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01/27/2003 - SpecialCOMMUNITY REDEVELOPMENT AGENCY SPECIAL MEETING DOWNTOWN PLAN UPDATE CITY OF CLEARWATER January 27, 2003 Present: Whitney Gray Vice-Chair Hoyt P. Hamilton CRA Trustee Frank Hibbard CRA Trustee William C. Jonson CRA Trustee Glenn Warren Ex-Officio, Downtown Development Board Dwight Matheny Downtown Development Board Absent: Brian J. Aungst Chair/CRA Trustee Also present: William B. Horne II City Manager Garry Brumback Assistant City Manager Ralph Stone CRA Executive Director/Asst. City Manager Pamela K. Akin City Attorney Cynthia E. Goudeau City Clerk Brenda K. Moses Board Reporter The Vice-Chair called the meeting to order at 9:03 a.m. at City Hall. To provide continuity for research, items are in agenda order although not necessarily discussed in that order. ITEM #1 – Streetscape Plan and Wayfinding Design Assistant City Manager Ralph Stone said the following presentation includes an update of cost estimates. Staff is requesting direction from the Commission as to whether they are proceeding in the right direction, if the locations and design elements are appropriate, and if they should have a consultant continue with the design process. Frank Bellomo, Bellomo-Herbert and Company, presented the preliminary downtown streetscape plan and wayfinding design. He said discussion at public meetings included review of the site plan, significant gateway areas, groups of similar streets that were used come up with concept plans for typical streetscapes and various types of landscaping for each corridor. He said this plan is unique to Clearwater and was developed with the assistance of the public and staff. Cost estimates for improvements to Cleveland Street, Ft. Harrison Avenue, Osceola Avenue, and Gulf-to-Bay Boulevard are approximately $13 million. He said there is always an opportunity for public/private partnerships. He recommended phasing in of projects to minimize disruption. Concern was expressed that the brick pavers in major intersections would create a maintenance problem. Mr. Bellomo said they are not particularly difficult to maintain and last indeterminately. He said he would like to see Ft. Harrison Avenue and Cleveland Street identified as a special intersection. In response to a question, Mr. Bellomo said the $4 million costs are associated with the area from Highland Avenue to Myrtle Avenue. He said streetscape types and designs are not independent of one another but are related with respect to terms of building environment, traffic, pedestrian access, and land use. This plan allows for districts to be identified by wayfinding methods; not necessarily by a special streetscape in each area. Mr. Bellomo said 14 – 15 feet wide sidewalks are comfortable and they allow enough room to increase parking, accommodate street cafes, and create the type of canopy and charm everyone wants. He suggested the first phase should focus on Cleveland Street, including Ft. Harrison and Osceola avenues and the Gulf-to-Bay Boulevard gateway, then the downtown core. It was suggested that staff contact the FDOT (Florida Department of Transportation) and Secretary Hartman regarding what is feasible while the new bridge is being constructed. In response to a question, Mr. Bellomo said Clearwater’s plan differs from Zephyrhills’ with respect to wayfinding plans and gateway designs. He is comfortable with cost estimates, as they were very close to a recent bid received. Reductions depend upon how much the Commission wants to dilute the plan. The least dilution may be at specialty intersections, however any changes would also change the desired effect. Mr. Bellomo said the direct impact in other communities when properly advertised included a 10% - 15% increase in retail traffic during construction. Immediately after opening, leases increased 40% and vacant stores were filled. He said the challenge is to continue to advertise and educate the public about what the area has to offer. Communities that spend the time and money for public education regarding what is new, where to park, etc. have been successful. In response to a question, Mr. Bellomo said the most successful public/private partnership he has seen with streetscape projects is when a developer is required to do what the Commission asks of them. Mr. Stone said the City of St. Petersburg required developers to provide strategic up-front investments. A remark was made that development of the “bluff” was going to be the heartbeat of downtown; not Cleveland Street. It was suggested a number of projects take place simultaneously. It was stated the DDB’s major concern is that the plan continue to move forward as quickly as possible. In response to a question, Mr. Bellomo said maintenance costs of streetscaping have not been estimated, however the City would probably want to maintain the new streetscaping. He said private property owners will begin to make improvements on their own due to the excitement and newness of the streetscaping. The more that can be done architecturally and by signage, the better the area would look. Consensus was the plans are moving in the right direction and the City needs to look for ways to accomplish them. ITEM #2 – Character Districts Planning Director Cyndi Tarapani reviewed the characteristics of six areas that staff split into geographic areas: 1) Downtown Core District; 2) Old Bay District; 3) South Gateway District; 4) Town Lake Residential District; 5) Town Lake Business Park District; and 6) East Gateway District. She also reviewed the design guidelines consultant timeline. DOWNTOWN CHARACTER DISTRICTS 1. DOWNTOWN CORE DISTRICT (121 acres in area) Existing Character The Downtown Core is the government center and principal employment core of the City. Many of the Pinellas County government offices are located in the downtown core as well as private offices and support uses that desire the proximity to the government center. Cleveland Street is downtown’s “Main Street” and has a historic character/setting and functions as the major retail street within downtown. There are a significant number of churches and church related uses within the Downtown Core, as well as under-developed and vacant land. District Vision Uses The Downtown Core should continue to be a center of government including Pinellas County and City of Clearwater governmental offices. The Downtown Core will continue to attract private offices that desire to locate in close proximity to the government center, as well as offices attracted to Clearwater for it size, central location and amenities. A key component to diversify the Downtown Core is to attract residential uses with a variety of housing types and prices. Once a residential base is in place, retail, restaurant and services will likely follow. It is anticipated that the majority of existing churches will remain and possibly expand. Redevelopment of two key waterfront parcels is also anticipated: the Harborview/Coachman Park parcel and the City Hall/Calvary Baptist Church parcel. The Harborview/Coachman Park parcel is located west of Osceola Street from Drew Street south to Cleveland Street. The City will contemplate redevelopment of retail/restaurant/mixed use within the footprint of the existing Harborview Center. The redevelopment should complement the new Main Library and Coachman Park both in terms of compatibility of uses and design. The second redevelopment site is the combined sites of City Hall and Calvary Baptist Church, which extends south from Cleveland Street to Pierce Street and from the west side of Osceola Street to the water. The City will contemplate redevelopment of these combined parcels as residential/ retail and mixed use. It is recognized that redevelopment of both parcels will require additional approval from the citizens of Clearwater. Function The Bluff should be enhanced through improvements to Coachman Park, retention of public access to the waterfront, and a continued emphasis on the new main library as a community–gathering place and anchor for the north end of the Downtown Core. In addition to the Bluff as a destination, the Downtown Core should be redeveloped as a family-oriented entertainment destination including a marina, cultural events and attractions, festivals, restaurants, theater and shopping. Development Patterns Among the Downtown Character Districts, the Downtown Core will have the highest density for residential and hotel uses and the highest intensity for retail/commercial/ office uses. It is expected that the most intense development within the Downtown Core will occur in the center of the District defined as from Osceola Street east to Myrtle Avenue and from Drew Street south to Pierce Street. The Downtown Core shall be redeveloped as a pedestrian friendly place achieved through a diversity of land uses, urban design and streetscape improvements. Heights along Cleveland Street should respect and be consistent with the existing predominant historic building heights to the depth north and south from Cleveland Street as currently exists. Redevelopment on properties that extend beyond the Cleveland Street frontage shall retain the historic building pattern but may create higher construction stepping back from Cleveland Street. The redevelopment should insure connections with the historic buildings and should create a good transition in building and site design that promotes the pedestrian scale along Cleveland Street. The Pinellas Trail should be integrated into the Downtown Core through such mechanisms as a connection from the Trail across the Memorial Bridge, improvements to the Trail within the Downtown Core, and other east/west trails that connect the balance of the City with the Downtown. Prohibited Uses Detached dwellings, vehicle services, automobile dependent uses including gas stations, fast food restaurants with drive-through service, industrial and problematic uses (examples include day labor, pawnshop, check cashing center and blood plasma centers and tattoo parlors). Intensity: Floor Area Ratio – 4.0 FAR Density – 70 dwelling units or hotel units per acre Height: Harborview/Coachman Park Parcel-70 feet (consistent with the height of new Main Library) City Hall/ Calvary Baptist Church Parcel – 150 feet Along Cleveland Street-Consistent with the historic building pattern The balance of the District - no height regulations Discussion ensued regarding whether height restrictions should be a part of this plan. Ms. Tarapani said height restrictions would be in the zoning regulations with a wide range of flexibility depending upon the use. She said as part of a project’s design, the City could be specific as to the features that are required as part of that design. The City also could propose incentives. It was remarked that the City should consider lower buildings on the bluff and the waterfront with higher buildings as development moves inland. Discussion ensued regarding redevelopment of the Harborview Center, the Calvary Baptist Church property, and City Hall. Economic Development & Housing Director Reg Owens said the City Hall and two Calvary Baptist sites total 6.4 acres. He said plans are to incorporate 200 – 300 condominiums units in the bluff area, with parking, retail, and restaurants. He said if the heights were lowered in that area it would be difficult to attain that type of development. In response to a question, Ms. Tarapani said staff feels parking should be removed from the waterfront, however it is needed for the Library. Mr. Owens said Mr. Bellomo is working on tying the waterfront into these character districts. His next task is to look at how Coachman Park interacts with downtown. In response to a question, Mr. Owens said the Mainstreet Program would continue, as their goal is to address the additional clients they expect to serve in the upcoming years. In response to a question, Mr. Stone said staff feels the FAR in the downtown core should be 4.0, height be dealt with through design review and guidelines and Cleveland Street heights should be consistent with its historic character. 2. OLD BAY (63 acres in area) Existing Character The Old Bay District, which is the area previously known as the Northwest Periphery Plan area and the land south of Jones to Drew Street, is a transitional area between the Downtown Core and the low density residential areas to the north. N. Ft. Harrison Avenue, which is currently designated as Alternate U.S. Highway 19, is the main traffic corridor in this District, and serves as the northern most gateway into the Downtown area. Old Bay is comprised of a mix of land uses including governmental, residential (including single-family dwellings), commercial, industrial, institutional and recreational. This mix, while giving the District great diversity, also results in incompatible development patterns with incompatible uses. The District’s location along Clearwater Harbor and the significant number of older structures (more than 50 years) provides a unique character for this District. However, the location of N. Ft. Harrison Avenue essentially divides the District into two distinct sections. This situation, along with the significant traffic volumes on the street, contributes to the lack of a cohesive identity. Furthermore, the most eastern portion of the District does not enjoy close proximity to the waterfront and the single-family residential uses are surrounding by nonconforming vehicle services and industrial uses. District Vision Uses The Old Bay District is envisioned to be a residential neighborhood supporting the downtown employment base with limited neighborhood commercial and office uses. Renovations of existing older structures are also encouraged. A variety of densities and housing styles is encouraged throughout the District. This District provides an opportunity for higher-density residential uses along Clearwater Harbor west of Osceola Avenue, provided the development is sensitive to the established low-rise historic character of the District. The eastern frontage of Osceola Avenue may retain its residential use, convert the existing building to office, redevelop with residential scale offices or combine these two uses on the same site. N. Ft. Harrison Avenue is envisioned as the main commercial area providing neighborhood commercial uses on properties on both sides of the street. Properties located east of Garden Avenue may be redeveloped as either residential use or residential scale office development or a mix of these two uses. The last parcel within the District east of the Pinellas Trail through to Myrtle Street is envisioned to remain as the City’s Gas Department administrative offices and warehouse. Function The character of Old Bay should be strengthened through streetscape elements that identify the District as a downtown neighborhood. Emphasis should be placed on tying the eastern and western sections of the entire District by providing linkages between the waterfront and the Pinellas Trail. Public improvements to the Seminole Boat ramp will also enhance waterfront access and appearance. Development Patterns Greater heights in the higher density residential area west of Osceola Avenue may be considered. The development pattern in the balance of the district is expected to remain urban in character and should reflect the low-rise scale of the existing neighborhood. Renovation/restoration of the existing historic homes is strongly encouraged and new development is encouraged to provide references to the neighborhood’s historic features in their design. Redevelopment should provide opportunities for comfortable pedestrian travel and access to public areas including the Seminole Dock and Pinellas Trail. Prohibited Uses Automobile dependent uses including gas stations, vehicle services, fast food restaurants with drive-through service, industrial and problematic uses (examples include day labor, pawn shop, check cashing center and blood plasma centers and tattoo parlors). Intensity: Floor Area Ratio = 0.5 FAR Density West of N. Garden Avenue: < 2 acres – 25 units/acre > 2 acres – 50 units/acre Between N. Garden Avenue and the Pinellas Trail: < 1 acre - 7.5 units/acre > 1acre - 25 units/acre Height: Commercial/Office – 35 feet (including mixed use with residential) Residential - 150 feet west of Osceola Street and fronting on Clearwater Harbor Balance of the district – 35 feet. Ms. Tarapani said if heights are specified in the downtown plan, they could not be superceded through the site plan process. Discussion ensued regarding whether to include specific height restrictions. Consensus was not to specify any height restrictions. 3. SOUTH GATEWAY DISTRICT (22 acres in area) Existing Character The South Gateway District, which is generally the area previously known as the Southwest Expansion area of the Periphery Plan, is a transitional area between the Downtown Core and the lower density residential areas to the southeast and office and industrial areas to the southwest. It is bounded on the west by S. Ft. Harrison Avenue, which is designated as Alternate U.S. 19 and is the main traffic corridor in this District. A new community shopping center was constructed in the center portion of this District, which serves as an anchor to the South Gateway. Even though this major redevelopment project has occurred, there is a significant amount of vacant and/or underutilized land found within the South Gateway. District Vision Uses The South Gateway is the principal entryway to the Downtown from the south. The District’s location in the vicinity of Morton Plant Hospital and along the travel path for many commuters makes the S. Ft. Harrison Avenue frontage ideal for commercial uses. The frontage along S. Ft. Harrison Avenue should continue to be redeveloped with community shopping uses to serve the nearby neighborhoods, employees and commuters. The existing offices are encouraged to remain and renovate over time capitalizing on their proximity to both the Downtown Core and Morton Plant Hospital. The balance of the District’s vacant and underutilized properties is envisioned to redevelop with residential development at an urban scale. Function Alternate U.S. 19 will be re-designated from S. Ft. Harrison Avenue to Missouri and Myrtle at Court Street. Ft. Harrison will be redesigned to function as a local street with two travel lanes instead of four. The streetscape improvements will recognize the changed function of the street and emphasize its connection with the Downtown Core. Development Patterns Due to its adjacency with the Downtown Core and established development patterns, the scale and context of buildings should be urban in nature and promote a pedestrian friendly-environment. Connections within the District to the Pinellas Trail should be encouraged through site design, streetscape improvements and landscaping. Prohibited Uses Detached dwellings, industrial, vehicle services, automobile dependent uses including gas stations, fast food restaurants with drive-through service, industrial and problematic uses (examples include day labor, pawn shop, check cashing center and blood plasma centers and tattoo parlors). Intensity: Floor Area Ratio – 1.0 FAR Density – < 2 acres – 25 dwelling units/acre > 2 acres – residential only – 35 dwelling units/acre > 2 acres and mixed use project including residential - 50 dwelling units/acre Height: 50 feet In response to a question, Ms. Tarapani said this district allows 50 units per acre for residential. The maximum height of 50 feet applies, but with mixed uses, there is a sliding scale with respect to FAR. She said the commercial edge on the west side of Ft. Harrison Avenue immediately north of Turner is not included in this section of the plan. She anticipates that once the east side is redeveloped, the west side also would become more pedestrian friendly and urban. Consensus was to make no changes to the proposals for the South Gateway District. 4. TOWN LAKE RESIDENTIAL DISTRICT (97 acres in area) Existing Character The area previously known as the Northeast Expansion Area of the Periphery Plan and a portion of the area previously known as the Southeast Expansion Area of the Periphery Plan is included in the Town Lake Residential District. This District includes a mix of retail, office, vehicle services, industrial and residential uses. The Town Lake Residential District has a significant amount of underutilized and vacant property. There is a concentration of dwellings with historic character along Grove Street between N. Greenwood and Cleveland Street. Four major streets provide egress and ingress to the District as well as internal circulation. The City is constructing Town Lake in the vicinity of south of Park Street between Prospect and Ewing Avenues. When complete, Town Lake will provide an alternative to on-site stormwater retention for properties within the watershed area. In addition, Town Lake was designed to function as a passive park with pedestrian pathways surrounding the perimeter of the lake. District Vision Use The Town Lake District enjoys many locational advantages that will encourage residential development: proximity to the downtown core, the new Town Lake and park amenities, as well as large vacant and underutilized parcels. The Town Lake Residential District will primarily be redeveloped as a residential district with neighborhood commercial uses. New commercial uses should be of the type and scale to serve the new residential development. More intense commercial development may be allowed along major streets such as Myrtle Avenue, Cleveland Street, Martin Luther King, Jr. and Court Street and Chestnut Avenue. Commercial uses along the Court/Chestnut corridor may serve the broader community, however, the design shall be urban in nature and pedestrian friendly. Function The addition of new residents in the Town Lake District will enliven the downtown and provide a market for new retail and restaurant development. Alternate U.S. 19 will be re-designated from S. Ft. Harrison Avenue to Myrtle Street which transverses this district. With the redesignation, Myrtle Avenue/Alternate U.S. 19 is expected to function as the through route and Ft. Harrison can reclaim its function as the local roadway. Development Patterns Residential redevelopment in the area north of Cleveland Street shall have a lower scale than south of Cleveland due to the existing single-family development pattern. Renovation of small historic single-family dwellings is encouraged and new construction in the vicinity should respect the height and scale of Grove Street neighborhood. The residential development south of Cleveland Street is anticipated to be oriented to Town Lake but along major streets, development should be oriented to the street to maintain an urban and pedestrian environment. S. Myrtle Avenue will be re-designated to Alternate U.S. Highway 19 and will function as an arterial through the Downtown. Even though the transportation function of S. Myrtle Avenue will change, commercial development on both sides of the street should be constructed with buildings set close to the street and parking/service areas located to the rear. Commercial redevelopment should be designed primarily for comfortable and safe pedestrian access while accommodating vehicles. Prohibited Uses Automobile dependent uses including gas stations, vehicle services, fast food restaurants with drive-through service, industrial and problematic uses (examples include day labor, pawn shop, check cashing center and blood plasma centers and tattoo parlors). Intensity: Floor Area Ratio – 1.0 FAR Density – 30 dwelling units/acre Height: – 50 feet In response to a question, Ms. Tarapani said the FAR in this district is being changed from 2.0 to 1.0 to provide a transitional density. Those nonconforming uses would not be impacted, but new nonconforming uses would be prohibited. Consensus was to make no changes to the proposals for the Town Lake Residential District. 5. TOWN LAKE BUSINESS PARK DISTRICT (62 acres in area) Existing Character A portion of the area previously known as the Southeast Expansion Area of the Periphery Plan is included in the Town Lake Business Park District. The area is now part of the expanded CRA. At the District’s entry point at the southwest corner of Cleveland Street and Missouri Avenue, a new corporate headquarters, very suburban in character was constructed within the last 3 years. The remainder of the District is characterized with a mix of uses including retail, office, utility/infrastructure and nonconforming industrial uses. Even though this major office redevelopment office has occurred, there are numerous vacant and underutilized parcels found throughout the District. In particular, single-family dwellings are scattered throughout the area west of Madison Avenue. District Vision Use The Town Lake Business Park District is envisioned to be a downtown location for office park development. The District should be redeveloped with corporate and professional offices, as well as those conducting research and/or light assembly. Incidental support commercial uses are anticipated to serve the offices in the district. Residential redevelopment may be considered in limited locations along major streets. Function The primary function of the Town Lake Business District is to provide employment opportunities and a location for office uses that prefer a business park setting but enjoy the benefits of being in close proximity to the downtown core. Excellent access and opportunities for significant lot consolidation enhance the District’s redevelopment opportunities. Development Patterns Office development within the Town Lake Business Park District shall be suburban in nature. Traditional setbacks, significant landscaping and adequate parking should characterize redevelopment in this area. Commercial uses are encouraged to locate within the office park and/or office building to provide easy access to their customers and reduce the need for external vehicle trips. Prohibited Uses Detached dwellings, vehicle services, automobile dependent uses including gas stations, fast food restaurants with drive-through service, industrial and problematic uses (examples include day labor, pawnshop, check cashing center and blood plasma centers and tattoo parlors). Intensity Floor Area Ratio- 1.0 FAR Density – 30 dwelling units per acre Height – 40 feet Consensus was to increase the allowed height to 50 feet and to change the third sentence in the first paragraph under “Existing Character” to read ”…very campus-like in character…”. 6. East Gateway District (175 acres) Existing Character The terminology “East Gateway” is associated with a geographic node radiating from the intersection of Gulf to Bay with Cleveland Avenue to Missouri Avenue, and from Drew Street to Court Street. This area was recently characterized as experiencing rapid deterioration and decline. With the realignment of the Memorial Causeway Bridge in mid-2004, and the associated loss of thousands of daily through traffic along Cleveland Street, this district runs the risk of seeing its residential and retail base erode. East Gateway is characterized by a mixed land use pattern of predominantly owner-occupied single-family residential, interspersed with pockets of poorly-maintained rental properties and strip commercial, as well as relatively well-maintained small professional offices along Court Street. The Gateway area was targeted in 2002 as a Community Redevelopment “Expansion” Area, and the City Commission and Board of County Commissioners approved the CRA expansion in late 2002. The underlying constraints of the East Gateway District can be noted as follows: Residential: Lots with deteriorating surface conditions Absence of landscaping and buffers from adjacent rights-of-ways Inappropriate placement of housing within commercial corridors Structures with multiple code violations Outside storage with no screening Absence of on-site management controls within rental complexes Inappropriate placement of waste containers Intrusion of drug related crime activities into residential neighborhoods Structurally unsound homes impacting the safety and welfare of residents Bland architectural detailing Commercial: A predominate tenant mix which does not serve the daily needs of area residents Inappropriate day labor offices which contribute to attracting homeless individuals to the neighborhood Strip commercial with no landscaping, appropriate parking, signage or quality architectural detailing Existing structure such as motels being converted to transient multiple housing or retail storefronts Blighted building conditions fraught with code violations Inadequate lot square footage which negates an ability to accommodate a modern retail or personal service structure Obsolete, deteriorating and non-complying signs Inappropriate land uses and zoning districts Multiple lot ownership making potential lot assemblage difficult Non-functioning off-street parking and turning movements Inappropriate use of vacant lots for parking Lack of separation between right-of-way and parking areas Deteriorating or non-existent site and right-of-way infrastructure, including paving, sidewalks, and landscaping A pervasive negative “image” District Vision Uses It is envisioned that the East Gateway will continue to be developed as a low and medium density residential neighborhood supported with neighborhood commercial and professional offices. Commercial and office uses should be concentrated along the Cleveland/Gulf to Bay, Court Street, and Missouri Avenue corridors. The area northeast of Gulf to Bay Boulevard and north of Cleveland Street should be maintained as a primarily low density, low-rise residential neighborhood. The area southwest of Gulf to Bay Boulevard and south of Cleveland Street is appropriate for medium density multi-family residential and office environment. Infill residential is encouraged in the entire district. A key component of this development strategy is the consolidation of the existing Clearwater Homeless Intervention Project (CHIP) facilities into a “campus” within the East Gateway District combined with the relocation of the day labor offices into this complex. This consolidation will address the emergency needs of the downtown homeless, and negate any future intrusion of scattered homeless facilities throughout the neighborhood. Function With the opening of the new Memorial Bridge in late 2003 and the new function of the Court/Chestnut roads serving as the entry/exit corridors for the Bridge, the East Gateway District becomes the new entryway to downtown. This major traffic circulation change offers opportunities to create a gateway for residents and tourists whose destination is Downtown. The main corridor of Cleveland Street/Gulf to Bay needs to reflect this gateway function with attractive streetscape and landscaping elements along with appropriate wayfinding signage. Emphasis should be placed on strengthening this commercial/office corridor and stabilizing the residential base. Development Patterns The existing residential neighborhoods should retain their scale and development patterns and any infill development in this area should reflect the existing low-rise pattern. New multi-family development should be developed at a medium density and scale and provide variety in housing types and pricing. It is envisioned that new commercial development should provide employment opportunities for the District’s residents as well as serve the daily commercial and personal service needs of the neighborhood. Commercial and office development should be redeveloped at a medium scale; consolidation of small obsolete development parcels/buildings are encouraged to create an adequate lot size for modern development standards. Prohibited Uses Automobile dependent uses including gas stations, vehicle services, fast food restaurants with drive-through services, industrial and problematic uses (examples include day labor, pawn shops, check cashing center, blood plasma centers, tattoo parlors and conversion of older strip motels into transient apartments). Intensity: Floor Area Ratio—0.5 FAR Density- Northeast of Gulf to Bay Boulevard and North of Cleveland Street-7.5 dwelling units per acre Southwest of Gulf to Bay Boulevard and south of Cleveland Street-15 dwelling units per acre Height: Office - 50 feet Commercial - 25 feet –35 feet Single-family Residential - 30 feet Multi-family Residential – 30 feet –50 feet Mr. Stone said staff is not recommending applying the D District in this area. Mr. Owens said it has been recognized, with the opening of the new bridge, approximately 40% - 50% of traffic from Cleveland Street will be lost. Plans are to take some of that commercial use and make it neighborhood commercial. Boundaries would change to ensure there are better parcels to redevelop for more of a neighborhood environment. A concern was expressed that limiting heights in this district would reduce property values by 50% on top of the previously implemented reductions. In response, Mr. Owens said it would be totally out of scale to place a 15-story condominium project in close proximity to the Town Lake District. Mr. Stone said the City is not trying to regulate land values, but propose reasonable opportunities in line with where it wants downtown to go. Ms. Tarapani said the next step in this process is a meeting on February 28, 2003, to discuss policies and strategies to implement these plans. At that meeting, staff also will present an open space and waterfront plan including how Coachman Park relates to the rest of the waterfront downtown. In March, discussion will take place regarding prioritizing capital projects. ITEM #3 – Community Development Agency Direction It was requested that staff provide the Commission with copies of the 1996 Design guidelines and West Palm Beach’s master plan. In response to a question, Ms. Tarapani said manufactured modular offices could be addressed through the design guidelines. It was remarked that transportation corridors and integrated planning of transportation was not discussed. Some discussion took place at a previous meeting regarding light rail. Commissioner Jonson said he had a conflict with the March 21 Special CRA Meeting and requested it be changed. Discussion ensued regarding changing it from 9:00 a.m. to 2:30 p.m. on the same date. The City Clerk will reschedule the meeting after checking with staff’s schedule. Adjourn The meeting adjourned at 12:00 p.m.