Permittecf FAR - 1.0 Permitted Density � <2 acres- 25 units/acre >2 acres- 50 units/acre ' N W�E 100 0 100 200 300 Feet s Data Sou�ce: City of Cleanvater Planning pepartment ' October, 2000 � I r---,� � i i r-----� ' � i ' �� ,; ,--__ ; , _--�...__— _. _'__ L-_..-: _ _ ,_-----_----_ ; ,-----_ �� --� ; �� , � �--------_- � , -----_--- _-� � --- �-_--_-_!. -� � �--- -,, � � _--_ ----, ; 4------� ; � '; ---- ; _ _ I ! ---�—�___.� ---I i -----------i . I� I �! ; i! � i�; i -_" ___ ____'__""J � m Q 0 .y .i _ � LL �-----,-. _._-- _----- - ;� � ; , ; , i � ; � ,...._____t.._..__ -. _.-'r__.'_I I i � i I ' j_'_� ' -- ._ _.__ _._l_..__-- __._. � , Druid Roed — -------------- - .------, �, ---.._._----_._._..___......__.. �--. ; I , , i , , ; � ; , ',' i ; i i -- ...._—; � j �i � ----� 'i -- � r- -T i � --'T----� —= --- --- j ! � i - � � -- i i �—_ ;I ;I i------- ,, �� , ,, : � ___...�.�___-__.__.�.;_:__.___.- _' Chestnut Street Turner Street � ;Q . � -�-- r _--------- ; i , � ! -- --, --T-- i � i ; -- � - -: - I � I.. i �i i i ' I l' �� '� _! -" Pine Street -- - -�-- i i ; i ! � ': ! I � � I .._____._ _-.._'__._-� � ' ; '_..— i �I Cify of Cleanvater EnginesringlGlS , If property with frontage on 5. Ft. Harrison Avenue is assembled and extends beyond the office/residentinl/commercial limits, commerciQl uses will be permitted beyond that boundary provided the use is oriented to the 5. Ft. Harrison Avenue frontage. The remainder of the Southwest Expansion Area (16.73 acres) is designnted for office/residential uses. The permitted FAR and density is the same as the office/residential/commercial area. The Community Development Code shall determine permitted office nnd commercial uses, as well as height, pnrking and sign requirements. Residentinl development shall be in the form of attached units. No new single-fnmily dwellings are permitted in the Southwest Expansion Area. It should also be noted that in nddition to office/commercial uses, parking lots would also continue to be a permitted use. Plan Policies In order to address the opportunities and issues within the Southwest Expansion Area und to fully 55 implement the lond use plan, the following policies shall guide development within this area. 2.1 The scale and context of buildings should promote a pedestrian friendly-environment. 2.2 New development, renovations and expansions shall adhere to the Downtown �esign Guidelines. 2.3 Drive-through services and businesses nre discouraged within the Southwest Expansion Aren due to their non-pedestrian orientation. 2.4 Shared parking should be accomplished wherever possible. 2.5 All parking shall be screened from abutting rights-of-way. 2.6 Visual connection between the Southwest Expansion Area nnd the Harbor Oaks Historic District should be strengthened through streetscaping elements and building design. 2.7 Connections to the Pinellas Trail should be incorpornted in site plans when property is contiguous to the Trail or when the proposed use would benefit through connection to the Trai I. In oddition to these genero/ policies, policies hove been deve%ped for eoch street in the Southwest Exponsion Areo. 2.8 5. Ft. Harrison Avenue a. Treat 5. Ft. Harrison Avenue ns the "main street" of the Southwest Expansion are4. b. Construct new development to the 5. Ft. Harrison Avenue right-of-way line to implement an urbnn character. Any variations to this should only be permitted to nccommodate decorative lundscnping and/or pedestrian amenities. c. Consolidnte parcels with frontage on 5. Ft. Harrison Avenue for unified development between ench block. 56 Larger scale development should act as an anchor for the Southwest Expnnsion Aren, as well as create visual linkage to the Clearwater downtown core. d. Permit residential development Qlong the 5. Ft. Harrison Avenue frontage only if part of a mixed use development. e. Design development along the 5. Ft. Harrison Avenue frontage to create an urban pedestrian environment including ample sidewalks, street furniture nnd pedestriQn linkages among sites. f. Streetscaping improvements should be made along this frontage to give definition to the nrea, improve aesthetics and create a sense of identity. g. Gateway signage should be erected at the southerly boundary of this area � ' ' ' � � ' ' � ' ' ' ' , nnd identify it as the entry to Downtown Clearwater. h. No curb cuts shnll be provided on the 5. Ft. Harrison Avenue frontage where olternative access can be provided. 2.9 Turner Street Q. Develop a unified landscaping theme along the Turner Street frontnge. Native shade trees should be plonted in the tree lawn if the right-of-way can accommodate it or� nd jacent to the sidewalk on private property. 2.10 Pine Street a. Maintain the improved portion of Pine Street in its current configuration unless consolidation of all of the property along this street is achieved And developed ns a unified site pl4n. b. Develop recreation area within the unimproved portion of the Pine Street � 57 right-of-wny that incorporntes a spur to the Pinellas Trail. 2.11 Druid Street a. Enhance visual connection between Druid Street und the Harbor Oaks neighborhood through streetscaping improvements. b. Maintain existing specimen trees locnted on privnte property unless such trees are determined to be detrimentnl to the property. c. Screen QII on-site pnrking from Druid Road. Infrastructure Impacts Since the 2000 Update Plam m�de changes to the land uses permitted in the Southwest Expansion Area, infrastructure impacts were calculated and compared to the impacts generated by the priority land uses identified in the original plan. Specifically, the 2000 Update eliminated industrial uses, added commercial uses and included a land use map. Additionally, there is a discrepancy of 1.97 acres in the Southwest Expansion Aren that must be accounted for when considering impacts (i.e. land not included in the originnl Plan but is included in the 2000 Update). The new (and use plan anticipates a total of 282,269 square feet of commercial and office floor area and 464 residential units. This potentia) development would generate an additionat 514 average daily trips than projected by the original plan. The additional daily PM peak is projected to be 64 trips, which is de minimus. The 2000 Level- of-Service Report prepared by the Metropolitan Planning Organization indicates that QII segments in this vicinity of 5. Ft. Harrison Avenue are a level- of-service C or B and are at 50% - 70% capacity. The proposed ndditionnl trips can be accommodated by surplus capncity. The additional development potential proposed in the plan would also incrense wnter consumption rates by 31, 342 gallons per day and wastewater flow rates by 25,074 gallons per day. These additional impncts cnn be accommoduted by the existing surplus capacity in each utility. . With regard to impacts on recreation, the new land use plan nnticipates n need for 4.54 acres of recreational land to meet the City's level-of- service standard of 4.9 acres of core system parkland per 1000 population. The originQl plan anticipated a need of 3.53 acres; therefore, the updated land use plan generates an increase of 1.01 acres of parkland. This proposed increase would not negatively affect the city's parkland needs since there is excess capncity. Solid waste is pro jected to increase by 546 tons. The City can accommodate this additional increase due to excessive capacity. See Appendix 3 for the detailed calculations and comparison between the original plan and updated plan. i ■I , � , � Recommendntions In order to implement the land use pinn and plan policies, the following actions should be taken: • Consolidate zoning within the Southwest � Expansion are4 by rezoning the entire aren to Downtown. • Attrnct a catalyst pro ject for the Expansion Area through the aid of the City's Economic Development Tenm, which would serve the needs of the ad jacent residential neighborhoods nnd downtown as n whole. • Target and educate property and business owners with information regarding the financinl incentives available due to this area being located in the Area, Enterprise Zone and HUBZone. • Analyze capital improvement projects listed in the plan. Prioritize these improvements in the City's Capital Improvement Plnn. 59 0 • �evelop an approved list of plant materials, primarily consisting of native species, to govern public and private (andscaping that will nssist in creating an identity for the area. • Improve the City's property with regular property mnintenance and improved landscape buffering. ., ! ! ! � � 1 1 1 � � 1 1 1 , � � � , ' � � , ' �l �� _ G'�I Northeast Expnnsion Aren Existing Conditions Areu and Location With 4.20 acres and 21 land parcels, the Northeast Expansion Area is the smallest within the Periphery Plan. It encompasses only 3.63% of the total Plan acreage. This Expansion Area is bound by Prospect Avenue to the west, Drew Street to the north, N. 6reenwood Avenue to the east, and Grove Street to the south. This Expansion Area lies on the northern side of the Downtown Redevelopment Plan Area. Its southern and western boundaries are shared with the Redevelopment Boundary. The Northeast Expansion Area is located just two blocks north of Cleveland Street and the downtown core. Map 1 depicts the boundaries of this Expnnsion Area. Existing Lnnd Use and Zoninq The City's Land Use Map (1995) designates the future land use for the Northeast Expansion Aren as Central Business District (CBD). This area is one of two expansion areas that is currently zoned Downtown (D). The Downtown zoning wns 62 designated for the Northenst Expansion Area in 1993 in the same time frame as adoption of the originnl Plan. This Expansion Area is bordered by Office (0) zoning to the north and Downtown (D) to the south. There is Low Medium Density Residential (LMDR) to the northeast and a combination of Commercial (C) and Office (0) zoning to the enst. Map 8 depicts the zoning pattern in the Expansion Area. The existing IQnd use in this area is divided between institutional, multi-family, office, retQil, single-family, two-family and vacant land. Table 3.1 indicates the existing IQnd use totals and patterns found in the Northeast Expansion Area. Map 9 depicts the land use patterns in the Are4. � � � � r I� � � � ' � � � Table 3.1: Existin Land Use Land use Number of Amount of Percent of Parcels Acrea e Acrea e Single -family 5 0.83 19.62% Two -family 4 0.39 9.40% Multi-Family 3 0.48 11.51 % Office 2 0.49 11.63% Retail 2 0.41 9•71 % Institutional 4 1.49 35.51 % Vacant 1 0.11 2•62% Total 21 4.20 100.00% Source: City of Clearwater Planning Department October 2000 Area Character and Conditions The uses in the Northeast Expansion Area are diverse. However, the mix in the are4 is consistent with uses and use patterns in the general downtown region. Many buildings are in decline with faded peeling pnint, broken windows and overgrown lawns. New renovntion nctivity is beginning to positively transform the character of the aren. The orea is well shaded with many mature live oQk trees. On Drew Street, there is n mix of office, institutionnl, residential Qnd vacant land. Some buildings remain with old paint, overgrown yards 63 ond visible outdoor storage. In addition, some homes have recently converted from residentinl to office space. Several sites are currently for sale, so land use transifion is likely. Drew Street is Q 60-foot wide right-of-wny with four lanes of traffic. It is a fairly narrow arterial that links the downtown to other parts of the city. There is no on-street parking; so all parking is locnted onsite either on the side or rear of buildings. Because this is a street with high traffic volume, there is an overall busy feel. However, several buildings are for snle and others contQin low intensity uses. Sidewalks and shade trees along the street help nccommodate pedestrian traffic and slow down vehicle traffic. Map 8 Northeast Expansion Area Existing Zoning C Commeraal D Downtown I Institufional LMDR Low Medium Densiiy Residential MDR Medium Density Residential O Office N W E 5 aoo o wo aeo eoo Feer Data Source: City of Cl�rvrater Planning Department October 2000 Cily d Clearvrater Engineering/CAD Map 9 Northeast Expansion Are Existing Land Use Q Single Family � Two Family - Multi-Family O�ce - Retail � Institutional Q Vacant N w�Y 10p 0 l00 200 300 Fee1 , , , ; ; , ; , ;�__ ' -- - -- , , � �� _ � - - - - — _ � Q _ _ -_ - - — -- -_- -- - 'a � --_-- — — � � i — 1 , { � �; � _ _- � � m -_ � ' ' ' �' a' � I� ; ; ' II � - __ -- _ - --- - _ _ ___ _ _ Jones Slreet ' i '. . - � . � �, -- ,--- -. . .. ----_ _.___ __. ��: . _.-- '. �'. -- - ' � '' �� . - . . . . i . .---- - . � , ' - . . � �' I�, -, ,., . '' � � ,,. ''� . �' . '. , �' � �. �,,. � . ,,. _ . , �-- , . . : , �� , �� '�. . , I, , , , �., . , , . �. . �, __.-----... __—'--__ .... . . ' � �, . . , � � �., . 'I , . � � � � � ; ,_ - -- � I _ __- 6 E � ' ' � � ' I I i u� ! , ---- �--�_ ! _..---� --__— � �� ------ --- _ _ -- ---- - - — - � � ' �.�., � - i, � �,s � f- � � �__ � � �� cro„a s�se� s' � � � -- _—_ __.__ a �' � ' ' ' I __ - ' � , - _ - lema street - --- �. . . __._._ _ _ , � ___... _-___.. _.....__ __ --- -__-. __ _. - _. _. . , . -_. . _ ._ , , - � ��-- �-� . i . , � -� --- - , . , ' .. --- -_-.._-- . ,, , .. , , -_ - _ �',. _ ,,,. � - - . � �'. . . ,: . . . . .,, , , � � � �' - - - . � �' �� . , 4 _ . _ �� , . . . , � _ --_ . . I!_ _ _� ___ , ' - �� , � ' ! �� - . - '�. I - ' a il ' I Ii - _ , ', ; ' __. --_ -____� '---- ' �__ _ Clevelend Street Data Source: City of Geanvater Planning Department October, 2000 City of Cleanvater Engineering/G/S , Grove Street, a 50-foot right-of-wQy, has Q variety of uses including institutionnl, retail, office, and single-family and multi-family uses. A print shop and a TV repair business locnted on Grove Street are the only retail uses in the Expansion Area. Other uses include a new family counseling center, offices and some residences. Currently, the buildings on this block range from well-mQintained single-fQmily homes to deteriorating multi-family units. Across Grove Street to the south, a large residential development is planned outside of the Northeast Expansion Aren. � 67 Very little landscaping is found in this Expansion Aren. The only significant landscaping pro ject is at the new family-counseling center on 6rove Street. However, this building is located on a dead-end street, next to the rear of a self-storage facility and, therefore, is not readily seen by other users of the nrea. Booth Avenue is a 45-foot, north-south street that splits the Expansion Area into two distinct blocks. A Presbyterian church dominntes the block east of Booth Avenue nnd is the main presence there. Across the street to the west are residential uses. Trnffic is very light on this road and shade trees are prevalent. North Greenwood Avenue is the eastern boundary of the Expansion Area. This street is a 50-foot right-of-wny. Land uses here include multi-family, retail, and vacant land. At the corner of Drew Street and N. Greenwood Avenue is the only traffic light in the Expansion Area. No sidewalk exists on the west side of N. Greenwood Avenue limiting pedestrian access and walk4bility in the Expnnsion Area. Overall, the conditions on the street are less th4n average. The multi-fnmily units nnd associated yard are not well maintained. The retail store is freshly painted however. There is no landscaping on any of the land parcels, but .: several large shade trees are present along the street. The section of Prospect Avenue in the Northenst Expansion Area is only one short block. It is a narrow, unimproved, gravel alleyway with no curbs or sidewalks. In fact, only one car can pass through at a time. There is n fence on the west side that encloses a neighboring school. On the eQSt side are the sides of residential and institutional buildings. This section of Prospect Avenue is not readily used by anyone. West of the Expansion Area is the Clearw4ter Acndemy and a self-storage facility. Most land to ■ , the south is vacnnt and is anticipnted for development soon. Residential and institutional uses are locnted to the east and offices are found across Drew Street from the Expansion Area. This Expansion Aren is included in several economic development program areQS by the Depnrtment of Economic Development. These programs include the Brownfields, Enterprise, and HUBZone pro ject areas. Relationship to Downtown Redevelopment Area Plan The Northenst Expansion Area abuts pnrt of the northern boundary of the Downtown Redevelopment Area Plan. The designated Iand uses for this part of the Redevelopment Plan are Low and Medium/High Density Residentinl. The permitted density here is 7.5 units per acre. Ownership Patterns Ownership in this Expansion Area is diverse. Two � institutional uses in the nren occupy the most acreQge. Together, a church and a fami ly- counseling center occupy 35.5% of the Innd. � Separnte individuals own most other pnrcels. � .� Traffic and Circulation Drew Street, the northern boundary, serves as Q significant east-west traffic corridor in Cleurwater. Most traffic that accesses the Expansion Area does so ulong this street. In fact, Q"2000 Level of Service Report," by the Pinellns County Metropolitan Planning Organization shows that 14,890 vehicles cross the intersection of Drew Street at N. Greenwood Avenue every day. Drew Street is a state maintQined minor arterial for the City of Cleurwater. It is estimated to remain as such into the next decade. The current level-of-service on Drew Street is rated D and is estimated to remain D into 2020. i - � North 6reenwood Avenue is the other m4 jor artery to the area. The only traffic light in the Expansion Area is located at the intersection of N. Greenwood Avenue and Drew Street. According to the MPO, 5,177 vehicles travel on N. Greenwood Avenue at Drew Street every day. North Greenwood Avenue is n municipal collector road that has Q current level-of-service of D. It is estimnted to remain as such into 2020. Grove Street is one block south of Drew Street and experiences much less traffic. Most vehicle traffic comes to the area in order to nccess specific uses on Grove Street. Grove Street can be used as an alternative to Drew Street, only between N. 6reenwood and Booth Avenue becQUSe it dead-ends to the west of Booth into an unpaved alley known as Prospect Avenue. Several bus routes provide nccess to the Expansion Area. There are routes on Drew Street and N. 6reenwood Avenue, as well as on 5. Myrtle Avenue to the west, nnd Cleveland Street to south. In the Expunsion Area, there are three bus stops. On Drew Street, there is one eastbound stop and 70 one westbound stop. On N. Greenwood Avenue, there is one southbound stop at the corner at 6rove Street. In addition to this stop, there is a northbound stop just south of 6rove Street and another just north of Drew Street. Utilities The City of Clearwater maintains a water use permit from the Southwest Florida Water Management �istrict in order to produce potable water from Clearwater's active wells. The City also obtains supplies from Pinellns County. The current level-of-service is 120 gallons per capita per dQy. The Northeast Expansion Area is located within the Marshall Street District for wastewater service. The Marshall Street treQtment facility provides service at a rate of 114 gallons per cnpita per dny. City-wide sewage flow rates pro jected for 2010 will utilize seventy-four (74) percent of the system's capacity. The City of CleQrwater is responsible for the collection of solid wnste nnd Pinellas County is responsible for its disposal. The level-of-service standards established for the City is 7.12 pounds ■ � h t thi level per capitn per day. It is pro�ected t a s � will be mQintnined through the yenr 2010. � ' Recreation No recreation facilities are located within the Northenst Expnnsion Area. The closest developed recreationat land to this area is Plaza Park located � just north of Drew Street. The current level-of-service standnrd is 4.9 acres � per one thousand persons. There is currently excess capacity in the recreQtion system. � � LJ � i � i 71 Issues nnd Opportunities Based on the location and existing conditions of the Northeast Expansion Area, the following issues and opportunities have been identified. Issues • Due to deteriorcated state of building structures, any new development or renovations could be costly to property owners. • The Iack of sidewalks on west side of N. Greenwood Avenue limits pedestrian access, flow nnd safety. • Presence of single-family in the Downtown zoning district is nonconforming use. • Smal) size of the Expnnsion Area makes it awkward to treat as a special planning district. • Any changes to adjacent lands will affect future land use and development in the Expansion Area but cannot be predicted. 72 • Traffic speeds on Drew Street and N. 6reenwood Avenue are fairly fast nnd detract from the potentinl for small-scale office and residential area. Opportunities • Location along a major traffic and transportation corridor, �rew Street, allows for easy accessibility. • Existing bus line allows for accessibility and could help decrease car traffic and congestion. • Existing Downtown zoning is consistent with the Central Business District Plan category, therefore no rezoning is necessary and no new nonconformities will emerge. • Lack of impervious ratio standards all�ws for more flexible development. • Close proximity to existing improvements and approved pro jects encourages other developers and IQndowners to improve properties. i I ' • Old, native shade trees could provide amenity � to new development. � • Some current owners hnve recently invested in upgrading property and buildings so others muy follow suit. • Significant existing tree cover gives nice overall character and therefore increases desirability of land. • Location in Brownfields Aren, Enterprise Zone and HUBZone which makes property and business owners eligible for certain fin4ncial incentives for development and business expnnsion. • Several parcels are currently for sale, so new ownership Qnd consolid4tion is possible. • Close proximity to the downtown core allows residents to walk to businesses and allows offices to be close to the business hub of the City. 73 • Some (arger institutional uses are not predicted to change and therefore will give consistency to the area. 1993 Periphery Plan Annlysis In the 1993 Periphery Plan, priority land uses in the Northeast Expansion Area were identified as medium high density residential nnd mixed office/residential uses. The preferred land use would allow mixed uses along Drew Street and residentia) on the quieter streets that are off of �rew Street and closer to the downtown core. The Expnnsion Area is identified as an important boundary befiween the downtown core and surrounding office/residential land use. The 1993 land use intensity was 28 units per acre for residential development. Office land use intensity was set nt 0.3 FAR. The total acreage counted in 1993 was 4.3 ncres. The propose�d intensity could have an increase of residential units by 78 and office development by 1,025 square feet. However, institutional development was anticipated to decrease by 21,840 square feet. In general, the 1993 Plan showed that development intensity would decrease overnll. No further annlysis of impacts was conducted for the Northeast Expansion Area in the 1993 Plan. 74 Table 3.2 depicts the breakdown of land in the Northeast Expansion Area. No land use map was provided. Tahlp � �� 1993 PPrmitted Land Use Land use Amount of acreage Residential 2•8 Office 1.5 Total 4.3 Source: City of Clearwater Planning and Development Services 1993 Periphery Plan � � � � I � � 2000 Periphery Plnn Updnte Northeast Expansion Lnnd Area Bnsed upon an extensive review of the (nnd area in the Northeast Expansion Area, including the use of Geographic Information Systems technology, it has been determined that the Expansion Area is 4.20 acres instead of 4.3 acres as indicated in the 1993 Plan. The following plan nnd all calculations of impacts are based on this current Qcreage. Land Use Plan The Lnnd Use Plan in the Northeast Expnnsion AreQ is to be controlled in pnrt by Q generalized land use map that specifies development potential. Policies are also written in this plan. Map 10 depicts the permitted land uses and development potential. Below is a detniled description of the plan. Table 3.3 and Map 10 depict the Innd use for the Northeast Expunsion Area in the 2000 Periphery Plan. The 2000 Periphery Land Use Plan permits � office/residential uses in the Northenst Expnnsion Area. The allowable floor area ratio is 0.3 with Q � 75 density of 28 residential uses per acre. There are no impervious ratio requirements in this plan. The preferred uses in this area include small-scale businesses and multi-family units. Table 3.3: 2000 Peri he Plan Land Use Land Use Number of Amount of parcels acreage Office/ Residential 21 4.20 Total 100% 100% Source: City of Clearwater Planning Department October 2000 The Community Development Code shall determine permitted office and commercial uses, as well as permitted height, parking, and sign requirements. Because this Qren is pnrt of the downtown, design guidelines will be used to contro) the design and look of the nreo. Residentinl development shall be in the form of attached units. No new single-family dwellings are permitted in the Northeast Expansion Areo. Single-family residences that are attached to office space nre permitted. Overall, the scale and type of uses should remain compatible with surrounding scale nnd uses. � � � � � � � � ' I J� , � � � 76 Map 10 Northeast Expansion Area Land Use Plan � Office/Residential Permitted FAR - 0.3 Permitted Density - 28 units/acre N WYE s 100 0 100 20a 300 Feet Data Source: City of Ctearwater Planning Department October, 2000 . , ; � � --- , i� ; � � � ---� ; ---- �--� � - i , � , � r---- ; ! ----i ; � � , , --I , , ' � ' I ; I . i ; � i I ' i ' ! i ' � : L�.— � i _ .. .�— . ' i � � r- ; --- � ; ; i � ;�_�I i i -----; �I I>!� -J i ; , � , , _ � � �� < < , , �.. `_ ; ,_ , 1Q! .�r-- - _� � : j - � , - ; ! 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' i � ; I I , � ' � I ,; , ; , , ; , _ --- ----� �---�----L--�=-- ____ ' ...---.__i ��-- � : � _ _I i Drew Street --... __._.......-- - - , __ I I --. �, � �..� -- t i j i � � i i _.J Leure Street - -- . ---- - - �----- i----- � ---- I i � i ' I I � I i i ___i_ _—y --i--T-- � -i- i , i __� � � ' i � ---- � � i l � _--- � � L�� Grove Street _---- ,- ----- ------� -- __-- _, � ; ---- -- - --- _� , ----- - � ; i ; � , � , � � � � � � � 3' � i� i � � ? � �-- _____--; � ; ' �, � ------ i d � !J � -- --� —�, i a; i� Q ��'�� ', , ; � � ; � ' �i r � � ; '� , , , , � �i ; , - ' . � ' Si i , � _ �. �'�.. , ; ----- -- I �i � � ' _._` � � � ---....__ ;...--_...__-- ---- -----� � . �i i I - i � I- -----� � .' _ . I _..- � -----I I I'-- i ' r _._..._ r - � --- � � � � i � � � �' � ' � �I I � I �� '_� ' i • �Q�-:....__— �. . � : ; I , i � i_ ' �.__: � ' 'I : , .._.__' .___ _' ' i�i i--�I i I---._.._..-_-fll I I i i i � , , � , � ; � ; , i � i __ ; � i � ; „ ! � , i I i I. �_._._..,--��—�—�-----------� i.---�--L—'-----'---- '----�---------1--- �--...---- ---_---'.__--� Clevelend Street --- ! --- �- -- _ ,..._......,_. r --._�._ _.i_.._.__.� _ ,, � � i i i i i { ; `--- -_ -___.....;---- -- �� --__ _ ._ _..._---- --- ----: � ! - -- . City of Clean�vater Engineering/GIS ■ - � ' � r Plan Policies In order to address the issues and opportunities within the Northeast Expansion Area nnd to fully implement the IQnd use plan, the following policies should guide development within this nreQ. 3.1 No curb cuts shall access Drew Street directly where alternative access can be achieved from side streets or alleyways. � 3.2 New development shall follow the Downtown Design guidelines. � � � � I � I � 3.3 Expansion of non-conforming uses is prohibited, except for general nesthetic improvements. 3.4 3.5 3.6 Pedestrian access and ense of walkability should be increased. New redevelopment initiatives shall try to maintain small-scale character. No native shade trees shall be removed unless they impose a danger to human safety 79 3.8 or a significant improvements. Shared parking wherever possible. hindrance to land shall be accomplished 3.9 Nonconforming uses are encouraged to relocate to conforming locations so that land uses can be more consistent with downtown uses. 3.10 A sidewalk should be developed on the west side of N. Greenwood Avenue. Infrastructure Impacts Because there are no changes in IQnd use and intensity in the 2000 Plan Update for the NortheQSt Expansion Area, the impacts on infrastructure are not anticipated to change. Recommendntions In order to implement the land use plan and pinn policies, the following actions should be taken: • Examine the potential for a pedestrian corridor between the Expansion Area and the downtown core. • Target and educate property and business owners with information regarding the financial incentives available from the Brownfields, Enterprise Zone, and HUBZone initiatives. • Anulyze capital improvement projects listed in the plan. Prioritize these improvements in the City's Cnpital Improvements Plan. • Due to its small size, location surrounded by the Redevelopment Area Plnn, current land use of Central Business District, and current zoning of Downtown, the Northeast Expansion Area should be re-examined for future inclusion in the Community Redevelopment Area. � i LJ � � � � � � , 80 � � �'� � / � �?� � T~'! ; � t ^ �; �:._, �# �S, 3 � � �� ,� �. i:° ��Wti�+r`��- ( `<`'i�`a ,��l�� ' � — �� ; �� . ' �. ., � , .��_ .. � _ . �.�.--�- - � - € � ___, . ; a •. '� ��+� ,z�� ;4;c � �'s` 'f ��?�r� � : � �' ��..; , . .�;�� y�y� y�.-:,!r m� °� � fti _ ., b �'�L° � ' � - � .', y�,�..e..,......, S r - .z`�*�,. . �=. Jt*'� �� ri�a,..r'�.-� re ^��ce'�^��s ,:"y;'w',,� • �� ,' • �� !% �b � � • f �, '_ � � �,.. , .t ��. , , _ - � , - �'^ r�y , _ � , � . �_ i � , - . �':�r-a� ., - _ , . __ �- ..., ,. . -;_._ , ' - ' � :- , . , y _ ' -.�. � - . . a '� `..�. .- ..,.:. . 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T � � � ,r � xs�" � � ��'.�, �; s' � t�: �� .�t fi € � � *X„�,S � • � �� ,��+4 , s ,'' �t a °?� �� g��„��,� � �" w � .3� ,s A� � x ;'""�'� � .�`� 'y '�� s y : �� e " � =�r , ��„ .s� � a ;,�� '�� '� ?m w"�i, a�� '�a, d.e ,� 1 �� , �v',%� y,z �' n f z�v ffis t w� �� x � ^.?d��"f@ . �+�p %� �a�-r .� - �*�'n � ' p„ . ,� r ,r �,�o-z . , � ra'4'S'�+'� ��^�" � 5� �,�j '�� »da�A4i - s � �" .a, d � � t.s� � .a .' �`"*� � s � �� [` s ` � -'�'� ��'�� ,�m. � -�'�,,��°d.��kF-r >, 8�� s-�3f �r ., �"�x`�„� r �.r ,. ��..<� ,sr�,�a,1�' ^ Y + �� ,$ $ > � .�y .�� , r �,,, ; � - ,� , . q �. a ' a � #' #�' -"' 1� *b �� ro a � 8✓ awz � � a'.�5, io^ , �'' #s �a"%�:� ., ,. . �� ._ y' _ _ _.� . �s.�.�.�. � �`�.a r�a?z�s.� �.,r�.�c.,�,��>'_�"�,_..xn_ ' "g �._.-��` . .a.n'r�..:... 't. `1,« .e._,.. « � Y �� Southenst Expansion Aren Existing Conditions Area and Location The Southeast Expansion Area represents 21% of the total Periphery Plan land area. It is comprised of 108 parcels of land and encompasses 24.24 acres. It is bound by Ewing Avenue to the west, Missouri Avenue to the east, Court Street to the south, and Pierce Street to the north. IMR Global Hendquarters is located to the east and north and the future site of the Town Pond is located to the west of the Southeast Expnnsion Area. The entire northern and eastern boundaries abut the Downtown Redevelopment Plan Area. Map 1 depicts the boundaries of this Expansion Area. Expansion of Southeast Area Boundc►ries Upon examinntion of the Southeast Expansion Area and its relationship with the Community Redevelopment Area boundary, it wus determined thnt parcels are located between these two special planning areas and not formally adopted into either area. The first nrea is located on the north side : of Pierce Street between Washington Avenue and Madison Avenue. The other aren �is located on the northeast corner of Court Street and Ewing Avenues. The Southeast Expansion Area boundary is being extended to include these parcels. Existing Land Use und Zoninq The Southeast Expansion Area, except for the parcel located at Court Street and Ewing Avenue, has an underlying future land use category of Central Business �istrict (CBD), which has been in place since 1993. The parcel on Ewing Avenue nnd Court Street, however, has a(and use designation of Commercial General. The entire Southwest Expansion Area is zoned �owntown (D) and is bordered by Downtown (D) zoning to the north, Commercial (C) to the east, Commercial (C) and Downtown (�) to the south and Downtown (D) to the west. Mnp 11 depicts the existing zoning of the SoutheQSt Expansion Area. There is a mix of land uses in this nrea including single-family dwellings, offices, wnrehousing, and vucant land. Table 4.1 and Map 12 indicate existing land use in the Southeast Expansion Area. � , , �� L_J Table 4.1: Existin Land Use Land Use Number of Amount of Percent of Parcels Acreage Area Single Family 14 3.41 14.08% Two Family 4 0.61 2.50% Office 9 3.68 15.19% Retail 7 1.63 6.71 % Servl cles 9 2.33 9.61% Institutional 2 0.53 2.18% Government 2 0.50 2.06% Facilities Industrial 18 4.00 16.50% Utility/ g 1.41 5.83% I nfrastructu re Parking 4 0.67 2.76% Vacant 30 5.47 22.58% Totals 108 24.24 100.00% Source: City of Clearwater Planning Department October 2000 Area Chnracter and Conditions � A mix of uses including warehousing/outdoor storage uses, offices and single-family homes characterizes Ewing Avenue. The offices are well � maintained und have significnnt landscaping improvements. The residential and wnrehouse uses � : nre in less than average condition. An extensive tree canopy exists on the residentinl properties, which provides n grent aesthetic benefit. Ewing Avenue is a 30-foot right-of-way with sidewalks located along severnl properties on the south end of the street. The small area of this right-of-way does not currently hinder two-way traffic. Several old, rusted chain link fences front Ewing Avenue. These fences enclose nonconforming industrial uses that hnve front4ge on 5. Greenwood Avenue. This street has no defined character due to such a variety of non-compatible uses. INSERT MAP 11 84 � � ' � ' , LJ � , � , � � �i I1 � Map 11 i Southeast Expansion Area 1 Existing Zoning � � , D I � � �� Commeraal Downtown Institutional N W E S J00 0 J00 450 600 Feef Data Source: CRy of Clearwater Planning Department Odober 2000 Cily of Gearvvater Engineering/CAD Map 12 Southeast Expansion Area Existing Land Use 0 Single Family =- �� Two Family - Multi-Family � Office � Retai( � Vehicle Services ; Industrial Utility/ Infrastructure � Parking � Govemment facilities � Cnstitutional � Vacant N W E 100 0 100 200 300 Feet 5 Data Source: City of C/earvvater P/anning Department October, 2000 ; ; i i � ; � �__.�; � � � !- --I �--------� _, �'___ __--_.--_ _ ___ , ; ------r- �- -, � �, i � ; � _i � I 1 � --- -- - - --� ; �- ----r-- -, --- , � i , � �� J I;,-_ L._; i , , - -- � , __ _J � ---- ] � --- �--- -� '- . � p'er� Sf� ___---, -, _ --- � i-- – �..._ _ –� � � ---._...._.__;._----- . � c; i a' � i 3I i C� � I , , � , - I _... '' -- -------- i----...; _.. _ - � --_' � � ; � -- __ _..__ --___ , _ ; - -� - ; ; -- � r + � j- �. . , –,- I � , � : -t--------------- -- — i i, �� '�''1� .. T� -�--_,_._ ' - ___-. _ ___ , : - - __?_ _-_____ __ � � I i i . '___I . _._'__ . __._' '_____.- ' __ __-. � ; � I ' . j I j � I , , , . , ; , � — ---=. _.�, � -- -- — —�- ----=----_ __ � � � a •� � � City ot Cleanvater Engineenng/GIS � � The 5. Greenwood Avenue frontage is primarily � occupied by warehousing and outdoor storage uses but also includes several single-family homes and retail businesses. The condition of one commercial , building is very good while the wnrehousing nnd residential uses are in less than average condition. � The right-of-wQy is 40-55 feet in width nnd supports a two lane undivided street with sidewniks primarily located on the west side of the street. I ' ' I� � ' �J , � �� The sidewniks and curbing are in poor condition. The small tree-lawn located along 5. 6reenwood Avenue is also in very poor condition. It is comprised of dirt or dead grnss and contributes to E:� the deteriorated condition of the street. The only landscaping on 5. Greenwood Avenue is locnted on a residential property located at the southerly end of the boundary neQr the intersection with Court Street. The lack of landscoping in this section of the Southenst Expnnsion Area contributes to the blighted character of this street. Court Street is the gateway to Downtown Clearwater and Clearwuter Beach. It is a four lane, divided 100-foot right-of-way with sidewalks located on each side of the street nnd no tree luwn. The City has installed palms trees, ground cover, and flowers in the street median nnd it has greatly improved the nppearance of this area. The vicinity of Court Street nround Missouri Avenue is chnracterized by vehicle services, office and retQil uses. This area has a cluttered appearance and little landscaping on private property. Six vacnnt parcels and two residential lots front Court Street between Madison and 5. Greenwood Avenues and one retail business and an animal hospital is located between 5. Greenwood and Ewing Avenues. Brownell Street is an eQSt-west street located between Missouri and 5. Greenwood Avenues. It is a 30-foot right-of-way with Miami curbs and no sidewalks. A mix of uses occupies the street. The backs of the businesses fronting on Court Street occupy the south frontage of Brownell Street between Missouri and Madison Avenues. There is no IQndscaping on these pnrcels and building conditions are less than average. The north side of the street in the same area has a mix of uses including a church, an office, a city-owned retention facility, and a parking lot. Between Madison and 5. 6reenwood Avenues, there is a city owned Parks and Recreation stornge facility, several single-family homes, and v4cQnt (and. This area is very non-urbnn in chnracter. . Gould Street is another east-west street located between Missouri nnd 5. Greenwood Avenue. Between Missouri and Madison Avenues there are office uses, vacant land, a city-owned retention facility, a church, a parking (ot, residentin) uses, a vehicle service use nnd vacant land. The City recently made improvements to the Gould Street right-of-woy east of 5. Madison Avenue including new pavement, curbs, sidewalks and decorative lighting on the south side of the street. � ' Madison Avenue is a north-south right-of-way, which also wns recently improved with new � pavement, curbs, sidewniks and decorntive lighting on the east side of the street. A mix of uses is � locnted between Court Street and 6ould Street including government fncilities, a retention aren, several pnrking lots And a church. � Warehousing/wholesaling uses, vacant land, offices, and a vehicle service use characterize � Madison Avenue north of Gould Street. The general conditions of buildings located on this � 89 street are average. The area has no distinct character due to the extensive mix of uses. Pierce Street, between Washington Avenues and Madison Avenue, consists of 10 parcels, five on each side of the street. A vehicle service use occupies the north side and a mix of uses including a vacant pnrcel, office, single family dwelling, and vehicle service use occupy the south side. Building conditions are average nlong this frontage. Pierce Street is Q 30-foot right-of-way with sidewalks on the north side of the street. The east side of Wnshington Avenue between Pierce Street and Gould Street is also located within the Southeast Expnnsion Area. It is characterized by undeveloped Innd and residential uses. The building conditions in this area are poor. Washington Avenue is a 30-foot right-of-wQy with Miami curbs and no sidewalks. Missouri Avenue is the eastern boundary of the Southeast Expansion Area. It is Q four-lane, undivided 74-foot right-of-wny. There are sidewalks on each side of the street and small tree Iawns. This street is characterized by office uses within the Expansion Area and by commercial nnd office uses on the east side of the street outside of the boundary. � � Ownership Patterns There are 50 different property owners within the Southeast Expansion Aren. Ten landowners possess 51% of this area. The City of Clearwater is the largest landowner in the area with four acres or 16% of the total nrea. Private compnnies and individunls own the remainder of the property. Relationship to Downtown Redevelopment Plan The Downtown Redevelopment Plan Area is somewhat integrated into the Southeast Expansion Area. Land nrea in the Downtown Redevelopment Plan Area wraps around a portion of the Southeast Area on the eust, north, and west. Map 1 illustrates the location of both of these boundaries. The Southeast Expansion Area boundaries ubut subdistricts in the Downtown Redevelopment Plan that have different density and intensity standnrds. As described by the Zoning Revisions Map in the Redevelopment Plan, which is also the Implementation Plan, the portion of the Southeast Aren between 5. 6reenwood Avenue and Ewing Avenue abuts an area that permits 50 dwelling units per ncre, and a FAR of 2.0. The maximum � 90 , height is 6 stories. The land use plan of the Downtown Redevelopment Plan permits commercial/office/residential uses within this area. The remainder of the Southeast Expansion area abuts an nrea which permits commercial/office/ residential uses at a maximum density of 70 dwelling units per acre, u FAR of 2.0 and a maximum height of 8 stories. Transportation The primnry traffic flows within the Southeast Expansion Area are located on the eastern and southern edges of the area nlong Missouri Avenue and Court Street. Missouri Avenue is u principal arterial and has level-of-service of C or better. According to the 2000 Level-of-Service Report prepnred by the Metropolitan Planning Organization, traffic volumes equnl 12,450 average daily trips between Cleveland and Court Streets and approach 30,406 trips south of Court Street. Court Street is a minor arterial with a level-of- service E nnd is the major thoroughfnre to �owntown and the Beach. Traffic volumes appronch 12,200 average daily trips and the pro jected level-of-service for 2020 is F. Traffic 91 is expected to increase on this arterial when the new Memorinl Causeway bridge is constructed. South 6reenwood Avenue is a collector street nnd has an existing level-of-service of D. Traffic volumes for 5. 6reenwood Avenue in the vicinity of Cleveland and Court Streets average 5,991 trips per dny. The 2020 pro jected level-of-service for this collector is D. All other streets within the Southeast Expnnsion Area are considered locnl streets and have no level-of-service standords. Pinellas Suncoast Transit Authority (PSTA) provides transit service along Missouri Avenue. There is n bus stop on the southbound lane between Gould and Brownell Streets. Utilities The City of Clearwnter maintains a water use permit from the Southwest Florida Wnter Management District in order to produce potable wnter from Clearwnter's active wells. The City also obtains water supplies from Pinellas County. The current level-of-service standard is 120 gallons per capita per day. The Southwest Expansion Area is locnted within the Marshall Street District for wastewater service. The Marshall Street wastewater treatment facility provides service at a rate of 114 gallons per capita per day. City-wide sewage flow rates projected for 2010 will utilize seventy-four (74) percent of the system's capacity. The City of Clenrwater is responsible for the collection of solid waste and Pinellas County is responsible for its disposal. The level of service standards established for the City is 7.12 pounds per capit4 per dny. It is pro jected that this (eve) will be maintained through the year 2010. Recrention No recreation fncilities are located within the Southeast Expansion Area. The closest developed recreational land is the �avid Martin Soccer Field located to the east on Court Street. The current level-of-service standard is 4.9 acres of core system parkland per one thousand persons 92 and existing parklands exceed the projected 2010 needs. � , Issues nnd Opportunities Based on the locntion and existing conditions found in the Southeast Expansion Area, the following issues nnd opportunities have been identified. Issues • Downtown Redevelopment Plan Area boundaries wrap around and protrude into the Southeast Expansion Area. • Concentration of nonconforming businesses located within and ndjacent to the Southeast Expnnsion Area in the Downtown Development Plan Area negntively impact redevelopment opportunities within the area. • Concentration of nonconforming industrial uses has n visuolly blighting influence. • Presence of very stnble, nonconforming businesses make redevelopment harder to achieve. • Lack of established residential neighborhood may hinder consumer desirability. 93 • Diverse ownership patterns nnd small sub- stnndard lots mny hinder the consolidation of porcels for redevelopment. • Excessive number of streets within the Expnnsion Area limits assembly opportunities. • Conditions of public improvements along 5. Greenwood Avenue are less thun nverage and have a negative influence on the Expansion A ren. Opportunities • Existing Downtown zoning designation throughout entire Southenst Expansion Area provides continuity to aren. • Significnnt amount of traffic will be diverted from Cleveland Street to Court Street when the new Memorial Cnuseway is constructed to the beach. Court Street wi II become the gatewny to the beach. • Prime location of the Expansion Area at the intersection of Missouri Avenue and Court Street increases commercial redevelopment potentiQl. • Proximity to IMR 6lobal Headquarters associates the Expnnsion AreQ with new significnnt office development, which may help spur new development. • Locntion within Downtown Stormwater Service District permits businesses to pay in-lieu of providing on-site stormwater retention. • Future site of the Town Pond is contiguous .to the Expansion Area. Once constructed, the Pond will serve as an amenity for residential, as well as office and commercial development. • City of Clearwuter is a major landowner within the Expnnsion Area and can play a pivotal role in IQnd consolidation efforts. • Large number of under-utilized parcels mQy promote land consolidation and redevelopment. 94 • Location in Brownfields Area, Enterprise Zone and HUBZone enables property and business owners to be eligible for certain financinl incentives for development and business expnnsion. , I � 1993 Periphery Plan Annlysis The 1993 Periphery Plan intended the Southeast Expnnsion Area to serve as a support district for the downtown core and eastern corridor. The priority Innd uses identified for this area were residential, office and retail uses. The Plan recommended that within ten years public investment would need to be made in terms of on urban park perhnps in conjunction with a private redevelopment pro ject or stormwater retention pro ject. The (and use intensity for the Southe,ast Expansion Area was 70 dwelling units per acre for residential development. The allownble FAR for office development was 3.0 and for commercial uses was 0.5. I Tnble 4.2 depicts the breakdown of land uses in 1 this area; however, no land use map was provided in the originQ) Plan. � � � The original plan pro jected an increQSe of 651 residential units. It also anticipated an increase of institutional uses of 12,190 square feet and office floor area by 1,056,740 square feet. The plan also 95 envisioned a decrensed retail potential of 239,190 square feet. Even though all of the permitted uses were appropriate for this aren, the IQCk of a map governing the locution of permitted use made it diff icult to ensure the most approprinte location of uses. Table 4.2: 1993 Permitted Land Use Land Use Acreage Residential 9.3 Office 8.3 Retail 4.6 Park 1.0 Total 23.2 Source: City of Clearwater Planning Department 1993 Periphery Plan The 1993 Periphery Plan recommended that remedial landscnping be done along Court Street. This hns been partially accomplished due to the recent addition of new plantings within the Court Street right-of-way by the City. Lnndscaping on private property hns not occurred along this frontage because new development hQS not yet occurred on this section of roadway. The Plan indicated that an urban park, perhaps in con junction with a private redevelopment pro ject or a stormwater retention pro ject, would serve the anticipated residential development. At this time, no new residential construction has occurred. The City owned stormwater retention pro ject hns been constructed, however, it is an unattractive dry pond and in its current condition could not be considered an amenity. The use intensity analysis concluded that there would be substantial impacts on water and sewer services, but existing surplus cnpacity at the Marshall Street Sewage Treatment Plant could accommodate those pro jections. The analysis nlso indicated n decreQSed impact on transportntion. With regard to recreation, the Plan pro jected that a new park, of an unspecified size, would mitigate any impacts on recreation facilities; however, the plan also notes there is an existing surplus of recreQtion facilities. Since 1993 this area has experienced very little new development. Although IMR Global was recently constructed to the immediQte east of this Expansion Area, spin-off impacts have not yet materialized. .� The proliferation of nonconforming industrial uses within this area and within the Downtown Redevelopment Plan, which borders this area, may contribute to the lack of redevelopment activities. Also, the small sizes of the lots fronting Court Street are very limiting for any new development to meet current market stQndnrds. , � 2000 Periphery Plnn Updnte Southenst Expansion Land Area Based upon an extensive review of the land area in the Southeast Expansion Areu and incorporating the land on the north side of Pierce between Mndison and Wnshington Avenues and the parcel on the northeQSt corner of Court Street Qnd Ewing Avenue, it has been determined that the Southeast Expansion Area encompnsses 24.24 ncres insteud of 23.2 as indicated in the 1993 Plnn. Land Use Plan The Land Use Plan in the Southenst Expansion Area is to be controlled by a generalized land use mQp that specifies development potential, as well as by plan policies found within the plan. Table 4.3 and Map 13 depict the permitted land uses nnd development potential. Below is a detailed description of that pinn. The Land Use Plan permits office, residential, and commercial uses throughout the entire Southeast Expansion Area. Single use or mixed-use development is permitted. The allowable floor area ratio for office development is 3.0 and 0.5 for 97 commercial development. The permitted density for residential uses is 70 dwelling units per ncre. Additionnlly, there nre no impervious surface ratio requirements. Table 4.3: 2000 Peri he Plan Land Use Land Use Number of Amount of parcels acreage Office/ Residential/I 108 I 24.24 Commercial Total � 100% � 100% Source: City of Clearwater Planning Department October 2000 The Community Development Code shall determine permitted office nnd commercinl uses, as well Qs height, parking and sign requirements. Residential uses shall be in the form of attnched dwellings. No new single-fnmily dwellings are permitted in the Southeast Expansion Area. The 2000 Periphery Plan does not change permitted Innd uses, nllownble intensities and densities in the Southenst Expansion AreQ for severnl reasons. This area is alreQdy integrated with the land use patterns and the street network of the Downtown Redevelopment Plan and should not function as a stand-nlone district. Since the Map 13 Southeast E�cpansion Area Land Use Plan � Office/Residential/Commercial Permitted FAR Office - 3.0 Commercial - 0.5 Permitted Density - 70 units/acre N W�E s 100 0 100 200 300 Feet Data Source: City of Gearvvater Planning Department October, 2D00 ; i ; � � ,, ; ' �.._ � � ---- _----__--�- r-T ...'_-----.__-.� , ._-----�--.�-._-----J. � i _..----�--T----'- ---1 � � � ; i � � i � i ; � I i I.._-�---+r------i - ------- -- � : - --� � � � � : - �- , ; --_-- � _- �'---�----�- ---'----� � -1-- -7 � � � i � - - - -: --�------- F ,_.._ _.. _ ---� ' � _. ---------� �. : -_ - L.__.___..._-�_-_-__ i ._.._--.>- . �.___-____'____'____. N ;--___ I � ; --T----- ; Q� � ; � � � � �; � � � i_ --_- I I ' ! i ' �-- - � , , � ; ---.._.._.; ;. � �- - _..._._---� , , �� r- -----..._-; . --�------' � , � ', i �--- --�--._ .._.._._ - � --- -- , � --T--- _ _. ---------_ - �; � C I i _- _ . - - - � � I_ _ I � i ��._._.'_..:.----------- � � -- � - - - - ,._.----, - � � �— —_ _-- - .-- _._ i �I , -- , , � i , , , � , ; � � , , � � � ' ' � ' court street � i� � � � > a 'E 7 Oy N � City of Cleanvater Engineering/GIS Downtown Redevelopment Land Use Plan permits office/residential/commercial uses surrounding this area, it is prudent to maintain consistency within the Southeast Plan area. Another factor is that the City is undergoing a new downtown planning initintive, which is currently in a drnft form. It is possible that future-planning initiatives may review and refine the use emphasis for this Expnnsion Area. Plan Policies In order to address the opportunities and issues within the Southeast Expansion Area and to fully implement the land use plan, the following policies shall guide development within this area. 4.1 TreQt the Southeast Expansion Area as u , transitional area from the urban core to the Missouri/Court node. ' 4.2 Treut Court Street as the entryway to Downtown Clearwater and Clearwnter Beach. ' I � 4.3 Improve the appearance of the north side of Court Street with landscaping and building designs that will compliment the gateway to � 101 the Downtown, Beach and Southeast Expansion Area. 4.4 Consolidate parcels along Court Street and Brownell Street to provide deeper lots. 4.5 Upgrade 5. Greenwood Avenue with right- of-way improvements. 4.6 New development, renovation and expansion shal) adhere to the Downtown Design Guidelines. 4.7 Encourage the demolition of substandard buildings and the construction of new structures. 4.8 Discourage drive-through services or businesses within the Southeast Expansion Area due to their non-pedestrian orientation. 4.9 Encourage multi-family development between Ewing Avenue and 5. Greenwood Avenues through the aid of the City's Economic Development Team. _ 4.10 Improve the heQlth, safety and nppearance of properties through the aid of the City's Community Response Team and the City's Fire Marshall. 4.11 Prohibit the expansion of any nonconforming use, but not generQl aesthetic improvements. 4.12 Consider the vacation of certain street/street segments in order to facilitate redevelopment provided traffic circulation and access is not compromised. 4.13 No curb cuts shall be located on the Court Street or Missouri Avenue frontage where alternative access cnn be provided. Infrastructure Impacts Because the 2000 Update Plan made no revisions to the permitted uses or allowable densities/ intensities, no changes in infrastructure impacts are anticipated. 102 , ' ' � � ' , ' � � ' ' Recommendations In order to implement the land use plan and plan policies, the following nctions should be taken: • Determine desired use of City-owned land and actively market for sale and development. • Attract n catalyst pro ject for the Expansion Area through the aid of the Economic Development Team thnt would establish this area as a prime location for office and residential development. . Tnrget and educate property and business owners with information regarding the financial incentives avnilable due to location of Southeast Expansion Area in the Enterprise Zone, Brownfields AreQ Qnd HUBZone. • Vacate any excessive rights-of-way provided abutting Innd has been assembled for redevelopment purposes and traffic circulation will not be compromised. ' 103 • Improve the City's property with regular maintenance and improved landscaping. • Prioritize the enhancement of the city- owned retention facilities in the City's Capital Improvement Plan. • Develop an approved list of plant materials, primarily consisting of native species to govern public and privote landscaping that will nssist in crenting an identity for the area. 104 � � ' � � � ' � � � � ' ' ' � � ' ' � � 1 �J ' � � r � 105 Appendix 1: Existing Land Use Classif icntion nnd Methodology Data collection City of Clearwater Planning Department staff collected field d4ta during the months of August, September, and October 2000. Field data collection trips included driving surveys and walking surveys. If 4 use were not apparent from outside observation, staff would contact the property or business owner. Information was documented onto field maps and then compared with existing information from the Pinellas County Property Appraisers Office and City of Clearwater permitting records. Once the specific uses and the number of residential units was determined, staff developed generalized land use categories for the land uses. The following categories were developed: ,. • Single-family Residentiul • Two-family Residential • Multi-family Residential • Office • Retail • Vehicle Services • Industrial • Transportation • Parki ng • Government Facilities • Recreation • Institutional • Vacant land � � ' ' � � J The following table describes the assumptions , made in order to re-categorize the specific uses into the generalized categories listed above. In � addition to land uses, field notes were taken in order to document the conditions of the buildings, ' yards, and infrastructure. � i � 1 ' � ' i ' ' �l � r � � � Use General Description Single Family A building containing one residential unit. Two Family A building containing two residential units or finro buildings on a property each containing one residential unit. Multi-Family A building containing three or more residential units or a combination of building types containing at least three residential units on the property. Office General business or medical/dental establishments. Retail Establishments engaged in selling or leasing goods, services or merchandise; including funeral homes and problematic uses. Vehicle Services Establishments that sell, repair, service, tow, or store vehicles or marine vessels. Industrial Establishments that warehouse, wholesale, manufacture or distribute goods; including business that store significant amounts of goods and equipment. Utility/Infrastructure Any public utility facility including drainage, cable, electrical, and gas facilities. 107 Any stand-alone parcel devoted to parking including paved lots and grassed areas with Parking wheel stops. Governmental Any facility owned and operated by a governmental agency excluding utility/infrastructure Facilities uses. Any private non-profit organizations including places or worship, social service agencies, Institutional halfway houses, theaters, garden clubs, etc. Recreation Any public or private recreation facility. Vacant Any undeveloped land or land with only a minor accessory or vacated building located thereon. 1: i , ' , ' ' t ' LI � � � � , Appendix 2: � FinnncialIncentives � � , � CJ , � � � � The City of Clearwater offers numerous incentives to businesses locnted in the Periphery Plnn. The City administers three different programs that are geogrnphically based. They include an area known as the Enterprise Zone, the Brownfields, and the HUBZone. These three designations enable business and property owners within these boundaries to be eligible for various finnncinl incentives. The entire Southwest, Southeast, nnd Northeast Expansion Areas are located in the Brownfields Area, Enterprise Zone and HUBZone. Land located enst of N. Ft. Harrison Avenue in the Northwest Expansion Area is located within the Brownfields Area nnd Enterprise Zone. A portion of (nnd located west of the Pinell4s TrQil in the Northwest Expansion Area is located within the HUBZone. The Enterprise Zone The Enterprise Zone targets certain areas for economic revitalization. New, expanded or rebuilt � 109 businesses locnted in the Enterprise Zone may be eligible for tax incentives for promoting private sector investments nnd providing job opportunities for Enterprise Zone residents. The following incentives may be nvailable: • Enterprise Zone Jobs Credit (Corporute Income Tax) or Sales Tax Refund for Business Mnchinery and Equipment used in nn Enterprise Zone • Enterprise Zone Property Tax Credit • � Community contribution Tax Credit • Credit Against Sales Tax for Job Creation • Snles Tax Refund for Building Mnterinls Used in nn Enterprise Zone The Brownfields Area The City of Clearwater has a federal and state designated Brownfields Area. These arens are generally ubandoned, idled, or underutilized industrinl and commercial properties where expansion and redevelopment is complicated by actunl or perceived environmentnl contamination. Incentives are numerous and include funds for clean-up, revolving loan funds for clean-up, state and federal remediation tax credits, state loan guQrantee program, mntching funds for impcact fees, and phase I and phase II assessments. HUBZone The Small Business Administration HUBZone Empowerment Contracting Program provides federal contracting nssistance for small businesses located in certain census trc►cts that are historically underutilized business zones. In order to qunlify for this program, businesses must meet criteria regarding business size nnd the percentage of employees that live within the HUBZone. Other Incentives The City of Clearwater Qlso offers incentives that are not tied to any of the above programs. The Quick Response Training Program provides grant funding for customized training for new or 110 expanding businesses creating jobs which pay an nverage annual wage of at least 115% of the state, county, or Metropolitan Statistical Area (MSA) wages, whichever is lower. A local community college is the training provider and is available to help develop or deliver the customized progrnm and to provide assistunce in the application process. The QuQlified Target Industry Tax Refund Program is avnilable to encourage quality job growth to new or expnnding businesses in selected turgeted industries or corporate headquarters. This program provides a$3,000 tax refund to pre-approved applicants for each new job created with an nverage annuQl wage of 115% of state, county or MSA wages. This could amount to $6,000 in un Enterprise Zone plus a $2,500 bonus in a designated Brownfield. If wages exceed 150% of the MSA an additional $1,Q00 award can be received and if wages exceed 200% an additionnl $2,000 is nwnrded. � CI ' � ' ' � r ' � � ' r � � Appendix 3: � Inf rastructure Impncts r � , ' u ' � � � Methodoloqv An analysis of the infrnstructure impacts proposed by the land use mnps of the Southwest and Northwest Expansion Areas was conducted to determine whether the updated plan will produce a net increQSe or decrease in infrnstructure impacts when compared to the original plan. An impact analysis wns not conducted for the Northeast nnd SoutheQSt Expansion Areas because no changes were made to allowable uses and density and intensity. The origin4l Periphery Plan included an appendix that set forth all projected impacts. No methodology was included; therefore it is not certain which formulas were used to determine impacts. Due to this reason the 1993 impacts were recQlculated using the methodology employed for the 2000 Update. It should be noted that when comparing the revised 1993 impncts with those found in the 1993 plan appendix, some of the original plan impacts are actuc►Ily lower than what hns been used for this analysis. Therefore, any 111 projected increases in those instances are somewhut overstated. All impa►ct calculations for nonresidenti4l uses were based on the most comparable standard intensity identified in the Countywide Rules. For example, if the pinn permits commercial uses at a maximum FAR of .50, the standurd FAR for the Commerciat 6enerQl land use category was used for the purpose of calculating FAR. Traffic generation rates from the Countywide Rules were also used. Residential rates were bosed om m�ximum permitted density and the resulting traffic rntes were based on the most comparable land use category. For example, if the plan permits 25 dwelling units per acre, the Residentia) High �and use cntegory traffic generation rate was used, even though the density for this category is 30 units per ucre. In areas where the permitted FAR or density exceeded what was permitted in the Countywide land use categories, impacts were rounded proportionately. Water consumption rates for residential units were based on 250 gallons per day/unit. Nonresidential rntes were calculated as follows: FAR x.1 = consumption rate. Wastewater flow rates were based on 200 gallons per day/unit and nonresidential rates were culculnted as follows: FAR X .08 = consumption rate. In determining solid waste generation rates two sources were used. Residential rates were based on the City of Clearwater's average solid waste generator rate of 7.12 pounds per capita per day cand nonresidential uses were based on the Pinellas County Commercial Category Solid Waste Rankings. Assuming two persons per household and multiplying by 365 converted the per capita rate into a"per household per yenr" figure for residential uses. The rate ultimately used was 5069.44 pounds of solid waste per unit per year. Commercial rates were calculated based on the County's rates, which contain very specific uses instend of generQlized land uses as found in the Plan. Therefore, some assumptions had to be made regarding rates to use. Those assumptions are as follows: the pnrking structure rate was used for parks; the educational/religious rate was used for institutional uses; the store retail rate was used for commercial uses; the office buildings rate was used for office uses; and the light/technological mnnufacturing rate was used for industrial uses. 112 � ' ' , , , ' r C� l _J ' � � ! i � � � ' � � , � � � ' � � COMPARISON OF EXISTING AND PROPOSED IMPACTS NORTHWEST AND SOUTHWEST EXPANSION AREAS EXPANSION ACREAGE LOT AREA FAR/DENSITY TRAFFIC GENERATION WATER RATE SEWER RATE RECREATION SOLID WASTE AREA units or Floor area avera e dail tri s allons er da allo�s er da acres tons er ear ,, eS � '. � 19931m acts 18.90 823,284.00 229,474.08 6,650.20 112,947.41 90,357.93 3.53 1,472.61 360.00 Pro osed Im acts 20.87 909,097.20 282,268.80 7,164.69 744,289.38 115,431.50 4.54 2,018.22 464.25 Net Increase/Decrease 52,794.72 514.49 31,341.97 25,073.58 1.01 545.61 104.25 Northwest , 19931m acts 66.30 2,888,028.00 FAR 843,408.72 18,215.90 381,040.87 304,832.70 11.63 5,560.90 Units 1,186.80 Pro osed Im acts 66.52 2,897,654.76 FAR 582,321.36 17,782.73 247,098.85 185,543.98 7.40 3,987.26 Units 755.47 Net Increase/Decrease FAR 261,087.37 433.17 133,942.02 118,288.72 4.24 1,573.64 Units 431.33 113 1993 PLAN IMPACTS OF NORTHWEST EXPANSION AREA -- — _ � ' Based on Proposed'Land Use (ntensity `, i I Acreage Use Lot Area FAR/Density Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste _ (averaqe dailv trips) j,qallons/dav) (qallons/dav) acres ftons per vear) 15.600 Residential - 28 679,536.000 436.800 2,854.800 109,200.000 87,360.000 4.281 1,107.166 units er acre (183 lrips/acre per Countywide Rules) 15.000 Residential - 50 653,400.000 750.000 4,515.000 187,500.000 150,000.000 7.350 1,901.040 units per acre (301 trips/acre per Countywide Rules) 14.800 Retail - FAR 0.5 644,688.000 212,747.040 6,882.000 21,274.704 17,019.763 0.000 1,085.010 __— (Standard FAR .33) (465 Mps/acre per Countywide Rules) 19.900 Industrial - FAR 0.5 866,844.000 624,127.680 s,sso.ioo 62,412.768 49,930.214 0.000 1,466.700 (St3f1d8fd FAR - .72) (199 tnps/acre per Countywide Rules) 1.000 Park no intensity giver 43,560.000 6,534.000 4.000 653.400 522.720 0.000 0.980 (Standard FAR .15) TOiAt 19931MF'ACiS OF NdRiHWEST EXPANSION AREA Acreage Use Lot Area FAR/Density Tra�c Generation Rate* Water Rate Sewer aate Recreation Solid Waste (average daily trips) (gallons/day) (gallons/day) (acres) (tons per year) 66.300 2,888,028.000 18,215.900 381,040.872 304,832.698 11.63 5,560.896 Units 1,186.800 FAR 843,408.720 1993 Impacts 114 Northwest Expansion Area � ' ' � � � , � .� I � � � ' � r � � � � � ' � � � � � � � ' Proposed Impacts 115 Northwest Expansion Area OFFIGE/RESIDENTIAL;(between Garden and the Traii only) Acreage Lot Area FAR/Density Tra�c Generation Rate* Water Rate Sewer Rate Recreation Solid Waste (averaqe dailv triqsl (aallons/dav) (aallons/davl acres (tons aer vear) 11.879 517,449.240 ASSUMPTIONS Residential - 25 units/acre 5.939 258,702.840 148.475 1,086.837 37,118.750 29,695.000 1.455 376.343 0.500 (183 trips/acre per Countywide Rules) Residential - min. lot size - 5000 s.f. 4.752 206,997.120 41.342 332.640 10,335.600 8,268.480 0.41 104.791 0.400 (70 trips/acre per Countywide Rules) Office FAR - .30 1.188 51,749.280 15,524.784 2ot.sso 1,552.478 1,241.983 0.00 41.917 0.100 (170 trips/acre per Countywide Rules) 11.879 TOTAL 189.817 1,621.437 49,006.828 39,205.463 1.860 523.051 15,524.784 Proposed Impacts 116 Northwest Expansion Area � ' u � � � � ' r � � � r � � � � � r� � � � � � � � � 117 Proposed Impacts ' Northwest Expansion Area �. 1NSTITUTIONAL Acreage Lot Area FAR/Density Traffic Generation Rate' Water Rate Sewer Rate Recreation Solid Waste (averaae dailv tripsl Igallons/dav) Lqallons/day) acres (tons per vearl 11.164 486,303.840 189,658.498 1,864.388 18,965.850 15,172.680 0.00 312.937 (Standard FAR - .39 per Countywide Rules) ; ..". ; '' '" ; TOTAL PROPOSED IMPA�TS of NORTHUVEST EXPANSION'AREA ' ' Acreage Lot Area FAR/Density Traffic Generation Rate* Water Rate Sewer Rate Recreation Solid Waste (average daily trips) (gallons/day) (gallons/day) (acres) (tons per year) ___ 11.516 501_,636.960 420.325 2,732.474 105,081.250 _ 84,065.000 _ 4.119 ___ 1,065.406 6.770 294,901.200 84.625 1,194.905 25,579.768 20,463.814 0.829 333.936 44,235.000 --- — — --- — — 11.879 517,449.240 189.817 1,621.437 49,006.828 39,205.463 1.860 523.051 15,525.784 24.461 1,065,521.160 60.700 10,366.599 47,987.520 26,254.914 0.595 1,751.212 328,125.719 0.731 31,842.360 4,776.354 2.924 477.635 382.108 0.00 0.716 11.164 486,303.840 189,658.498 1,864.388 18,965.850 15,172.680 0.00 312.937 66.521 2,897,654.760 17,782.727 247,098.851 185,543.979 7.403 3,987.257 Units 755.47 FAR 582,321.355 Proposed Impacts 118 Northwest Expansion Area � u � ' � ' , � � � , , ' � ' r � � � � � � � � � � 1993 IMPACTS FOR SOUTHWEST EXPANSION AREA >::;: : ::: ,;, ;.:.::. <: :::Hased:io�i:i�i`o ::;::<.::.;::. :;;:.>;: :.;:.: .:: ::.;.;;:: :;:.;:<:::>? ::: ::::::::: : :>::'::>::'::>::::>::::::>::':::::::>::::::>::::::::::>::::>:i::::>:::::>:::<:>:::>::::::::::::::::':> <:::>::>::::>::::<:::>::::::>:::::>:::;::>::>::<::::»>:<z<:'>::>::>::>::::>:::: ;;:: ::::<.> . <:: ,;: >::;::;<>: s�dtand tJsa Ir�ens� ,;; P.a .:::...:: ..::.:...:.:.::::.::::.......... ;:::.:.:.;:.;: Acreaqe Use Lot Area FAR/Densitv Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste (averaqe dailv trips allons/da (pallons/dav) acres (tons per vear 7.200 Residential - 50 313,632.000 360.000 2,167.200 90,000.000 72,000.000 3.528 912.499 Uf11iS er acre (301 Uips/acre based on Counlywide Rules) 3.500 Office FAR 1.0 152,460.000 100,623.600 3,255.000 10,062.360 8,049.888 0.00 271.684 an 2f . (930 lrips/acre - 465 x2 = 930 - based on Countywide Rules) (33.2 - .66) 7.200 Industrial FAR 0.5 313,632.000 122,316.480 1,224.000 12,231.648 9,785.318 0.00 287.444 (Standafd FAR .39 (170 irips/acre based on Countywide Rules) - 1.000 Park - No intensi 43,560.000 6,534.000 4.000 653.400 522.720 0.00 0.980 (U52d 0.15� - (4 Mps/Acre based on Countywide Rules) , _..;...:::::::;::. ��A ;: ;;;:.;;;:; ;. :::::>::>:::::: . ; TilTAl.::INIP GTS i�! �A1�7'#i�ST ��kPA#�Si�?1S[::i4f��A Acrea e Lot Area FAR/Densit Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste (avera�e daily trips allons/da allons/da acres tons er ear 18.900 823,284.000 6,650.200 112,947.408 90,357.926 3.528 1,472.607 Units 360.000 FAR 229,474.080 1993 Impacts � Southwest Expansion Area 119 PROPOSED IMPACTS FOR SOUTHWEST EXPANSION AREA ::::::: :.:::::::::::::.:::::::::: :.:::::::::::::::::::::::::::::::::. ;;: ;: ;;;: ;: ;: ;: ;;: ;: ;: ;: ;: ;: ;: ;: : : ;: ;;: ;;: ;: ;: : :: : ;: : : : ;: ;: < ;:: : : _;: < : : : ;;;;;: ;: : : ;:; < : : < ;: ;::: ;: ;: ;;>:.;: ;:; ;:.;: ;;: ;:.;: ;: >;: ;: ;: ;: : :::.;: ::: : < : < : < ;: ;: ;: �'tGi1�L::::>::::>:<:::::>:::>:<:>s::>::>::>::::>;::>::::>::::::>::::<:::<::>:::<: <::::>::::>:::<:::::'::::>::;;:::>;: :::::>:<::::<::<::::>:::::>::>::;::::>::::::>:::<:>::>::::>:::>::::;>::::<:::s»>:> :: ..... .....: : ::: : :.. :: : :::::::::::: .:::: ;:;:.>:.;;:.;:;.;:.;:.;:.;; ;;;:;.;:.;;:;;:.;:.;:.;:.:>;::;>;s:.>:.>::>:.>:. ii.a#1�oallM fz��ic�! r�sir��. . Acrea e Lot Area FAR/Densitv Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste (averaqe dailv trips) {Qallons/dav) (qallons/daV) acres (tons per vear) 4.100 178,596.000 ASSUMPTIONS Retail- FAR .66 (.33 x 2 = .66) 1.150 50,094.000 33,062.040 1,069.500 3,306.204 2,644.963 0.00 168.616 28% (930 trips/acre - 465 X 2= 930 - based on Countywide Rules) Office - FAR .60 (.30 x 2 = .60) 1.150 50,094.000 30,056.400 391.000 3,005.640 2,404.512 0.00 81.152 28% 3401rips/acre - based on . Countywide Rules 170 x 2=340 Residential - 25 upa 1.800 78,408.000 45.000 329.400 11,250.000 9,000.000 0.431 114.062 �o�o - (183 trips/acre per Countywide Rules) 4.100 TOTAL 63,118.440 ' 1,789.900 17,561.844 14,049.475 0.431 363.831 45.000 Proposed Impacts Southwest Expansion Area 120 � � � r � � � � � � � � � li L�; � � � 1_� � � I� � � � � � ................. ..... :: �tJ'!"i;RL::>::::::>:::::<:::>::::>:«:»::::>::::>::::>::>;::::>:::::::>:<::<:::>:::::::<:::>:::::<::::::<;::>::::::>::::::::::::«<:::>::::::>::::>«::>::>::::>::::>:<;::>:::<::::':>::::>::::::>!::<:::>::>::;;:::<:::>::::::>::>::>:<:><:>::>::::::>::::::>::::>:<:::>::: >::<::>::»::>::»::>::>::::>::>::>:<;::<::::>::::»::»::>:::::::>:>::::>::>::>:<::::<:::>:<:::>;::»::>::»::s»>::>:»>::»:>::::>:<`:::>:>:::>::>::::>::>::::>::»:::>:<::::<:>::>:::::>::::::>::>:<::::IDF'�1G�:f#7�S . . Acreape Lot Area FAR/Densitv Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste (averaae dailv trips (qallons/dav) (ctallons/davl acres Itons per vear) 16.770 730,501.200 ASSUMPTIONS Office - FAR .60 .30x2=.60 8.385 365,250.600 219,150.360 2,850.900 21,915.036 17,532.029 0.00 591.706 � 50% 3401nps/acre - based on Coun�ywide Rules 170 x 2=340 Residential - 50 upa 8.385 365,250.600 419.250 2,523.885 104,812.500 83,850.000 4.111 1,062.681 50% 301 Irips/acre - based on Counlywide Rules 170 x 2=340 TOTAL 219,150.360 5,374.785 126,727.536 101,382.029 4.111 1,654.387 419.250 ;. ,: ; > > ' 7�'�i0.1: U1�lAGT^a. EN �tltJ�'k4V11�S7'�XPAsl�S[WtJ Ai��A::` . Acreage Lot Area FAR/Densit Traffic Generation Rate Water Rate Sewer Rate Recreation Solid Waste (average daily tri s gallons/da allons/da acres� Ibs er ear) 20.870 909,097.200 7,164.685 144,289.380 115,431.504 _ 4.542 2,018.218 Units 464.250 FAR 282,268.800 Proposed Impacts Southwest Expansion Area 12�