FL01-01-01 - DA01-01-01
ADDRESS: 229 & 301 S. Gulfview
Blvd and 230, 300 & 304 Coronado
Dr.
CASE#: FL 01-01-01 & DA 01-01-01
PROJECT NAME: File 2 Of 2
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CITY OF
CLEARWATER
PlANNING DEPARTMENT
POST OFFICE Box 4748, CLEARWATER, FLORIDA 33758-4748
MUNICIPAL SERVICES BUILDING, 100 SOUTH MYRTIE AVENUE, CLEARWATER, FLORIDA 33756
TELEPHONE (727) 562-4567 FAX (727) 562-4576
LONG RANGE PLANNING
DEVELOPMENT REVIEW
October 4,2004
Ms. Debra Butler
Northside Engineering Services, Inc.
601 Cleveland Street, Suite 930
Clearwater, FL 33755
Re: Revised Development Order - FL 01-01-01
229 and 301 South Gulfview Boulevard and 230,300 and 304 Coronado Drive
Dear Ms. Butler:
On February 20, 2001, the Community Development Board (CDB) approved with three conditions the
above referenced case, which was a Flexible Development application to for increase in height from 35
feet to 150 feet, an increase from 65 rooms to 250 rooms, a reduction in front (west) setback along South
Gulfview Boulevard from 10 feet to zero feet, a reduction in front (east) setback along Coronado Drive
from 10 feet to zero feet, a reduction in side (north) setback from 10 feet to zero feet, and a reduction in
side (south) setback from 10 feet to zero feet, as part of a Comprehensive Infill Redevelopment Project.
The applicant has submitted revised plans and requests that several items be considered minor revisions:
1. Due to a change in FEMA designation from an A zone to a V zone, the Main Lobby level must be
elevated to the BFE.
2. A level of hotel valet parking is moved to below the Main Lobby.
3. The plaza/pool level has been increased from a height of approximately 78 feet above BFE to 82
feet above BFE.
4. One additional floor for hotel rooms in the connector bridge is provided.
5. The continued provision of 20,000+ square feet of function space (ballroom, meeting rooms,
prefunction area, Beach Club and Health Spa), while reducing the retail space from the approved
50,000 to 18,000 square feet. The applicant is maintaining the 250-room hotel with at least 400
public parking spaces and 350 hotel parking spaces.
6. Reduction in hotel room sizes.
7. Stepping back of floor plans on the 13th floor.
8. Coordination of the steps and breaks to the floor plan consistent with the room mix on the South
Gulfview Boulevard side, still consistent with the Scale and Mass provisions of Beach by Design.
9. Provision of an outdoor dining terrace on the South Gulfview Boulevard side in concert with
floor elevations and necessary accessibility ramps and steps, while still maintaining views of the
beach and pedestrian flow.
In accordance with Section 4-406.A of the Code, the above revisions proposed are deemed to be minor
revisions and are approved. These minor revisions must be shown on the site plans and building plans
when submitting for building permits. This revised Development Order updates and supercedes the
original Development Order only for the nine specific items shown above.
BRIAN J AUNGST, MAYOR-COMMISSIONER
HoYr HA,'vlILTON, VICE MAYOR-COMMISSIONER WHITNEY GRAY, COMMISSIONER
FRANK HIBBARD, COMMISSIONER * BILLjONSON, COMMISSIONER
"EQUAL EMPLOYMENT AND AFFIRMATIVE ACTION EMPLOYER"
s
October 4, 2004
Butler - Page 2
There are two proposed changes which are determined not to be minor revisions and have been submitted
as major revisions for review by the Community Development Board at their October 19,2004, meeting
as part of Flexible Development Case No. FLD2004-07052. These two proposed changes are:
1. With a redesign of parking levels, some hotel valet parking will be stacked.
2. A request to allocate an additional 24 hotel rooms from the density pool. The developer intends
to convert 24 hotel rooms from the existing hotel use to 18 residential units; therefore, the
resultant project will be a "mixed use" composed of 250 hotel rooms and 18 residential units.
Should you have any questions, feel free to contact Wayne M. Wells, AICP, Planner III, at 727-562-4504.
Cynthia H. Tarapani, AICP
Planning Director
S:\P/anning DepartmentlC D BIFLEX\lnactive or Finished ApplicationslGulfview S 030/ Marriott Hote/- ApprovedlGulfview S 30/ Minor
Revisions Letter 10.4. 04. doc
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TO:
FAX COVER MEMO
CITY OF CLEARWATER
PLANNING DEPARTMENT
100 S. MYRTLE AVE.
CLEARWATER, FL 33756
(727) 562-4567 FAX: (727) 562-4865
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Proposed Taub Properties Hyatt Clearwater Beach Hotel (Seashell Development)
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August 9,2004 .'~ I J
(\~,N)( Q) In our due diligence investigatio.n. of the Seashell Development, we were adVise... d~. J.
Main Lobby functions had to be above the BFE of 13'-0", setting the first floor at 14'-O"~H H _
Nichols Brosch Sandoval Drawings (AI and A9) included in Exhibit B of the DeVeIOP!rQ . .
Agreement apparently set the Main Lobby a few feet above Coronado and level with Gu f . ew
Drive, we had to separate the first floor functions between those allowed to be below B.__ _
(Service Lanes, Pre-Lobby and Parking ramps) and elevate the Main Lobby Level approx. 5'-0".
DESIGN DEVELOPMENT NARRATIVE
VARIATIONS FROM THE "FIRST AMMENDED AND RESTATED DEVELOPMENT
AGREEMENT" DATED AUGUST 28, 2002
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i2. For efficiency, a level of Hotel valet (all Hotel parking will be valet) parking was moved
f"'\IroJDr" from above the Main Lobby Level to below. Due to area constraints, this valet parking will be
stacked to provide adequate stall count for spaces lost to the above mentioned Service Lanes, Pre-
~\ ~~LObbY and Parking. We acknowledge that stacked spaces are not technically allowed under
~u '>r ~ Clearwater zoning regulations, but in this case (104 out of 350 spaces), we feel there is no impact
'oa- ~V'.. to the public.
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0'7 CD To maintain the scale of the project up to the 150' allowable building height as indicated
t"',.pf on Exhibit B drawings (A9) consistent with the presumed height of adjacent developments, we /( ~
replaced the moved parking level with an additional tower level. This sets the plaza (pool deck) ~
level at 78' -2" ILO of 8th level 82' -0" previously approved. This will improve the light, air and ~
scale of the Coronado Elevation.
.. C. r (!) While maintaining the approximately 100' separation, the towers were widened slightly
~ to improve their proportions. The room blocks are in a plane 20' behind the plane of the elevator
c...-""- ~ towers. This is 15' more than prescribed in Beach by Design. Three-dimensionally, this gives
\,.. r"~..a"~ better sculpting and shadow control than in the previously approved plan on the Coronado
"..\f"I' ~'l.. Elevation.
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~ (1) Upon further ~tudy, the design team feels the proportions of the connector bridge are
~c improved by raising it one floor higher that illustrated in Exhibit B Drawing A10. This
r'-' connection is also important for the hotel function to minimize the number of rooms serviced
with a public side transfer between the two towers. The center element on this connection serves
two design functions. It creates a third vertically oriented piece in the composition, and it is
thematically related to the elevator tower bases. This kind of design consistency is important to
maintaining the ideals of Beach By Design.
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6. However, the previously approved Design provided approximately 40% open space in the
area between elevation 100' and elevation 150'. The design as proposed provides approximately
27% open space. We have gained some open space by lowering the plaza deck level as stated
above and recessing the room towers as stated above. Overall, we feel the design is still true to
the goals of Beach by Design and only minimally indistinguishable from the approved design.
(j)
As proposed the design maintains the 250-room hotel, 400 spaces of public parking, and
350 spaces of private hotel valet parking.
· We are providing 20,000+ SF off unction space as follows:
i. The Ballroom, Meeting Rooms, and Pre function Area total 13,828 sq. ft. (see
sheet A 301).
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Proposed Taub Properties Hyatt Clearwater Beach Hotel (Seashell Development)
ii. The Beach Club totals 2,522 sq. ft. (see sheet A 302).
iii. The Health Spa totals 5,342 sq. ft. (see sheet A 307).
. We are providing 18,000 SF of retail space ILO the 50,000 SF allowed.
. (J 7. The Marketing Study indicated ideal room sizes should be smaller than the size indicated
"'"'~ l on the Exhibit B Drawings in the Development order. The size and mix of the rooms will fit
(~ adequately within floors 3-12. It is common in Condo/Hotels to include a full-time resident
(f";';')" component. These 18 residential condominiums fit into the same massing and approximately
same floor plan as the previously approved design.
rn We used the NBS floor plans to generate the design, typically they were consistent with
-,\,,< the elevations, but on the side elevations, the proposed floor plans started stepping back on the
t'f'" 13th floor, not the 12th as indicated on the NBS elevation A12.
( ~ On the Gulfview elevations, we coordinated the steps and breaks to the floor plan
(r ~ consistent with the room mix indicated with the Marketing Study. These steps are consistent with
the Design Scale and Mass of Buildings provision of Beach by Design.
10. On Gulfview Drive, we propose an outdoor dining terrace at elevation 11'-6". This is 30"
below the Main Lobby Level of 14'-0" and 30" above the approximately 9'-0" of the proposed
Gulfview improvements. 30" is an important design dimension because it is the maximum
allowable height of a single Accessible ramp run and the maximum Floor level change allowed
without a railing meeting the 4" sphere building code regulation. It also allows seated diners a
view of the beach slightly over the heads of pedestrian passersby.
Specific Deviations from the Development agreement:
2.03.1 Scope Retail Space
18,000 SF Provided
2.03.3 25% Kitchens Allowed, 100% Kitchenettes Provided, (each with sink, refrigerator,
cooktop and microwave, no oven).
5.04.4 Should Read - "Located on the first two levels above the main lobby level shall.. ."
CONCLUSION
.,
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Proposed Taub Properties Hyatt Clearwater Beach Hotel (Seashell Development)
DESIGN DEVELOPMENT NARRATIVE
VARIATIONS FROM THE "FIRST AMMENDED AND REST A TED DEVELOPMENT
AGREEMENT" DATED AUGUST 28,2002
August 9, 2004
1. In our due diligence investigation of the Seashell Development, we were advised that the
Main Lobby functions had to be above the BFE of 13' -0", setting the first floor at 14'-0". As the
Nichols Brosch Sandoval Drawings (AI and A9) included in Exhibit B of the Development
Agreement apparently set the Main Lobby a few feet above Coronado and level with Gulfview
Drive, we had to separate the first floor functions between those allowed to be below BFE
(Service Lanes, Pre-Lobby and Parking ramps) and elevate the Main Lobby Level approx. 5' -0".
2. For efficiency, a level of Hotel valet (all Hotel parking will be valet) parking was moved
from above the Main Lobby Level to below. Due to area constraints, this valet parking will be
stacked to provide adequate stall count for spaces lost to the above mentioned Service Lanes, Pre-
Lobby and Parking. We acknowledge that stacked spaces are not technically allowed under
Clearwater zoning regulations, but in this case (104 out of350 spaces), we feel there is no impact
to the public.
3. To maintain the scale of the project up to the 150' allowable building height as indicated
on Exhibit B drawings (A9) consistent with the presumed height of adjacent developments, we
replaced the moved parking level with an additional tower level. This sets the plaza (pool deck)
level at 78' -2" ILO of 8th level 82'-0" previously approved. This will improve the light, air and
scale of the Coronado Elevation.
4. While maintaining the approximately 100' separation, the towers were widened slightly
to improve their proportions. The room blocks are in a plane 20' behind the plane Ofth~~ _.-- .
towers. This is 15' more than prescribed in Beach by Design. Three-dimensionally, thr'S ~
better sculpting and shadow control than in the previously approved plan on the Coron 01 I t-
Elevation. ~ IT
5. Upon further study, the design team feels the proportions of the connectur brid \ ~ ~ ~ "' i i
improved by raising it one floor higher that illustrated in Exhibit B Drawing AIO. This ~ \:L; w ~
connection is also important for the hotel function to minimize the number of rooms sel v~. ('J) ~~ ~ ~
with a public side transfer between the two towers. The center element on this connect JH:~b& I <" ~ ~
two design functions. It creates a third vertically oriented piece in the composition, and t(~-2) ~ ~ ~
thematically related to the elevator tower bases. This kind of design consistency is impc rtifi~ ~ ()
maintaining the ideals of Beach By Design. lb~:5
6. However, the previously approved Design provided approximately 40% open sP,\k ~ ""1.:"1 0. \
area between elevation 100' and elevation ISO'. The design as proposed provides appro*i~~~JY _-__-:_=--:-~----. _' _'
27% open space. We have gained some open space by lowering the plaza deck level as stated
above and recessing the room towers as stated above. Overall, we feel the design is still true to
the goals of Beach by Design and only minimally indistinguishable from the approved design.
7. As proposed the design maintains the 250-room hotel, 400 spaces of public parking, and
350 spaces of private hotel valet parking.
· We are providing 20,000+ SF offunction space as follows:
i. The Ballroom, Meeting Rooms, and Prefunction Area total 13,828 sq. ft. (see
sheet A 301).
Proposed Taub Properties Hyatt Clearwater Beach Hotel (Seashell Development)
ii. The Beach Club totals 2,522 sq. ft. (see sheet A 302).
iii. The Health Spa totals 5,342 sq. ft. (see sheet A 307).
· We are providing 18,000 SF of retail space ILO the 50,000 SF allowed.
7. The Marketing Study indicated ideal room sizes should be smaller than the size indicated
on the Exhibit B Drawings in the Development order. The size and mix of the rooms will fit
adequately within floors 3-12. It is common in Condo/Hotels to include a full-time resident
component. These 18 residential condominiums fit into the same massing and approximately
same floor plan as the previously approved design.
8. We used the NBS floor plans to generate the design, typically they were consistent with
the elevations, but on the side elevations, the proposed floor plans started stepping back on the
13th floor, not the 12th as indicated on the NBS elevation A12.
9. On the Gulfview elevations, we coordinated the steps and breaks to the floor plan
consistent with the room mix indicated with the Marketing Study. These steps are consistent with
the Design Scale and Mass of Buildings provision of Beach by Design.
10. On Gulfview Drive, we propose an outdoor dining terrace at elevation 11 '-6". This is 30"
below the Main Lobby Level of 14'-0" and 30" above the approximately 9' -0" of the proposed
Gulfview improvements. 30" is an important design dimension because it is the maximum
allowable height of a single Accessible ramp run and the maximum Floor level change allowed
without a railing meeting the 4" sphere building code regulation. It also allows seated diners a
view of the beach slightly over the heads of pedestrian passersby.
Specific Deviations from the Development agreement:
2.03.1 Scope Retail Space
18,000 SF Provided
2.03.3 25% Kitchens Allowed, 100% Kitchenettes Provided, (each with sink, refrigerator,
cooktop and microwave, no oven).
5.04.4 Should Read - "Located on the first two levels above the main lobby level shall..."
CONCLUSION
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LETTER OF TRANSMITTAL
C' ~~;
Norlhside
&~ Sew<<u 1~,
Date:
August 9, 2004
To: City of Clearwater Planning Department
100 S. Myrtle Avenue
Clearwater, Florida 33758-4748
Attn: Wayne M. Wells, AICP
CIVIL.
LAND PLANNING ·
ENVI RON MENTAL ·
TRANSPORTATION ·
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Reference: Proposed Hyatt Clearwater Beach Resort and Spa
- Minor Revision Submittal (FL01-01-01)
Civil Plans & Previously approved Plans for
DRC submittal 5 sheets
Architectural Plans, Elevations & 8 % x 11 Color
rints
Design Narrative provided by Architect
comparin minor revisions to ori inal ap roval
We Transmit: (X) Enclosed () Under Separate Cover
( ) Mail ( ) Courier
o Pick-up (X) Hand Delivered
o Per Your Request (X) For Your Review & Comment
o For Your Use ( ) For Your Approval
( ) For Your Files ( ) For Your Information
COPIES
DATE
DESCRIPTION
5
5
5
(X)Originals
o Prints
( ) Addendum
( ) Shop Drawings
( ) Specifications
o Applications
( ) Floppy Disk
Comments: Please do not hesitate to contact this office should you have any
further questions or comments reqardinq this proiect.
601 CLEVELAND STREET, SUITE 930
CLEARWATE R, FLORI DA 33755
N ESADMI N@MINDSPRING.COM
N ESTECH@MI N DSPRI NG.COM
727 . 443 . 2869 FAX 727 . 446 . 8036
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