FLD2014-03007"'learwater COMMUNITY DEVELOPMENT BOARD
PLANNING AND DEVELOPMENT DEPARTMENT
w M STAFF REPORT
MEETING DATE: May 20, 2014
AGENDA ITEM: E.2.
CASE: FLD2014 -03007 (related to FLD2013- 03011 /DVA2013- 03001 /HDA2014- 02001)
REQUEST: Flexible Development application request to increase the number of rooms from 171
hotel rooms to 181 hotel rooms; an increase in the projects overall density from 118.99
overnight accommodation rooms per acre to 125.96 overnight accommodation rooms
per acre in the Tourist (T) District as a Comprehensive Infill Redevelopment Project
under the provisions of Community Development Code (CDC) Section 2 -704.E and
CDC section 4 -406.
Agent ...........................
Northside Engineering Services, Inc. (Housh Ghovee)
Applicant / Owner ..............
Clearwater Grande Development, LLC
Location ...........................
655 South Gulfview Boulevard; located on the south side of South Gulfview Boulevard
approximately 894 feet west of Gulf Boulevard.
Property Size ....................
1.437 Acres
Future Land Use Plan......
Resort Facilities High (RFH)
Zoning ..........................
Tourist (T) District
Special Area Plan ..............
Beach by Design (Clearwater Pass District)
Adjacent Zoning... North:
Tourist (T) District
South:
Open Space /Recreation (OS /R) District
East:
Tourist (T) District
West:
Tourist (T) District
Existing Land Use .............
Overnight Accommodations
Proposed Land Use.........
Overnight Accommodations
Clear wate Level II Flexible Development Application Review
ANALYSIS:
Site Location and Existing Conditions:
The 1.437 acre subject property is located on the
south side of South Gulfview Boulevard
approximately 894 feet west of Gulf Boulevard.
The subject property is currently developed with
a 91 -room hotel (Quality Inn) and its associated
parking lot. The existing building is located on
the east side of the site and oriented north/south.
Retail Sales and services uses are located to the
north of the subject property. The adjacent
property to the west consists of the EconoLodge
hotel. The adjacent parcel to the east consists of
the Continental Towers condominium property.
The land area to the south consists of a beach
that overlooks Clearwater pass.
Site History:
On May 21, 2013, the Community Development
Board (CDB) approved a development project
that included retaining the existing Quality Inn
while redeveloping the existing parking area
with a new 14- story, 90 -room Hampton Inn &
Suites — resulting in a total of 171 rooms on the
property utilizing the existing 91 -rooms obtained
through a Termination of Status as a
Nonconformity for density in 2005 while
requesting an additional 80 hotel rooms from the
Hotel Density Reserve through Beach by Design
(FLD2013- 03007). The proposal reduced the
number of rooms in the Quality Inn from 91 to
81 rooms by converting 16 standard rooms into
eight suites, and two standard rooms into storage
space. These ten "reduced" rooms were to be
added to the overall number of hotel rooms for a
90 -room Hampton Inn & Suites.
On June 19, 2013, the City Council (CC)
approved the associated development agreement
to grant the 80 units from the Hotel Density
Reserve to the approved development project
(DVA2013- 03001).
On February 3, 2014, an amendment to the
development agreement (HDA2014- 02001) was
PLANNING & DEVELOPMENT
DEVELOPMENT REVIEW DIVISION
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Community Development Board — May 20, 2014
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submitted to retain the existing 91 -rooms in the Quality Inn rather than reducing the number of
rooms to 81- rooms. The owner stated the amendment was necessary due to market conditions
and changes to the financing parameters originally contemplated by the applicant. After
conversations with the franchisee the applicant's lenders for the contemplated construction, the
larger suites are not well suited for this location and brand.
On April 16, 2013, the CC approved an amendment to the development agreement allocating 10
additional units from the Hotel Density Reserve for a total of 90 units allocated to the project.
This approval allows the Quality Inn hotel to retain the existing 91 -rooms while allowing a1190-
units obtained from the reserve to be in the proposed Hampton Inn & Suites Hotel. This approval
allows for an increase in the number of units from a 171 -room overnight accommodation use to a
181 -room overnight accommodation whereby increasing the density from 118.99 rooms per acre
on net lot acreage to 125.96 rooms per acre which is below the maximum density of 150 units
per acre allowed through Beach by Design.
Additionally, on February 14, 2014, a minor revision to the building design was submitted which
provided, in brief:
■ The overall square footage of the parking garage has been reduced by 4,903 square feet to
eliminate empty space which does not affect any parking space dimension, drive -aisle width
or the number of required parking spaces;
• Sloped parking replaced by level parking and a speed ramp having proper transitions;
• Third elevator travels from ground floor to top floor instead of starting on the 6th floor;
• The two guest rooms and private owners office within levels 7 and 8 of the L shaped tower
on the east side have been relocated to the main stack of hotel rooms which does not affect
the number of hotel rooms which at this time remains at 90 units within the Hampton Inn &
Suites hotel;
• The internal stairwell is shown relocated from the northwest corner of the building to the
center of the building. This modification provides a central stairwell that is easily accessible
and not confusing for guest using the stairs between hotel floors and parking garage;
• Number of parking spaces increased from 206 parking spaces to 218 parking spaces at 1.2
spaces per unit as set forth in the CDC;
• Number of parking spaces increased by use of valet parking on top level with integrated
mechanical lifts. Four compact parking spaces are provided for use but are not counted in
overall parking count. 149 total self -park spaces with HC and 69 total valet spaces;
• Removed trash chute;
• Added balconies to many rooms without balconies;
• Top of roof slab lowered by six inches;
• Overall building height lowered by 3 feet 4 inches;
• Metal mansard roof around roof areas replaced with Hampton Inn & Suites proto typical
parapets; and
• Windows and openings have been updated to correspond to new plan layouts /structure.
Staff reviewed the minor revisions and determined them to be consistent with the approved
building design. The minor revisions were found to be in compliance with design guidelines in
Beach by Design and the criteria for minor revisions as set forth in CDC Section 4 -406. Based
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upon the finding of facts noted, the revised plan was approved by the Community Development
Coordinator on February 25, 2014.
Development Proposal:
The request is to increase the number of rooms from 171 hotel rooms to 181 hotel rooms with the
ten additional rooms being allocated through the Hotel Density Reserve.
It is being reviewed as a Comprehensive Infill Redevelopment Project because the proposal
includes an increase in the density which does not qualify as a minor revision as such it is
required to be approved in accordance with the procedures for original approval pursuant to
CDC section 4 -406.
The site plan shows the relocation of the elevated parking garage exit from the east side of the
building to the west side. The owner has determined that the relocation of the garage exit will
reduce the number of potential on -site pedestrian and vehicle conflicts by reducing the number of
vehicles in the shared driveway between the two buildings. The north building facade will be
modified to allow for an exit only driveway to South Gulfview Boulevard. This will be the only
exit from the parking garage. The entrance will remain on the east side of the Hampton Inn &
Suites building. The exit only driveway does not affect the approved building design nor does it
affect any approved front setback.
To mitigate pedestrian and vehicle conflicts at the new driveway with pedestrians in the public
right -of -way, the owner will provide decorative pavers to identify a conflict point. In addition,
they will revise the wall openings at the exit to provide for clear sight. The openings will be
from 2.8 feet in height to eight feet in height from grade to provide sight visibility for vehicles
exiting the parking garage.
Density: Pursuant to the Countywide Plan Rules and CDC Section 2- 801.1, the maximum
density for properties with a designation of RFH is 50 overnight accommodation units per acre.
The subject property is 1.437 acres (62,620 square feet), and a maximum of 71 overnight
accommodation rooms would be permissible. The proposal consists of 91 rooms retained
through a previous Termination of Status of Nonconformity for density and 90 hotel rooms from
the Hotel Density Reserve, adopted as an amendment to Beach by Design under Ordinance 7925-
08 for a total of 181 hotel rooms. The added 10 units increase the density from 118.99 rooms per
acre on net lot acreage to 125.96 rooms per acre which is below the maximum density of 150
units per acre allowed through Beach by Design.
Impervious Surface Ratio (ISR ): Pursuant to the Countywide Plan Rules and CDC Section 2-
801.1, the maximum allowable ISR for properties with a future land use plan designation of RFH
is 0.95. The proposed ISR is 0.90, which remains consistent with the approved plan and
consistent with the above.
Minimum Lot Area and Width: Pursuant to CDC Table 2 -803, there is no minimum lot area and
lot width for Comprehensive Redevelopment Infill Projects; however the minimum lot area for
overnight accommodations in the T District can range between 10,000 — 20,000 square feet, and
the subject property consists of 62,620 square feet of lot area. Pursuant to the same Table, the
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minimum lot width for overnight accommodations in the T District can range between 100 — 150
feet, and the subject property has a width of 247.98 feet. While the development proposal is a
Comprehensive Infill Redevelopment Project, the subject property complies with the lot area and
width standards established for overnight accommodation uses. There has been no change to the
lot width and lot area from the approved plan.
Minimum Setbacks: Pursuant to CDC Table 2 -803, there are no minimum front, side, and rear
setbacks for Comprehensive Redevelopment Infill Projects; however, the front setback for
overnight accommodations in the T District can range between 0 —15 feet, while the side setback
can range between 0 — 10 feet. This proposal consists of front (north) setbacks of zero feet (to
existing pavers), 0.8 feet (to existing covered deck), 1.8 feet (to proposed canopy), five feet (to
proposed building), and 8.1 feet (to proposed parking); side (east) setbacks of zero feet (to
existing wood structure and deck), 6.5 feet (to structure), and 10 feet (to existing building); side
(west) setbacks of zero feet (to proposed walkway), 6.8 feet (to proposed canopy) and 8 feet (to
proposed building); rear (south) setbacks of zero feet (to existing pool deck), 14 feet (to covered
structure), 14.6 feet (to proposed pool), 15.8 feet (to existing pool), 20.6 feet (to proposed
building), and 26.6 feet (to existing building).
The above setbacks were approved in 2013. The new exit driveway does not create any new
setback to structure. The minor revision resulted in the removal of almost 5,000 square feet of
area from the parking garage through improved design efficiencies and the use of mechanical
lifts on the top floor of the garage. These improvements did not reduce any approved setback but
resulted in increased setbacks which are allowed through a minor revision.
Maximum Building Heim Pursuant to CDC Table 2 -803, there is no maximum height for
Comprehensive Redevelopment Infill Projects; however the maximum allowable height for
overnight accommodations in the T District can range between 35 — 100 feet. The existing
Quality Inn is 49.5 feet in height which is less than code.
The proposed Hampton Inn & Suites building will be 133.6 feet in height from Base Flood
Elevation (BFE) to the flat roof with an overall height of 146.8 feet, which is above the Code
maximum; however, as this property is located within the Clearwater Pass character district of
Beach by Design and the owners are requesting 90 hotel rooms from the Hotel Density Reserve,
as set forth in Beach by Design Section B.2, the maximum height of the hotel can be up to 150
feet provided that there is no more than one other building more than 100 feet in height within
500 feet of the proposed development site and that no building more than 100 feet in height is
within 100 feet of the proposed building. According to City records, the only building within
500 feet of the subject property that exceeds 100 feet in height is Continental Towers, which is
located approximately 136 feet to the southwest of the subject property. Therefore, the proposed
height is in compliance with Code.
As previously noted, the height of the building was reduced from 134 feet in height from BFE (to
roof slab) to 133.6 feet and the overall height of the building was reduced from 150 feet to 146.8
feet from BFE through the minor revision.
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Minimum Off - Street Parking: Pursuant to CDC Table 2 -803, the number of required off - street
parking spaces shall be determined by the community development coordinator based on the
specific use and /or ITE manual standards. The minimum required parking for overnight
accommodations in the T District is 1.2 spaces per room, or a minimum of 218 parking spaces
for the 91 -room Quality Inn and 90 -room Hampton Inn & Suites (total of 181 rooms). The
proposal includes a total of 218 off - street parking spaces (surface and garage) for the two hotels,
which meets the above provision.
The top level of the elevated parking garage has been revised to include integrated mechanical
lifts which results in 69 valet parking spaces in the entire level. These 69 spaces added to the
149 standard parking spaces results in 218 parking spaces. CDC Section 3- 1402.L5., allows
mechanical vehicle lifts in parking garages in areas solely controlled for valet parking.
Mechanical Equipment: Pursuant to CDC Section 3- 201.D.1, all outside mechanical equipment
must be screened so as not to be visible from public streets and /or abutting properties. With
regard to the Quality Inn, no new mechanical equipment is depicted on the plans; however, if
additional equipment is added later, it will be reviewed at the time of submission for a building
permit. The existing location and screening of mechanical equipment complies with this Code
provision. With regard to the Hampton Inn & Suites, there will be mechanical equipment
located on top of the roof that will be completely screened the parapet walls, which complies
with Code. No other mechanical equipment is shown on the plans; however, if additional
equipment is added later, it will be reviewed at the time of submission for a building permit.
Sight Visibility Triangles: Pursuant to CDC Section 3- 904.A, to minimize hazards at the
driveway on South Gulfview Boulevard, no structures or landscaping may be installed which
will obstruct views at a level between 30 inches above grade and eight feet above grade within
20 -foot sight visibility triangles. As previously discussed, the north building facade will be
modified to allow for an exit only driveway to South Gulfview Boulevard. This will be the only
exit from the parking garage and the building walls will be within the sight visibility triangle.
To mitigate for this encroachment into the sight visibility triangle and reduce pedestrian and
vehicle conflicts at the new driveway the owner will provide decorative pavers to identify a
conflict point. In addition, they will revise the wall openings at the exit to provide for clear
sight. The openings will be from 2.8 feet in height from grade to 8 feet in height from grade to
provide sight visibility for vehicles exiting the parking garage.
The encroachment has been reviewed by the City's Traffic Engineering Department and has
been found to be acceptable as the applicant will provide decorative pavers and reduced height
window openings at the exit to the site to minimize any pedestrian - automobile conflict.
Utilities: Pursuant to CDC Section 3 -912, all utilities including individual distribution lines must
be installed underground unless such undergrounding is not practicable. Electric and
communication lines for the hotels will be installed underground on -site in compliance with the
above. Electric panels, boxes and meters are proposed to be located in the parking garage within
an enclosed room. The proposal complies with this Code provision.
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Landscaping_ Pursuant to CDC Section 3- 1202.1), there are no perimeter buffers required in the
T District; however, pursuant to CDC Section 3- 1202.E.2, foundation plantings shall be provided
for 100 percent of a building facade with frontage along a street right -of -way, excluding space
necessary for building ingress and egress, within a minimum five -foot wide landscaped area.
The approved project included a reduction of the foundation landscaping buffer from five feet to
zero feet through the Comprehensive Landscape Program.
The landscape plan and site plan show no reduction in the approved landscape area along the
foundation of the Hampton Inn & Suites. The buffer width will remain a five -foot wide
landscaped area except for the northeast corner of the property where the location of the building
reduces the width of the landscaped area to 4.8 feet. The new exit driveway and reduced mass of
the parking garage have reduced the building length along South Gulf Boulevard from 130 feet
to 120 feet which requires two shade trees or equivalent. The landscape plan shows that five
washingtonian palms and three autograph trees will be in the buffer which equates to two shade
trees. Nevertheless, the location of the new driveway has broken the continued buffer and caused
plant material to be changed. The new plan shows that autograph trees, washingtonian palms,
twinberry shrubs and super green giant lily turf where the approved plan consisted of
washingtonian palms, beach naupaka, and green carpet natal plum.
It is not clear from the site plan, landscape plan, and the elevation plan that the foundation
landscape trees, palms, and underplantings will not interfere with the proposed window canopies
on the north facade. In addition, there may be some green area that can accommodate additional
accent trees. A revised landscape plan shall be submitted to be reviewed by Staff to ensure that
any open green space within the foundation landscape buffer is being planted with the maximum
practical landscaping improvements. All plants and trees shall be Florida Grade 41 plant material
with an automatic irrigation system.
The existing foundation landscaping along the front of the Quality Inn will remain as approved
as there are no proposed changes to the approved landscape material and design.
Solid Waste: The Quality Inn and Hampton Inn & Suites will utilize the trash room located on
the first level of the parking garage. The trash room will be equipped with a garage door that
will allow Solid Waste access from South Gulfview Boulevard. The proposal has been found to
be acceptable by the City's Solid Waste Department.
Signage: No signage is being reviewed as a part of this development application. Any signage
must comply with the requirements of the CDC. This includes the proposed stucco foam design
or artwork on the north facade which shall be included as a part of the sign permit.
Special Area Plan:
Beach by Design: South Beach /Clearwater Pass District
The City has demonstrated through the creation of Beach by Design and subsequent amendments
to this plan that it recognizes the need for pedestrian - friendly development in order to create a
vibrant active resort and waterfront destination serving tourists and locals alike. It is understood
that a broad range of uses including retail sales and service, hotels and motels and restaurants
contribute to the creation of the unique character and atmosphere that is Clearwater Beach. The
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vision of the South Beach/Clearwater Pass District of Beach by Design recognizes that this
district is a distinctive area of mixed use, high -rise condominiums, low- to mid -rise hotels,
outdoor recreation and tourist- and neighborhood - serving retail uses. The document
acknowledges that development within the District may be inhibited by though the lack of
availability of off - street parking. This development would further the trend of quality
redevelopment and /or improvements of properties along South Gulfview Boulevard within the
District including the Harborview Grande, the Entrada and Shephard's.
Beach by Design: Section VII Design Guidelines:
The design guidelines are intended to address and promote the following principles and are
intended to be administered in a flexible manner to achieve the highest quality built environment
for Clearwater Beach. They are not intended to serve as regulations requiring specific relief
except with regard to building height and spacing between buildings exceeding 100 feet in
height.
This project has already been reviewed and approved under the Beach by Design guidelines. The
following sections are the applicable sections of the guidelines to be reapplied to the request.
Section A: specifically addresses the issue of density. The 1.437 acre property is within the T
District.
The property, as noted, has a FLUP designation of RFH which allows for 50 overnight
accommodation units per acre. The 1.437 acres would permit a maximum of 71 units per acre
where the existing hotel includes 91 rooms. The existing density is considered conforming
because of the approved Termination of Status of Nonconformity for density. In addition, the
CC approved a development agreement on June 19, 2013 allocating 80 units from the hotel
density reserve. The owner amended the development agreement and he obtained an additional
10 units from the Hotel Density Reserve which was approved by CC on April 16, 2014. The 91
units obtained from the Termination of Status for Nonconformity for density plus the 90 units
obtained from the hotel density reserve result in a total of 181 units or 125.96 units per acre.
Beach by Design guidelines allows for a maximum of 150 units per acre for projects that obtain
units from the hotel density reserve; therefore, the proposed density is consistent with the
development criteria set forth in Section V.13.2 of the guidelines.
Section E: The new exit garage driveway opening does not make a significant impact on the
human scale and aesthetic appeal of street -level facade, and its relationship to the sidewalk. The
proposed decorative pavers will identify a potential automobile- pedestrian contact point that will
maintain a pedestrian - friendly environment along the south side of South Gulfview Boulevard.
The use of landscaping, window openings with faux frames and decorative awnings will provide
a street -level experience. The applicant has provided evidence that the opening percentages
along the street -level provides 61.2 percent of the street -level facade grade to 12 feet will be
transparent which exceeds the design standard in Beach by Design.
In regard to the new exit driveway, the City's Traffic Engineering Division has determined that
lowering the window opening to 2.8 feet in height with a top height of eight feet from grade at
the window openings at the exit will allow for proper sight visibility for automobiles and
pedestrians. The openings provide sight visibility which is consistent with requirements for sight
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visibility triangle set forth in CDC Section 3 -904. These window openings have been reviewed
by the City's Traffic Engineering Department and been found to be acceptable. Any
groundcovers planted within the sight visibility triangle along the building's facade will need to
be maintained to meet the Code requirements.
Section F: All parking spaces will be provided within the structure except for seven spaces. The
seven spaces are located between the two hotel buildings. The parking garage will have
decorative painted aluminum frames in each opening. The faux frames with decorative awnings
and shutters minimize the recognition of the lower level of the building as parking garage. The
use of decorative pavers at the parking garage driveway will alert pedestrians to potential
automobile - pedestrian conflict point.
Section G: addresses issues related to signage. A sign package has not been included with the
submittal. Any proposed signage which includes proposed stucco design or artwork will be
required to meet the requirements of this section of Beach by Design and any applicable portions
of the CDC.
Code Enforcement Analysis: There are no outstanding Code Enforcement issues associated
with the subject property.
COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the
consistency of the development proposal with the standards as per CDC Section 2 -801.1 and
Table 2 -803 and Beach by Design:
*As discussed in the minimum setback section of staff report
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Standard
Proposed
Consistent
Inconsistent
Density
50 rooms per acre
125.96 rooms per acre
X
(max. of 71 rooms)
(181 rooms with 90 rooms through the
Hotel Density Reserve)
Impervious Surface Ratio
0.95
0.90
X
Minimum Lot Area
N/A
62,620 square feet
X
Minimum Lot Width
N/A
248 feet
X
Minimum Setbacks
Front: N/A
North: Zero (0.8 feet to covered deck)
X
1 foot (pavement)
5 feet (to building)
Side: N/A
West: Zero feet (to pavement)
X
9.8 feet (to building)*
East: Zero feet (to wood structure)
X
10 feet (to building)
Rear: N/A
South: Zero feet (to pavement)
X
20.6 feet (to building)
60 feet (to building)*
Maximum Height
150 feet from BEE
133.6 feet (from BEE to top of roof
X
through Beach by
slab) and 146.8 feet (to top of parapet)
Design
Minimum
N/A
218 parking spaces
X
Off - Street Parkin
*As discussed in the minimum setback section of staff report
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COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the
consistency of the development proposal with the Flexibility criteria as per CDC Section 2 -803.0
(Comprehensive Infill Redevelopment Project):
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Consistent
Inconsistent
1. The development or redevelopment is otherwise impractical without deviations from
X
the use and/or development standards set forth in this zoning district.
2. The development or redevelopment will be consistent with the goals and policies of
X
the Comprehensive Plan, as well as with the general purpose, intent and basic
planning objectives of this Code, and with the intent and purpose of this zoning
district.
3. The development or redevelopment will not impede the normal and orderly
X
development and improvement of surrounding properties.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed
X
development.
5. The proposed use shall otherwise be permitted by the underlying future land use
X
category, be compatible with adjacent land uses, will not substantially alter the
essential use characteristics of the neighborhood; and shall demonstrate compliance
with one or more of the following objectives:
a. The proposed use is permitted in this zoning district as a minimum standard,
flexible standard or flexible development use;
b. The proposed use would be a significant economic contributor to the City's
economic base by diversifying the local economy or by creating jobs;
c. The development proposal accommodates the expansion or redevelopment of
an existing economic contributor;
d. The proposed use provides for the provision of affordable housing;
e. The proposed use provides for development or redevelopment in an area that is
characterized by other similar development and where a land use plan
amendment and rezoning would result in a spot land use or zoning designation;
or
f The proposed use provides for the development of a new and /or preservation of
a working waterfront use.
6. Flexibility with regard to use, lot width, required setbacks, height and off - street
X
parking are justified based on demonstrated compliance with all of the following
design objectives:
a. The proposed development will not impede the normal and orderly
development and improvement of the surrounding properties for uses permitted
in this zoning district;
b. The proposed development complies with applicable design guidelines adopted
by the City;
c. The design, scale and intensity of the proposed development supports the
established or emerging character of an area;
d. In order to form a cohesive, visually interesting and attractive appearance, the
proposed development incorporates a substantial number of the following
design elements:
❑ Changes in horizontal building planes;
❑ Use of architectural details such as columns, cornices, stringcourses,
pilasters, porticos, balconies, railings, awnings, etc.;
❑ Variety in materials, colors and textures;
❑ Distinctive fenestration patterns;
❑ Building step backs; and
❑ Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced
landscape design and appropriate distances between buildings.
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COMPLIANCE WITH GENERAL STANDARDS FOR LEVEL TWO APPROVALS: The
following table depicts the consistency of the overnight accommodation use with the General
Standards for Level Two Approvals as per Section 3- 914.A., CDC:
SUMMARY AND RECOMMENDATION:
The DRC reviewed the application and supporting materials at its meeting of April 3, 2014, and
deemed the development proposal to be sufficient to move forward to the CDB, based upon the
following Findings of Fact and Conclusions of Law:
Findings of Fact
The Planning and Development Department, having reviewed all evidence submitted by the
applicant and requirements of the CDC, finds that there is substantial competent evidence to
support the following findings of fact:
1. That the owner obtained 10 units (HDA2014- 02001) from the Hotel Density Reserve through
an amendment to the development agreement on April 16, 2014 from the CC;
2. That the 1.437 acre subject property is located on the south side of South Gulfview Boulevard
approximately 894 feet west of Gulf Boulevard;
3. That the subject property is located in the Tourist (T) District and the Resort High Facilities
(RFH) future land use plan category;
4. That the subject property is located in the Clearwater Pass character district of Beach by
Design and is subject to all applicable requirements set forth therein;
5. That the subject property is currently developed with a 91 -room overnight accommodation
use (Quality Inn) and its associated parking lot;
6. That the proposal no longer includes the interior renovation of the Quality Inn that will result
in the reduction of the number of hotel rooms from 91 to 81 rooms;
7. The Quality Inn will retain the existing 91 rooms:
8. That the proposal will result in two mid - priced overnight accommodations with a total of
181 -rooms at a density of 125.96 rooms per acre, which includes the allocation of 90 units
from the Hotel Density Reserve under Beach by Design;
9. That the existing height of Quality Inn is 49.5 feet from BFE;
10. That the Hampton Inn & Suites will have a height of 133.6 feet from BFE to the roof slab,
and 146.8 feet to top of building;
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Consistent
Inconsistent
1. The proposed development of the land will be in harmony with the scale, bulk,
X
coverage, density and character of adjacent properties in which it is located.
2. The proposed development will not hinder or discourage development and use of
X
adjacent land and buildings or significantly impair the value thereof.
3. The proposed development will not adversely affect the health or safety of persons
X
residing or working in the neighborhood.
4. The proposed development is designed to minimize traffic congestion.
X
5. The proposed development is consistent with the community character of the
X
immediate vicinity.
6. The design of the proposed development minimizes adverse effects, including
X
visual, acoustic and olfactory and hours of operation impacts on adjacent properties.
SUMMARY AND RECOMMENDATION:
The DRC reviewed the application and supporting materials at its meeting of April 3, 2014, and
deemed the development proposal to be sufficient to move forward to the CDB, based upon the
following Findings of Fact and Conclusions of Law:
Findings of Fact
The Planning and Development Department, having reviewed all evidence submitted by the
applicant and requirements of the CDC, finds that there is substantial competent evidence to
support the following findings of fact:
1. That the owner obtained 10 units (HDA2014- 02001) from the Hotel Density Reserve through
an amendment to the development agreement on April 16, 2014 from the CC;
2. That the 1.437 acre subject property is located on the south side of South Gulfview Boulevard
approximately 894 feet west of Gulf Boulevard;
3. That the subject property is located in the Tourist (T) District and the Resort High Facilities
(RFH) future land use plan category;
4. That the subject property is located in the Clearwater Pass character district of Beach by
Design and is subject to all applicable requirements set forth therein;
5. That the subject property is currently developed with a 91 -room overnight accommodation
use (Quality Inn) and its associated parking lot;
6. That the proposal no longer includes the interior renovation of the Quality Inn that will result
in the reduction of the number of hotel rooms from 91 to 81 rooms;
7. The Quality Inn will retain the existing 91 rooms:
8. That the proposal will result in two mid - priced overnight accommodations with a total of
181 -rooms at a density of 125.96 rooms per acre, which includes the allocation of 90 units
from the Hotel Density Reserve under Beach by Design;
9. That the existing height of Quality Inn is 49.5 feet from BFE;
10. That the Hampton Inn & Suites will have a height of 133.6 feet from BFE to the roof slab,
and 146.8 feet to top of building;
Community Development Board — May 20, 2014
FLD2014 -03007 —Page 10
PLANNING &DEVELOPMENT Cle f water Level II Flexible Development A pp lication Review DEVELOPNIE NT
REVIEW DIVISION
11. That the first five levels of the hotel consist of a parking garage that provides a total of 211
parking spaces with seven surface parking spaces on site with driveway access onto South
Gulfview Boulevard for a total of 218 parking spaces;
12. That the proposed Hampton Inn & Suites will share parking and driveway access with the
existing Quality Inn;
13. That there are no changes to approved setbacks;
14. That there are no changes to approved landscaped area;
15. That the maximum allowable ISR is 0.95 and the proposed ISR is 0.90; and
16. That there is no outstanding Code Enforcement issue associated with the subject property.
Conclusions of Law
The Planning and Development Department, having made the above findings of fact, reaches the
following conclusions of law:
1. That the development proposal is consistent with the Standards as per CDC Tables 2 -801.1
and 2 -803;
2. That the development proposal is consistent with the Flexibility criteria as per CDC Section
2- 803.C;
3. That the development proposal is consistent with the General Standards for Level Two
Approvals as per CDC Section 3- 914.A;
4. That the development proposal is consistent with the Clearwater Pass character district of
Beach by Design; and
5. That the development proposal is consistent with the applicable Design Guidelines set forth
in Beach by Design.
Based upon the above, the Planning and Development Department recommends APPROVAL of
the Flexible Development application request to increase the number of rooms from 171 hotel
rooms to 181 hotel rooms; an increase in the projects overall density from 118.99 overnight
accommodation rooms per acre to 125.96 overnight accommodation rooms per acre in the
Tourist (T) District as a Comprehensive Infill Redevelopment Project under the provisions of
Community Development Code (CDC) Section 2 -704.E and CDC section 4 -406., subject to the
following conditions of approval:
Conditions of Approval:
1. That all Conditions of Approval imposed originally by the CDB on May 21, 2013 are still in
effect and enforceable;
2. That prior to the issuance of any building permit, a revised landscape plan shall be submitted
to be reviewed by Staff to ensure the no awning interfere with landscape plantings and that
any open green space within the foundation landscape buffer is being planted with the
maximum practical landscaping improvements;
3. That all landscaping plants and trees shall be Florida Grade 41 plant material with an
automatic irrigation system;
4. That any landscaping planted within the sight visibility triangle along the north facade at the
parking garage exit shall be maintained in accordance with CDC Section 3- 904.A.;
5. That any proposed signage which includes proposed stucco design or artwork will be
required to meet the requirements of this section of Beach by Design and any applicable
portions of the CDC;
Community Development Board — May 20, 2014
FLD2014 -03007 —Page 11
r
• ��.iil IT�er j„�y@�.j� F�j�g..�_��. �yy�. PLANNING&DEVELOPMENT
DEVELOPMENT REVIEW DMSION
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6. That prior to the issuance of any building permits, any applicable Public Art and Design
Impact Fee be paid;
7. That prior to the issuance of any building permit, all Pazks and Recreation fees be paid; and
8. That prior to the issuance of any building permit, all requirements of Environmental, Land
Resources, Engineering, and Traffic Engineering and Fire Department sha11 be addressed.
Prepared by Planning and Development Department Staff:
Kevin . rnberger, Planner III
ATTACHMENTS: Photographs of Site and Vicinity
Community Development Board — May 20, 2014
FLD2014-03007 — Page 12
i�
Looking southcas[ at (�ualit�� Inn Irom S, Gulfview.
I_.00king cast from rear of subject property.
.9HJ1•If�.i"fl'..�.�..iP�'.. 1".'lR�".i'A',\(�� � . .•
Looking west at subject property along S. Gulfview.
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Looking west along South Gulfview from subject
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Looking east along S. Gulfview from subject property
655 South Gulfview Boulevard
FLD2014-03007
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Kevin W. Nurnberger
100 S Myrtle Avenue
Clearwater, FL 33756
727-562-4567ext2502
kevin.nurnber er ,mvclearwater.com
PROFESSIONAL EXPERIENCE
Planner III March 2011 to present
Planner II October 2010 to March 2011
City of Clearwater, Clearwater, Florida
Duties include performing the technical review and preparation of staff reports for various land
development applications, the organization of data and its display in order to track information and
provide status reports, and making presentations to various City Boards and Committees.
Planner
County of York, Yorktown, Virginia 2007 to 2009
Reviewed residential, commercial and mixed use development site plans to ensure compliance with
planning, zoning, subdivision, historic preservation, and environmental standards as well as design
criteria, specifications, regulations, codes and ordinances. Led pre-application meetings with residents,
neighborhood organizations, contractors, and developers regarding future projects which included state
and local government agencies.
Site Assistant
Gahan and Long Ltd, Belfast, Northern Ireland 2006 to 2007
Enfarced Article 3 of the Planning Order (NI) with land owners, developers and district councils on
procedures relating to archaeological and built heritage remains on proposed development sites. On site
assistant to project manager during the archeological process throughout the pre-development stage.
Development Planner
Versar Inc, Fort Story/Fort Eustis, Virginia 2005 to 2006
Developed survey strategies for the Cultural Resource Manager by reviewing local and state planning
documents, the Secretary of the Interior's Standards for Preservation Planning on Federal installations,
the Virginia Department of Historic Resources, the Virginia Department of Transportation plan, and
Virginia Power's public utility plan in the predevelopment stages of new development and building
expansion projects to ensure protection of historic properties.
City Planner
City Planning Commission, New Orleans, Louisiana 2000 to 2005
Primary subdivision planner assisting applicants throughout the subdivision process in accordance with
the zoning and subdivision regulations of the City of New Orleans. Reviewed various zoning and
conditional use applications. Prepared and presented staff reports to the City Planning Commission and
Board of Zoning Adjustments.
EDUCATION
University of New Orleans, LA
MA Urban and Regional Planning (2004)
State University of New York at Buffalo, NY
BA Anthropology (1999)
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Planning & Development Department
Flexible Development Application
Attached Dwellings, Mixed-Uses or Non-Residential Uses
IT IS INCUMBENT UPON THE APPLICANT TO SUBMIT COMPLETE AND CORRECT INFORMATION. ANY MISLEADING, DECEPTIVE,
INCOMPLETE OR INCORRECT INFORMATION MAY INVALIDATE YOUR APPLICATION.
ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED IN PERSON (NO FAX OR DELIVERIES)
TO THE PLANNING & DEVELOPMENT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE.
A TOTAL OF 11 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHIN
ARE TO BE SUBMITTED FOR REVIEW BY THE DEVELOPMENT REVIEW COMMITTEE. SUBSEQUENT SUBMITTAL FOR THE
COMMUNITY DEVELOPMENT BOARD WILI REQUIRE 15 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL
AND 14 COPIES). PLANS AND APPLICATIONS ARE REQUIRED TO BE COLLATED, STAPLED AND FOLDED INTO SETS.
THE APPLICANT, BY FILING THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE
COMMUNITY DEVELOPMENT CODE.
FIRE DEPT PRELIMARY SITE PLAN REVIEW FEE: $200
APPLICATION FEE: $1,205
PROPERTY OWNER (PER DEED):
MAILING ADDRESS:
PHONE NUMBER:
EMAIL:
Clearwater Grande Development, LLC
20001 Gulf Blvd. Suite 5, Indian Shores, FL 33785-2417
727-595-0366
Northside Engineering Services, Inc.
AGENTORREPRESENTATIVE: Housh Ghovaee, CEO and/or Renee Ruggiero, Senior Project Planner
MAILINGADDRESS: 300 S. Belcher Road, Clearwater, FL 33765
PHONE NUMBER: 72�-235-8475 (Renee Cell) 727-443-2869 (office)
EMAIL: _ Renee@northsideenqineerinq.net
ADDRESS OF SUBJECT PROPERTY: 655 s. Gulfview Blvd. Clearwater, FL 33767
PARCEL NUMBER(S): i�-29-15-05004-0o3-0oso
LEGAL DESCRIPTION: see Attached
PROPOSED USE(S): Overnight Accommodation Use w/ 171-Units
DESCRIPTION OF REQUEST:
Specifically identify the request
(include all requested code f/exibility,•
e.g., reduction in required number of
parking spaces, height setbacks, lot
size, lot width, specific use, etc.J:
See Attached Narrative
Planning 8� Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 1 of 8 Revised 01H2
° learwater
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Planning & Development Department
Flexible Development Application
Data Sheet
PLEASE ENSURE THAT THE FOLLOWING INFORMATION IS FILLED OUT, IN ITS ENTIRETY. FAILURE TO COMPLETE THIS FORM
WILL RESULT IN YOUR APPLICATION BEING FOUND INCOMPLETE AND POSSIBLY DEFERRED UNTIL THE FOLLOWING
APPLICATION CYCLE.
ZONING DISTRICT:
FUTURE LAND USE PLAN DESIGNATION:
Tourist
Resort Facilities High
EXISTING USE (currently existing on site): overnight Accommodation Use w/ 91-Units Existing Quality Inn
81-Units Quality Inn
PROPOSED USE (new use, if any; plus existing, if to remain): Overnight Accommodation Use w/ 171-Units 90-Units Hampton Inn
SITE AREA: 52 , 62 o sq. ft. 1. 44 acres
GROSS FLOOR AREA (total square footage of all buildings): See Site Data Table
Existing: sq. ft.
Proposed: sq. ft.
Maximum Allowable: sq. ft.
GROS$ FLOOR AREA (total square footage devoted to each use, if there will be multiple uses):
First use: sq. ft.
Second use: sq. ft.
Third use: sq. ft.
FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site):
Existing:
Proposed:
Maximum Allowable:
BUILDING COVERAGE/FOOTPRINT (15` floor square footage of all buildings):
Existing: sq. ft. ( % of site)
Proposed: sq. ft. ( % of site)
Maximum Permitted: sq. ft. ( % of site)
GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer):
Existing: sq. ft. ( % of site)
Proposed: sq. ft. ( % of site)
VEHICULAR USE AREA (parking spaces, drive aisles, loading area):
Existing: sq. ft: (
Proposed: sq. ft. (
% of site)
% of site)
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 2 of 8 Revised 01/12
. ,
IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the total square tootage of entire site):
Existing:
See Site Data Table
Proposed:
Maximum Permitted:
DENSITY (units, rooms or beds per acre):
Existing:
Proposed:
Maximum Permitted:
OFF-STREET PARKING:
Existing:
Proposed:
Minimum Required:
BUILDING HEIGHT:
Existing:
Proposed:
Maximum Permitted:
WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROJECT UPON COMPLETION? $ i5, 450, o00 . o0
ZONING DISTRICTS FOR ALL ADJACENT PROPERTY:
North: Tourist
South: os/R
EaSt: Tourist
WeSt: Tourist
STATE OF FLORIDA, COUNTY OF PINELLAS
I, the undersigned, acknowledge that all Sworn to and subscribed before me this day of
representations made in this application are true and . to me and/or by
accurate to the best of my knowledge and authorize '
City representatives to visit and photograph the . who is personally known has
property described in this application. roduced
P as identification.
Signature of property owner or representative Notary public,
My commission expires:
Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 3 of 8 Revised 01/12
° le r Planning & Development Department
� C arwate Flexible Dev 1
e opment Application
� Site Plan Submittal Package Check list
IN ADDITION TO THE COMPLETED FLEXIBLE DEVELOPMENT (FLD) APPLICATION, ALL FLD APPLICATIONS SHALL INCLUDE A SITE
PLAN SUBMITTAL PACKAGE THAT INCLUDES THE FOLLOWING INFORMATION AND/OR PLANS:
❑ Responses to the flexibility criteria for the specific use(s) being requested as set forth in the Zoning District(s) in which the
subject property is located. The attached Flexible Development Application Flexibility Criteria sheet shall be used to provide
these responses.
❑ Responses to the General Applicability criteria set forth in Section 3-914.A. The attached Flexible Development Application
General Applicability Criteria sheet shall be used to provide these responses.
❑ A signed and sealed survey of the property prepared by a registered land surveyor including the location of the property,
dimensions, acreage, location of all current structures/improvements, location of all public and private easements including
official records book and page numbers and street right(s)-of-way within and adjacent to the site.
❑ If the application would result in the removal or relocation of mobile home owners residing in a mobile home park as
provided in F.S. § 723.083, the application must provide that information required by Section 4-202.A.5.
❑ If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawall or other si milar
marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional
engineer, bearing the seal and signature of the engineer, except signed and sealed plans shall not be required for the repair
or replacement of decking, stringers, railing, lower landings, tie piles, or the patching or reinforcing of existing piling on
private and commercial docks.
❑ A site plan prepared by a professional architect, engineer or landscape architect drawn to a minimum scale of one inch equals
50 feet on a sheet size not to exceed 24 inches by 36 inches that includes the following information:
❑ Index sheet of the same size shall be included with individual sheet numbers referenced thereon.
❑ North arrow, scale, location map and date prepared.
❑ Identification of the boundaries of phases, if development is proposed to be constructed in phases.
❑ Location of the Coastal Construction Control Line (CCCL), whether the property is located within a Special Flood Hazard
Area, and the Base Flood Elevation (BFE) of the property, as applicable.
❑ Location, footprint and size of all existing and proposed buildings and structures on the site.
❑ Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points
of access.
❑ Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and
seawalls and any proposed utility easements.
❑ Location of onsite and offsite stormwater management facilities as well as a narrative describing the proposed
stormwater control plan including calculations. Additional data necessary to demonstrate compliance with the City of
Clearwater Storm Drainage Design Criteria manual may be required at time of building construction permit.
❑ Location of solid waste collection facilities, required screening and provisions for accessibility for collection.
❑ Location of off-street loading area, if required by Section 3-1406.
❑ All adjacent right(s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections
and bus shelters.
❑ Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structural overhangs and building
separations.
❑ Building or structure elevation drawings that depict the proposed building height and building materials.
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 4 of 8 Revised 01/12
❑ Typical floor plans, including floor plans for each floor of any parking garage.
❑ Demolition plan.
❑ Identification and description of watercourses, wetlands, tree masses, specimen trees, and other environmentally
sensitive areas.
❑ If a deviation from the parking standards is requested that is greater than 50% (excluding those standards where the
difference between the top and bottom of the range is one parking space), then a parking demand study will need to be
provided. The findings of the study will be used in determining whether or not deviations to the parking standards are
approved. Please see the adopted Parking Demand Study Guidelines for further information.
❑ A tree survey showing the location, DBH and species of all existing trees with a DBH of four inches or more, and identifying
those trees proposed to be removed, if any.
❑ A tree inventory, prepared by a certified arborist, of all trees four inches DBH or more that reflects the size, canopy, and
condition of such trees may be required if deemed applicable by staff. Check with staff.
❑ A Traffic Impact Study shall be required for all proposed developments if the total generated net new trips meet one or more
of the following conditions:
■ Proposal is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the
abutting streets) and/or 1,000 or more new trips per day; or
■ Anticipated new trip generation degrades the level of service as adopted in the City's Comprehensive Plan to
unacceptable levels; or
■ The study area contains a segment of roadway and/or intersection with five reportable accidents within a prior twelve
month period, or the segment and/or intersection exists on the City's annual list of most hazardous locations, provided
by the City of Clearwater Police Department; or
■ The Traffic Operations Manager or their designee deems it necessary to require such assessment in the plan review
process. Examples include developments that are expected to negatively impact a constrained roadway or developments
with unknown trip generation and/or other unknown factors.
❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved
or remodeled in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser's
current records, or if an amendment is required to an existing approved site plan; or a parking lot requires additional
landscaping pursuant to the provisions of Article 3, Division 14. The landscape plan shall include the following information, if
not otherwise required in conjunction with the application for development approval:
❑ Location, size, description, specifications and quantities of all existing and proposed landscape materials, including
botanical and common names.
❑ Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line.
❑ Interior landscape areas hatched and/or shaded and labeled and interior landscape coverage, expressed both in square
feet, exclusive of perimeter landscaped strips, and as a percentage of the paved area coverage of the parking lot and
vehicular use areas.
❑ Location of existing and proposed structures and improvements, including but not limited to sidewalks, walls, fences,
pools, patios, dumpster pads, pad mounted transformers, fire hydrants, overhead obstructions, curbs, water lines,
sanitary sewer lines, storm drains, seawalls, utility easements, treatment of all ground surfaces, and any other features
that may influence the proposed landscape.
❑ Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landscape
islands and curbing.
❑ Drainage and retention areas, including swales, side slopes and bottom elevations.
❑ Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any.
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562�L865
Page 5 of 8 Revised 07/72
° 1 rwater
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Planning & Development Department
Flexible Development Application
General Anplicabilitv Criteria
PROVIDE COMPLETE RESPONSES TO EACH OF THE SIX (6) GENERAL APPLICABILITY CRITERIA EXPLAINING HOW, IN DETAIL, THE
CRITERION IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL.
1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent
properties in which it is located.
See Attached Narrative
2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings
or significantly impair the value thereof.
See Attached Narrative
3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood
of the proposed use.
See Attached Narrative
4. The proposed development is designed to minimize traffic congestion.
See Attached Narrative
5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for
development.
See Attached Narrative
6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of
operation impacts, on adjacent properties.
See Attached Narrative
Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 6 of 8 Revised 01/12
0
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Planning & Development Department
Flexible Development Application
Flexibilitv Criteria
PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBILITY CRITERIA FOR THE SPECIFIC USE(S) BEING REQUESTED AS SET
FORTH IN THE ZONING DISTRICT(S) IN WHICH THE SUBJECT PROPERTY IS LOCATED. EXPLAIN HOW, IN DETAIL, EACH CRITERION
IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY).
1.
2.
3
4.
5.
6.
7
8.
See Attached Narrative
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-5621t865
Page 7 of 8 Revised 07/12
�
LETT"ER O F AUTH O RIZATI C� N
This letter will serve as autharization fvr Housh Ghovaee
(aqanl Name)
with Northside Enqineerinq Setvices, Inc. to act as an ag�nt for
Clearwater Grande Development, LLC
(Prope�ly Owne�'s Namej
And to execute any and all documents related to securing permits and
approvals for the canstruction on the property generally located at
645 - 655 Gulfview Blvd. Clearwater FL 33767
(Property Location)
PINELLAS County, State of FLORIDA.
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Signature of Property Owner Print Name of Property Owner
���! i�rvl �� �%���� � `�
Address of Property Owner
.� � �� -. .�,-,._
..�lYii�if �hJr'�S �CL. � � �����
City/State/Zip Code
l�I'�� ,
Title
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Telephone Number
State of �..-f 7he foregoing inslrument was acknowledge before me lhis ��� �� day
� �-�r
County of _�„����-4-� of IJG�-L,, 20�-by .,��,,�.c ,�,.rt.,� �.�R—, as
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who is personally known ta me or who has produced
as identification and who did (did not) iake an oath.
�`�r p4e,,,�I JANET l. KRU�OEfl
� `t�, Nol�ry PubIIC - Sut �
': My Comm. Exp{n� Ju 2
'=? +�� Gommltslon N EE '
�'.« r,���'' ao�o�a r�o�n ��ana�
# �.'� /7����
(SEAL ABOVE) (Name of Notary Typed,
N�tary Public
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F'LANNING & DEVELOPMENT DEFT
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Civii
Land Planning
Due Diligence Reports
Re-Zoning, Land Use, Annexation
Stormwater Management
Utility Design
Tra�c
Construction Administration
City of Clearwater
Response to Comments — Clearwater Grande Development, LLC
FLD2014-03007 — 655 S. Gulfview Blvd.
Engineering Review; Prior to Building Permit:
1. Applicant shall bring all sub-standard sidewalks and sidewalk ramps adjacent
to or a part of the project up to standard, including A.D.A. standards (raised
detectable tactile surfaces or truncated domes per FDOT Index #304 and 310).
As per FY2012/13 FDOT details, truncated domes are not required for
sidewalks intersecting driveways.
Response: All sub standard sidewalks and sidewalk ramps adjacent to or
on the subject property will be brought up to current standards as part of
this project.
2. Please apply for a right-of-way permit for any work within Gulfview
Boulevard. The form can be found online at:
http://myclearwater.com/ o�pts/pwa/en�in/FormsApplications.as�
Response: Right of way permits will be applied for prior to construction.
3. Please provide information on the staging area and route for the construction
materials and equipment.
Response: The staging area and haul route will be provided prior to Building
Permit issuance.
4. As per Clearwater Code of Ordinances, Article IX., Reclaimed Water System,
Section 32.376, Use of potable water for irrigation is prohibited, no person
shall use potable water for irrigation through a new or existing lawn meter on
property where reclaimed water distribution facilities are available. Reclaimed
water is available in the Gulfview Boulevard right-of-way. Please show the
proposed reclaimed water laterals and taps on both the civil plans and
landscape plans.
Response: Reclaimed water will be utilized for irrigation purposes. The laterals and
taps will be shown on both the landscape and civil plans prior to Building
Permit issuance.
300 South Belcher Road
Clearwater, Florida 33765
tech@northsideengineeringservices.com
727 443 2869 Fax 727 446 8036
5. If the proposed project necessitates infrastructure modifications to satisfy site-
specific water capacity and pressure requirements and/or wastewater capacity
requirements, the modifications shall be completed by the applicant and at
their expense. If underground water mains and hydrants are to be installed, the
installation shall be completed and in service prior to construction in
accordance with Fire Department requirements.
Response: Noted. Any necessary infrastructure improvements shall be completed by
the applicant. All underground water mains and hydrants shall be
completed and in service prior to construction in accordance with NFPA
requirements.
General Note:
1. DRC review is a prerequisite for Building Permit Review. Additional
comments may be forthcoming upon submittal of a Building Permit
Application.
Response: Noted.
Environmental Review; Prior to issuance of Building Permit:
1. Provide stormwater vault specifications showing the vault provides water
quality benefits and provide a vault maintenance schedule that has been signed
and accepted by the owner.
Response: : Stormwater vault specifications and vault maintenance guidelines signed
by the Owner will be submitted with the Building Permit application.
Details of the proposed effluent filtration system are already shown on
the detail sheet of the plans
2. Provide erosion control measures on plans sheet and provide notes detailing
erosion control methods.
Response: Erosion control measures are shown on the plans.
3. No light shall be visible or extend in areas identified as Sea Turtle Nesting
Areas during the nesting season (May 1 to October 31). Those areas where
security and public safety require lighting, alternative light management
approaches shall be applied. Provide evidence of sea turtle-friendly lighting in
accordance with City code and state laws.
Response: All lighting will comply with City code requirements for sea
turtle-friendly lighting. A note to this effect has been added to the plans.
Additionally, the new Hampton Inn & Suites prototype has been applied
to the parapet design including a slight profile change, squared off instead
of curved and LED up lighting. The LED lighting will only be located on
the street side to comply with turtle lighting code requirements.
General Note(s):
1. DRC review is a prerequisite for Building Permit Review; additional
comments may be forthcoming upon submittal of a Building Permit
Application.
Response: Noted.
2. Offsite discharge of produced groundwater from dewatering shall comply with
dewatering guidelines from Florida Department of Environmental Protection
(FDEP), F.A.C. 62-621(2).
Response: Noted. All FDEP guidelines will be followed for the discharge of
groundwater from dewatering activities.
3. Additional permits from State agencies, such as the Southwest Florida Water
Management District or Florida Department of Environmental Protection, may
be required. Approval does not relieve the applicant from the requirements to
obtain all other required permits and authorizations.
,
Response: Permits from other applicable agencies will be applied for prior to the
commencement of construction.
Fire Review:
1) Sheet C2.1 Shows the new Fire Department Connection, please show the location
of the existing Fire Department Connection to determine location of a second Fire
Hydrant Show location of fire hydrant for fire fighting use. Must be within 3D0' of
building as hose lays and on same side of street as building. ACKNOWLEDGE
PRIOR TO C.D.B.
Response: The location of both iire hydrant and FDC's are shown on the plans as
requested.
2) This building is a High Rise and is required to have two (2) Fire Department
Connections please show the location of the second Fire Department Connection
ACKNOWLEDGE PRIOR TO C.D.B.
Response: Both Fire Department Connections have been shown on the plans.
3) Whenever a proposed development will be required to install one or more fire
hydrants as a condition of approval and the proposed development will be
equipped with an internal fire protection system (fire sprinklers, standpipes, or
both) A fire hydrant shall be located within 25-50 feet, as measured along a normal
access route, of the fire department connection for such internal system.
ACKNOWLEDGE PRIOR TO D.O.
Response: Both proposed fire department connections are located within 50 feet
of fire hydrants as required.
4) Provide Fire Flow Calculations / Water Study by a FIRE PROTECTION
ENGINEER to assure an adequate water supply is available and to determine if
any upgrades are required by the developer due to the impact of this project.
Calculations / Water Study due ACKNOWLEDGE PRIOR TO D.O.
Response: Fire flow calculations/water studies by a fire protection engineer will
be provided during the building plan review prior to the issuance of a
development order.
5) This building is determined to meet the criteria of a High Rise Building as defined
by the Florida Fire Prevention Code, 2010 Edition, therefore the requirements of a
High Rise structure must be met. These requirements include, but are not limited
to Fire Code items such as:
Fire Pump and generator if pump is electric, sprinkler system throughout with
control valve and water flow device on each floor, Class I Standpipe System, Fire
Alarm using voice/alarm communication, Central Fire Control Station, firefighter
phone system, Emergency lighting, and Standby Power as per NFPA 70,
Pressurized Stairwells, Stairwell marking and Elevafor Lobbies. Please
ACKNOWLEDGE PRIOR TO CDB.
Response: The building will be equipped with all fire prevention equipment
required by code.
6) Fire Department Connections shall be identified by a sign that states No Parking,
Fire Department Connection the address that it supplies and shall be designed in
accordance with Florida Department of Transportation standards for information
signage and be maintained with a clearance of 7 1/2 feet in front of and to the sides
of appliance as per Florida Fire Prevention Code 2010 edition. ACKNOWLEDGE
PRIOR TO CDB.
Response: Fire department connection signage has been shown on the plans. Both
FDCs will have the required clearance on all sides. In addition, the
handicapped spaces at the entrance have been reconfigured to allow
the required clearance around the hydrant. Additionally, the
handicapped spaces at the entrance have been reconfigured to provide
adequate clearance at the fire hydrant and FDC location.
7) Must meet the requirements of NFPA-241 Standard for Safeguarding
Construction, Alteration, and Demolition Operations 2004 Edition
7.5.6 Stairs.
7.5.6.1 In all buildings over one story in height, at least one stairway shall be
provided that is in usable condition at all times and that meets the requirements of
NFPA 101, Life Safety Code.
7.5.6.2 This stairway shall be extended upward as each floor is installed in new
construction and maintained for each floor still remaining during demolition.
7.5.6.3 The stairway shall be lighted.
7.5.6.4 During construction, the stairway shall be enclosed where the building
exterior walls are in place.
ACKNOWLEDGE PRIOR TO C.D.B.
Response: All stairways shall be constructed and maintained as required by
NFPA during construction.
8) Must meet the requirements of NFPA 1 Fire Code 2009 Edition 16.3.5 Standpipes.
In all new buildings in which standpipes are required or where standpipes exist in
buildings being altered or demolished, such standpipes shall be maintained in
conformity with the progress of building construction in such a manner that they
are always ready for use. [241:7.6] ACKNOWLEDGE PRIOR TO C.D.B.
Response: All standpipes shall be constructed in accordance with NFPA 1
requirements.
9) Must Comply with Ordinance No. 47.053 Radio System Regulations for buildings,
insta11911 Radio Repeater / Antenna Booster System ACKNOWLEDGE PRIOR
TO C.D.B.
Response: A 911 Radio Repeater/Antenna Booster System will be installed.
10) Where underground water mains and hydrants are to be installed, they shall be
installed, completed, and in service prior to construction as per NFPA-241.
All underground fire lines and hydrants must be installed by a contractor with a
class I,II or V license. ACKNOWLEDGE PRIOR TO C.D.B.
Response: All underground water mains and hydrants shall be installed and in-
service prior to construction as required by NFPA-241. These appurtenances shall
be installed by a contractor having the appropriate license
11) Must meet the requirements of NFPA-88A Standard for Parking Structures 2007
edition ACKNOWLEDGE PRIOR TO C.D.B.
Response: The parking structure shall meet the requirements of NFPA-88A,
Standards for Parking Structures, 2007 edition.
12) Note: This is a D.R.C. approval only. Other issues may develop and will be
addressed at building permit stage.
Response: Noted.
Land Resource Review:
1. The Palms on the site plan are not graded. Please add an inventory chart that
displays the number of Palms to be removed and the number of palms to be
installed. This will allow for your tree deiicit to be determined. Please include
this on the demolition plan and the landscaping plan.
Response: A tree inventory chart has been shown on the landscape plans. The chart
will be added to the demolition plan, which will be included with the
Building Permit submittal.
2. On the demolition plan, clearly mark all Palms to be removed with an "X" to
specify they will be removed.
Response: The demolition plan with all trees to be removed marked with an "X", will
be provided with the Building Permit application submittal.
Parks and Recreation
building Review
These fees
Debbie Reid
Open space/recreation impact fees are due prior to issuance of
permits or final plat (if applicable) whichever occurs first.
could be substantial and it is recommended that you contact
at 727-562-4818 to calculate the assessment.
Response: Noted.
Planning Review: Prior to Community Development Board
1. The landscape plan does not match the submitted architectural and site plans. The
landscape plan does not show the proposed garage exit from the center of the
Hampton Inn building to S. Gulfview Boulevard. Revise;
Response: Revised landscape plans are included herewith.
2. This being one of the primary changes to the building the driveway and new
exit should be shown correctly and how the new driveway affects the
landscape plan;
Response: Revised landscape plans are included herewith.
The Site Data Table on Sheet C 1.1 of civil site plans states that there are 81 rooms in
the Quality Inn Hotel where based on the Ternunation of Nonconformity for Density
it is 91 units. Revise;
Response: �'he site data table has been revised as requested.
4. In the same Table, the number of required parking spaces needs to reflect the
additional 10 units so it needs to be revised from 206 to 218;
Response: The site data table has been revised as requested.
5. The narrative states a 9.8 foot setback to decorative banding but the decorative
banding is not shown on Sheet C2.1. Clarify or revise;
Response: The decorative ribbon has been called out on the plans.
6. General Applicability Criteria 1 states that 20 units from Quality Inn were to
be suites. Approved staff report had 16 units being converted to suites and two
standard rooms into storage. Clarify;
Response: 18 rooms were affected: 10 existing rooms were effectively removed from
Quality Inn count. 16 were combined into suites (8 rooms) and two rooms
were created into storage rooms. The confusion came from I think the
original concept was to take 20 and turn into suites but the later need for
storage changed that. This current submission requests that no changes be
made and all existing rooms remain in the QI.
7. What fle�bility to sight visibility triangle are you requesting on narrative page 2. Page
6 of narrative discusses that it has been approved but the new e�t driveway has not
been approved. Is it for the building in new driveway triangle? Clarify;
Response: Pursuant to our meeting with Ben Elbow, the sight visibility triangle has
been moved to the property line. Revisions to the wall openings have
been made such that the required height restrictions for clear sight have
been provided.
8. Provide a statement that discusses the proposed benefits to parking garage traff c
circulation with introduckion of new driveway on north side of property;'
Response: The introduction of a new driveway on the north side of the property will
eliminate two way traffic at the building entrances thereby eliminating
vehicular/pedestrian conflicts. In addition, the provision of openings from
2' 8" to 8' from grade allows better visibility at the exit drive which will
provide a safer condition for vehicular egress.
9. General Applicability Criteria 3 discusses a shared access for both hotels; removal of
e�sting west access; but does not discuss the new exit driveway to S. Gulfview and
how that may impact safety for pedestrians. Clarify;
Response: The shared entryway will provide a safer condition for on-site pedestrians
by limiting pedestrian/vehicular interaction to that of only ingress traffic.
The parking garage walls adjacent to the exit driveway will have openings
from 2'-8" to 8' above grade, allowing for the same visibility as is
experienced at any commercial driveway. This will allow for drivers to
see any pedestrian traffic along S. Gulfview and provide a safe condition
for vehiclular egress from the site.
10. Show and provide a statement on how the parking garage design complies with
Sections E and F of the Beach by Design guidelines;
Response: As approved previously the design meets Sections E& F of the Beach by
Design guidelines by providing creative methods of concealing and
decorating the parking garage (60% each elevation) to not appear to be
such, and providing openings and awnings along the street level fa�ade to
create a more pedestrian level engagement to the building. Changes that
necessitated the re-submittal through the DRGCDB did not affect these
provisions negatively. Building colors have been revised based on the
Owner's directive. These colors still comply with the Beach by Design
intent on colors.
11. Encroachments into the sight visibility triangles were permitted because Traffic
Engineering staff found acceptable warning devises at the driveway entrance as well
as decorative colored pavers with a distinctive pattern to provide a visual mark to
pedestrians using the public right-of-way, cleazly identifying the entrance to reduce
potential pedestrian-automobile conflict at the driveway entrance. What safety
measures are proposed for new driveway entrance pedestrian conflict point on S.
Gulfview?; and
Response: Pursuant to our meeting with Ben Elbow, the openings in the parking
garage walls adjacent to the new exit driveway have been made larger
such that the clear space required for a visibility triangle are being
provided. A clear opening from 2'-8" to 8' above grade will be provided,
allowing drivers and pedestrians adequate visibility at the conflict point.
12. That all Conditions of Approval as originally made by the C.D.B. on May 21,
2013, will still be in effect and enforceable.
Response: Noted.
Stormwater Review; Prior to Building Permit:
1. Provide detail and cross section of proposed vault.
Response: Details and cross sections of the stormwater management system will be
provided during building permit review.
2. Show cross section of proposed swale around vault.
Response: Cross sections will be provided during building permit review.
3. Show detail on plan to specify what will be done to roof collection system.
Response: Details of the roof collection system will be provided during
building permit review.
4. Storm system to north of site near Stair 1 is unclear, please specify clearly on
plans the pipes, inverts, connections.
Response: The storm system will be shown clearly and specifications called out
during building permit review.
5. Finished work at the existing driveway and any areas within the City's r-o-w sha11 not
result in ponding issues. Temporary flooding of the restored area within the r-o-w may
be needed for thorough inspection.
Response: Noted.
6. Please provide stormwater drainage calculations showing underground vault has
suf�icient capacity. Please use rational method.
Response: Stormwater calculations utilizing the rational method will be provided
during the building permit review.
7. Recovery of vault sha11 be based on the double ring infiltrometer test performed at the
proposed depth of vault elevation. Please note, the entire volume of vault shall draw
down within 24 hours, not just the water quality volume.
Response: Noted.
Traffic Eng Review; Prior to Community Development Board:
1. Passenger loading area shall comply with the 2012 Florida Accessibility Code
For Building Construction, Section 503.
Response: Passenger loading area shall comply with the 2012 Florida Accessibility
Code for Building Construction, Section 503.
2. What is the vertical clear height of entry canopy relative from the walk/speed
table?
Response: 14'-0"
3. There shall be no objects in the sight triangle which does not meet the City's
acceptable vertical height criteria at a level between 30 inches above grade and
eight feet above grade. (City's Community Development Code, Section 3-904).
Response: Regarding this concern, the design team has met with the
Engineering Department and resolved the conflicts. Upon exiting the garage
the windows in the wall have been lowered to a sill height of 32" and raised to
a height of 8'-0" per our conversation with Ben Elbow.
Prior to Building Permit:
1. The minimum clear height throughout the garage shall be seven feet zero
inches and shall be eight feet two inches for van-accessible parking spaces
including ingress and egress drive aisles to these spaces.
Response: Clearance from the bottom of the slab is 8'-0". Van accessible spaces are
located on grade and do not exit through the garage.
2. Structural supports located in parking garages shall not encroach into the
required area of a parking space. Structural supports shall be located in a
manner to provide maximum vehicular maneuverability and shall not obstruct
passenger ingress and egress.
Response: Structural support encroachment shall comply with all code
restrictions.
3. Lighting levels in parking garages having public access shall meet or exceed
the current minimum Illuminating Engineering Society (IES) standards.
Response: Lighting levels in the parking garage shall meet or exceed the
current standards.
4. All electrical conduits, pipes, downspouts, columns or other features that could
be subject to impact from vehicular traffic shall be protected from impact
damage with pipe guards or similar measures. Measures used for protection
shall not encroach into any parking space.
Response: All subject appurtenances shall be protected and shall not encroach into
any parking spaces.
5. Pedestrian - vehicular conflicts shall be avoided whenever possible. Where
unavoidable, active warning devices such as traffic signals or flashing warning
signs/devices and/or physical barriers such as vehicular actuated gates shall be
provided to warn the pedestrian and slow vehicular traff c. Too many conflicts
with pedestrians and vehicular traffic from the check-in parking spaces to the
lobby/elevators.
Response: Pedestrian/vehicular conflicts at the check-in spaces and elevators have
been greatly reduced with the provision of the egress drive on the north
side of the property.
6. Provide typical angle in degrees for the angled parking stalls. Angled parking
stall dimensions shall be to the City's parking standards.
http•Uwww mvclearwater com/ og; v/depts/pwaJen�publications/stddet/100-
Streets/pdf/ 12001.�df
Response: Parking angles have been shown on the plans. All angled parking shall be
in accordance with the City's parking standards..
7. Please consider moving the building columns from the end of the parking
spaces to 18-inches from the ends of the parking spaces.
Response: The design team has coordinated with the Structural Engineer to move as
many columns as possible in like manner.
General Notes:
1. Taxis and buses shall not stage on public right-of-way.
Response: Noted.
2. All resubmittals shall be accompanied with a response letter addressing how
each departmental condition has been met.
Response: A response letter is included herewith.
3. Applicant shall comply with the current Transportation Impact Fee Ordinance
and fee schedule and paid prior to receiving a Certificate of Occupancy (C.O.).
Response: All Transportation Impact fees shall be paid prior to C.O.
4. DRC review is a prerequisite for Building Permit Review; additional
comments may be forthcoming upon submittal of a Building Permit
Application.
Response: Noted.
I trust this meets with your needs for the present. If I may be of further assistance to
you, please do not hesitate to contact me.
Pat Montecki, P.E.
Northside Engineering Services, Inc.
� Civil
Land Planning
Due Diligence Reports
Re-Zoning, Land Use, Annexation
�t�,�1LG�LGf JP�LI�GCI',c� �KG, Stormwater Management
QUALITY INN iiOTEL - EXISTING Utility Design
Traffic
f)SS - GULFVIEW BOULEVARD� CLEARWATER BEACH Construction Administration
NARRATIVE
Description of Request
The Applicant, Clearwater Grande Development, LLC. proposes a transfer of land from
the existing Quality Inn site to a new proposed neighboring hotel while retaining the
existing Quality Inn 91 units through receipt of 60 units from the Beach by Design
Hotel Density Reserve. The subject property is proposed at an aggregate of 0.63 acres
and is currently bounded by Clearwater Pass to the south, Gulfview Boulevard to the
north, Econo Lodge hotel to the west and by the existing Continental Towers
Condominium to the east.
The site area of the Quality Inn currently utilized as a surface parking lot is area of the
proposed new hotel with a structured parking garage below; the proposal contemplates a
shared parking garage designed to serve both the existing Quality Inn and the new
proposed Hampton Inn.
Specifically, the Applicant requests flexible development approval to permit 91 overnight
accommodation units in the Tourist District, which includes an increase in density of 60
overnight accommodation units from the Beach by Design Hotel Density Reserve, with
a. a Lot Area of 0.63 acres (27,446 square feet);
b. a Lot Width of 83.97 feet on Gulfview Boulevard;
c. a maximum Building Height (above BFE) 49.5'
d. a front (North) setback along Gulfview Boulevard of 19.7' to the
building, 0.8' to the covered wood deck and 8.1' to parking lot
pavement;
e. a side (West) interior setback of 6' to the building, 5.6' to the covered
wood deck, 0' to pavement and entrance canopy;
f. a side (East) interior setback of 10' to the building, 0' to the wood
deck and 6.5' to the pool pavers;
g. a rear (South) waterfront setback of 26.6' to the building, 0' to the
pool pavers, 14' to the covered patio; 0' to the stage and 15.8' to the
pool;
h. Providing 217 Parking Spaces through a shared garage; and
i. a Twenty (20) Year Development Agreement
as a Comprehensive Infill Redevelopment Project, under the provisions of Section 2-
803.0 of the Development Code with a reduction to the landscape requirements through a
Comprehensive Landscape Application to allow a reduction to the foundation planting
from 5' to 0.80'. Additionally, the Applicant request approval of a Development
Agreement which sets forth terms of use associated with the 60 rooms from the Beach
by Design Hotel Density Reserve.
300 South Belcher Road
Clearwater, Florida 33765
tech@northsideengineeringservices.com
727 443 2869 Fax 727 446 8036
Discussion
The site is located within an area designated by Beach by Design as the "Clearwater
Pass District " Beach by Design identifies this as a distinctive area, offering a diversity
of uses including high rise condominiums, resort hotels, hotels, motels, retail and
restaurant uses. Beach by Design contemplates that the "Clearwater Pass District" will
be an area of strategic revitalization and renovation in the response to improving
conditions on the balance of Clearwater Beach.
Beach by Design identifies a disparity between hotels and condominiums, and strongly
encourages mid-priced hotel development. Beach by Design indicates Clearwater Beach
can support an addition 1,385 hotel rooms and further provides increased densities
through the Hotel Density Reserve to aide in achieving the additional mid-priced hotel
units on Clearwater Beach.
NOTE: Application(s), Site Plan and Narrative simultaneously submitted in
association with the proposed Hampton Inn located at 635 - Gulfview Blvd. The parcels
associated with both the Quality Inn and the proposed Hampton Inn are under the same
ownership control.
Proposed Use
The existing Quality Inn with 91 (existing) and 91 (proposed) overnight accommodation
units will continue to offer reasonable room rates, appropriate for mid-priced family
vacations as it has since 1994. Twenty-seven percent (27%) the guests of the Quality Inn
are return visitors. This proposal allows the Quality Inn to continue to operate as it has
for many years with a new parking garage to service the guests.
The site area of the Quality Inn currently utilized as a surface parking lot provides the
area for the new proposed hotel with a structured parking garage below; the proposal
contemplates a shared parking garage designed to serve both the existing Quality Inn and
the new proposed Hampton Inn.
General Applicabilitv Criteria
1. The proposed development of the land will be in harmony with the scale,
bulk, coverage, density and character of adjacent properties in which it is
located.
The Quality Inn Hotel has been in existence for many years and is similar in bulk,
scale and coverage as the adjacent properties. The existing contemporary
structure is in keeping with the character of the adjacent properties and will
continue to be an anchor for this area of the Beach. The proposed assignment of
units from the density reserve will, in the end, result in additional mid-priced
hotel units for Clearwater Beach.
2
2. The proposed development will not hinder or discourage the appropriate
development and use of adjacent land and buildings or significantly impair
the value thereof.
The proposal will not discourage appropriate development and use of the adjacent
land and buildings, the area is already developed and the value of adjacent and
surrounding properties will not be compromised.
The development proposal will continue to enhance this area of the Beach in a
number of ways, including:
1. A nationally-recognized hotel chain which attracts guests who will become
patrons of Beach restaurants, shops and tourist attractions, offering support to
many local businesses.
2. The property value will significantly increase.
3. The existing architecture and proposed upgraded landscape design will
continue to enhance the area.
4. Mid-priced hotel accommodations on Clearwater Beach with adequate
parking meet a current need of the City.
5. The existing hotel will continue to contribute to the City's economic and job
base.
3. The proposed development will not adversely affect the health or safety of
persons residing or working in the neighborhood of the proposed use.
The existing hotel development complies with applicable codes including the
Florida Building Code, the Life Safety Code and the Florida Fire Prevention Code
in association with existing structures.
Through this development plan a single shared access point is proposed; the
access point is existing and will serve both the existing Quality Inn and the
proposed Hampton Inn and Suites. Improvements to safety of pedestrians,
bicyclist and motorist is achieved through the deletion of the existing most
western access point; this access point will be limited to the Sanitation
Department vehicles for trash staging and pick up.
The proposed parking structure is designed to accommodate hotel guests of both
the existing Quality Inn and the proposed Hampton Inn and Suites including
access to the garage that is internal to the site. The project crosswalks provide
decorative pavers as per Beach by Design requirements and the proposed stop
signs include "Caution Pedestrian Crossing" language to further insure safety.
4. The proposed development is designed to minimize traffic congestion.
�
The proposed garage located below the proposed neighboring Hampton Inn
provides parking which is primarily internal to the building, is appropriately
screened and is architecturally integrated into the design of the building. Valet
service is provided in addition to several surface "guest spaces" intended to allow
short term (30 min) parking and designated "Check-In" spaces within the garage
providing further mitigation of traffic related issues.
Adequate access, signage and parking are provided within the design to insure
smooth traffic flow at the entrance of the sites along Gulfview Boulevard. Traffic
will not be negatively impacted by the proposal; it is anticipated that nearby
intersections and adjacent roadways will continue to operate at acceptable levels
of service after the proposed Hampton Inn with parking structure is completed.
Please see formal Traffic Impact Study for additional information.
5. The proposed development is consistent with the community character of the
immediate vicinity of the parcel proposed for development.
The area provides high rise condominium, hotel and resort developments in
addition to some mid-rise and low-rise developments, all are of varying character,
heights and uses. The existing hotel is consistent with the surrounding and nearby
uses and the character of the community; the proposed division of land will result
in an appropriately scaled developments for the Clearwater Pass District of
Clearwater Beach similar to Sheppard's and will provide mid-price hotel units as
desired by Beach by Design. The proposal utilizes the incentives intended to
encourage mid-priced hotel development and to allow the economic feasibility of
mid-priced hotels on Clearwater Beach through increased density and height.
6. The design of the proposed development minimizes adverse effects, including
visual, acoustic and olfactory and hours of operation impacts, on adjacent
properties.
The existing hotel development will continue to operate as in the past with the
exception of the guest parking being provided within the adjacent parking
structure. Improvements to the existing landscape design are proposed in addition
to a reduction to vehicular access points from the Gulfview Blvd. The
development plan includes shared facilities for sanitation staging and pick-up,
parking and access.
The proposed shared trash collection area located within the proposed
neighboring Hampton Inn is screened and climate controlled and will not
negatively impact the passerby whether on a visual or olfactory basis. Adequate
parking with parking control is provided and will minimize congestion.
�
COMPREHENSIVE INFILL REDEVELOPMENT - PROJECT CRITERIA
1. The development or redevelopment of the parcel proposed for development
is otherwise impractical without deviations from the intensity and
development standards.
The proposed deviations from Code are necessary and the minimum required to
maintain the existing Quality Inn and to accomplish the division of land to
accommodate the new proposed neighboring mid-priced hotel utilizing the Hotel
Density Reserve. Certain deviations are necessary to accommodate the
restoration of mid-priced hotel rooms as desired and envisioned by Clearwater
Ordinance No. 925-08 and to meet the Beach by Design guidelines.
Setbacks
Beach by Design encourages minimal setbacks to support a more pedestrian
environment; the existing design offers reduced building setbacks along the street
frontage with the remaining areas in-filled with mature tropical plantings adjacent
to the right-of-way. The east side setbacks were established at the time of the
original construction of the hotel and are similar to many other sites in the
vicinity, and constructed in the same era. The proposed reduced setback between
the two hotel sites is appropriate as the sites will share the parking garage
structure, driveway and walkways within the internal east side yard. The proposal
will further enhance and promote a pedestrian-friendly environment as desired by
Beach by Design.
2. The development or redevelopment will be consistent with the goals and
policies of the Comprehensive Plan, as well as with the general purpose,
intent and basic planning objectives of this code, and with the intent and
purpose of this zoning district.
The proposal will provide allow the continuance of a highly desired use which
contributes to the city economy; overnight accommodation uses are allowed in the
"Resort Facilities High" land use category and are consistent with the goals of the
Comprehensive plan and Beach by Design.
Applicable Comprehensive Plan Goals/Policies/Objectives include but are not
limited to:
A.6.6 Objective - Tourism is a substantial element of the City's economic base
and as such the City shall continue to support the maintenance and enhancement
of this important economic sector.
A.6.7 Objective - Redevelopment activities shall be sensitive to the city's
waterfront and promote appropriate public access to the city's waterfront
resources.
F�
The availability of affordable overnight accommodations is integral to the success
of tourism, both locally to Clearwater Beach and the Community as a whole.
The proposal to retain the existing waterfront hotel and allow the distribution of
land needed to develop the new proposed Hampton Inn promotes tourism
activities and enjoyment of our natural resources.
3. The development or redevelopment will not impede the normal and orderly
development and improvement of surrounding properties.
The proposed development is compatible with the neighborhood, as is more
particularly discussed in General Applicability Criteria 1 and 2 together with
Comprehensive Infill Criteria 4 below, and will not impede other development.
The proposed redevelopment project will benefit the community as a whole and
this district. The proposed hotel may encourage additional investment and
improvement to the surrounding properties.
4. Adjoining properties will not suffer substantial detriment as a result of the
proposed development.
Adjoining properties will not suffer substantial detriment as a result of this
proposal. The existing overnight accommodation use is an allowable use and is
well established within the neighborhood and district.
5. The proposed use shall otherwise be permitted by the underlying future land
use category, be compatible with adjacent land uses, will not substantially
alter the essential use characteristics of the neighborhood; and shall
demonstrate compliance with one or more of the following objectives:
a. The proposed use is permitted in this zoning district as a minimum
standard, flexible standard or flexible development use;
b. The proposed use would be a significant economic contributor to the
City's economic base by diversifying the local economy or by creating
jobs;
c. The development proposal accommodates the expansion or
redevelopment of an existing economic contributor
d. The proposed use provides for the provision of affordable housing
e. The proposed use provides for development or redevelopment in an
area that is characterized by other similar development and where a
land use plan amendment and rezoning would result in spot land use
or zoning designation;
f. The proposed use provides for the development of a new and/or
preservation of a working waterfront use
The "Resort Facility High" land use category and the "Tourist" zoning district
both permit overnight accommodation uses; the district allows overnight
accommodation uses as a minimum standard and flexible standard use. The
existing mid-priced hotel is a significant economic contributor to the City,
promoting tourism and generates jobs for the community.
0
6. Flexibility with regard to use, lot width, required setbacks, height, and off-
street parking are justified based on demonstrated compliance with all of the
following design objectives:
a. The proposed development will not impede the normal and orderly
development and improvement of the surrounding properties for uses
permitted in this zoning district;
Overnight accommodation uses are permitted in the Tourist (T) zoning
district without special approval. As the surrounding properties are made
up of overnight accommodations, high rise condominiums and various
retail and restaurant establishments the existing hotel does not impede
normal and orderly development and improvements of the surrounding
properties as previously discussed within General Applicability Criteria 2.
b. The proposed development complies with applicable design guidelines
adopted by the City;
The Quality Inn is an existing contemporary structure with metal roofs
similar to the proposed Hampton Inn. Through this development proposal,
with the use of color on the roof and on the building mass, the existing
structure will be nicely updated to compliment the Key West Coastal
Design of the proposed neighboring Hampton Inn. Massing, color and
alignment datum lines will be noteworthy elements within the design. The
design intent is that, while close in proximity, both hotels will still be seen
as its own individual site and identity; it is not intended that the two hotels
look alike but compliment one another.
Through this development proposal, with the creative use of paint bands
and coordination alignments of the adjacent base colors and patterns the
existing building mass will appear more broken up as desired by Beach by
Design. Decorative shutters and new tri-colored canopies will be present
to better meet the applicable design guidelines.
The proposed landscape improvements will also help to unite the
developments as a whole as the pedestrian level. The new pool deck and
amenity area on grade on the Hampton side will also introduce rich
landscaping which will further enhance some of the more plain walls of
the Quality Inn near the south west end of the building complying with the
intent of the Beach by Design Guidelines. Please see additional
discussion under Section d. below.
c. The design, scale, and intensity of the proposed development supports
the established or emerging character of an area;
The emerging character of area is varying and transitional as newer and
older developments exist, the area primarily offers overnight
accommodation, condominiums and retail/service uses of similar scale and
intensity. Please see additional discussion under General Applicability
Criteria 1.
7
d. In order to form a cohesive, visually interesting and attractive
appearance, the proposed development incorporates a substantial
number of the following design elements:
• Changes in horizontal building planes
• Use of architectural details such as columns, cornices, stringcourses,
pilasters, porticos, balconies, railings, awnings, etc.
• Variety of materials and colors
• Distinctive fenestration patterns
• Building stepbacks; and
• Distinctive roof forms
Some of the above elements are present within the existing architectural
design of the building. The Quality Inn is an existing contemporary
structure with metal roofs similar to the proposed Hampton Inn. Through
this development proposal, with the use of color on the roof and the
building mass this building will be nicely updated to compliment the new
Key West Coastal Design of the proposed neighboring Hampton Inn and
Suites. Through the use of color, the building mass of the existing
Quality Inn would appear more broken up with the creative use of paint
bands and coordination alignments of the adjacent base colors and
patterns.
The proposed landscape improvements will also help to unite the
developments as a whole as the pedestrian level. The new pool deck and
amenity area on grade on the Hampton side will also introduce rich
landscaping which will further enhance some of the more plain walls of
the Quality Inn near the south west end of the building.
e. The proposed development provides for appropriate buffers,
enhances landscape design and appropriate distances between
buildings.
The proposed/existing buffers and setbacks provide appropriate buffers
and distances between buildings; the development provides a shared
parking structure with access which is internal to the site. The landscape
design presents an inviting tropical appearance and meets the intent of
Beach by Design.
Beach by Design
The existing 91 unit hotel, with 60 units from the Beach by Design Hotel Density Reserve is
below the density allowed by Beach by Design. The project meets the criteria contained within
the Beach by Design Hotel Density Reserve Section as the site has not previously received
density from the reserve, has not transferred density to another site, is less than 2.5 acres and is
therefore eligible to receive up to 100 units. The accessory restaurant is consistent with mid-
priced hotels and is comprised of approximately 7% of the GFA well within the allowable limits
for accessory amenities.
8
The existing height meets the Beach by Design District height allowances, a Hurricane
Evacuation Plan has been provided within the DVA package, the rooms are accessible through
the interior lobby of the hotel; and a reservation system is in place with books and records
available for inspection as needed. A traffic impact study has been provided and addresses
transportation concurrency.
The Quality Inn is an existing contemporary structure with metal roofs similar to the proposed
Hampton Inn. Through this development proposal, with the use of color on the roof and on the
building mass, the existing structure will be nicely updated to compliment the Key West Coastal
Design of the proposed neighboring Hampton Inn. Massing, color and alignment datum lines
will be noteworthy elements within the design. The design intent is that, while close in
proximity, both hotels will still be seen as its own individual site and identity; it is not intended
that the two hotels look alike but compliment one another.
Through this development proposal, with the creative use of paint bands and coordination
alignments of the adjacent base colors and patterns the existing building mass will appear more
broken up as desired by Beach by Design. Decorative shutters and new tri-colored canopies will
be present to better meet the applicable design guidelines.
The existing design and proposed upgrades are respectful of the architectural vocabulary within
Beach by Design and the community character; the building is in scale to its height and length.
The existing hotel use is well established on the Beach, enjoying a strong yearly guest return rate
and provides a highly desired mid-priced accommodations to Clearwater Beach; this proposal
will not only retain the overnight accommodation units associated with the existing Quality Inn
but will provide an additional 116 overnight accommodation units to the Beach and our local
economy.
Quality Inn 12.13.2012 by Renee Ruggiero/rmr
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: ��y_�RAL NOTES: _
...�',.; OA WRAGE IS AN OPEN GAMGE WITH 20% OPEN
I,I O 17•1" MINIMUM SPEARATION FROM EXISTING
, BUILDINGS TO PROPOSEO BUILDING STRUCTURE
�� KE1' NOTES:
I�, O PAINTEO STUCCO TYP.
! O PAINTED AIUAUNUM FRAMES WITH TRIM - NO
GLAZING TY7. � PARKING GARAGE, TRIM COL�t
��,,. O3 ALUMINUM TRELl15, TRU1 COLOR.
��,� O4 STANDING SEAM METAL ROOF TYP.
�'I OS ALUhUNUM SHUTTER OVER OPENING TYP.
TRIM COLOtI.
IO6 STUCCO HO FOAM TRIM BAND TYP.
�i O7 GLAZING TYP., MULLIONS TRIM CO�OR.
! O8 STUCCO FOAM DESIGN OR ARTWORK
Ij O9 ALUMINUM PICKET RAIL, T(iIM COLOR
'���, 10 TRI-COLORED CANOPY
I>> �CORATIVE OHO FOR CON�ITIONED TRASH RM
12 COVERED ENTItY WAY
73 IXISTING QUALITY INN
1� IXISTING ECONO LODGE
�I 15 CURVED TOP AT END OF WALL
�' 16 DECORATIVE BR4CKET. TItIM COLOR.
1Q DECORATIVE METAL SCREEN, TRIM COLOR.
Color Swatches
(Sherwin Williams)
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Roof - Colonial Red SW7010 SW6113
Base: Toasty Accent: Tan Bark lower Accent: Cascades
SW6095 SWb061 SW7623
NORTH ELEVATION
SCA�E: 1 /32" = 1'-0"
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Roof: Berridge Metal Trim: White Duck Field: Interactive Cream Base: Toasty Accent: Tan Bark lower Accent: Cascades
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(¢NEfiAL NQ�ES. __
OA GARAGE IS AN OPEN GARAGE WITN�20%OPEN
O10'�1' MINUAUM SPEARATION FROM EXIS'fING
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KEY NO7E5:
1O PAINTED STUCCO TYP.
O PAINTED ALUMINUM FRM1E$ WITH TRIM - NO
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TRIM COLOR.
O6 S7UCC0 MD FOAM TRIM BAND TYP.
O7 GIAZING TYP., MULLIONS TRIM COLOR.
OB STUCCO FOAM OESIGN OR ARTWORK
O9 ALUMINUM PKKEf RAIL, TRIM COLOR
10 TRI-COLORED CANOPV
17 �ECORATIVE OHD FOR CONDITIONED TRASH RM
12 WVERED ENTRY WAY
13 IXISTING QUALITY INN
f1 IXISTING ECONO LODGE
15 CURVED TOP AT END OF WALL i
16 DECORATNE BRACKET,TRIM COIOR.
17 DECORATIVE METAL $CREEN, TRIM COLOR.
EAST ELEVATION
SCALE: 1 /32" = 1'-0"
��� Percentage of Architectural DeroraUOn Per Elevation ��� �� �
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Total Square � Total Square Foot g f Perce tage of Elevabon A!
Building Elevation Footage Shown on A�chrtectural Dewrabon/I A«hi�ectural Dewratwn/
Elevatlon Wintlowz Windows
North 19.455 ll,715 60.224u
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'�,,� O 10'-1" MINIMUM SPEARATION FROM El(ISTING
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I 1O VAINTED STUCCO TYP.
;� PAINTED ALUMINUM FRAME$ WITFi TRIM � NO
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'il 12 COVERED ENTRY WAV
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�I 16 DECORATIVE BRACKEf, iAIM COLOR.
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SOUTH ELEVATION
SCALE: 1 /32" = 1'-0"
Color Swatches
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Roof: Berridge Metal Trim: White Duck Fietd: Interactive Cream Base: Toasty Accent: Tan Bark lower Accent: Cascades
Roof - Colonial Red SW7010 SW6113 SW6095 SW6061 SW/7623
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Roof: Berridge Metal Trim: White Duck Field: Interactive Cream Base: Toasty Accent: Tan Bark lower Accent: Cascades
Roof - Cotonial Red SVJ7010 SW6113 SW6095 SW6061 SW7623
GENERAL_NOT�;______
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I OA GARAGE IS AN OPEN GARAGE WRH 2O46 OPEN
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10 TRbCOLORED CANOPY
11 DECORATIVE OHD FOR CONDITIONED TRASH RM
� tt COVERED ENTRY WAY
i 13 IXISTING QUALITY INN
� 14 IXISTING ECONO LODGE
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16 DECORATIVE BRACKEf, TRIM COIOR.
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Elevation Windows Windowz
North 19.455 11,715 60.22%
East_-�- �- 17.954 � 13,236 73.R% -���_���__
Sou[h 79,389 li,SM 64.49%
West 17,950 10,775 60.03%
•"Archftecwrel Oemrotfon antl wintlows inclutles: Glazlnq, slldingglass tloors and non-glazed
window openings with their respective tnm pieces; Awningz, Trim Bantls, Trellises, Standinp
Seam Metal mofz, Demranve ftoof and Awning Bracketz, Demrative Mechanical Endosure.
Dewrative Metal Screens, LowereC Openings, Bahama Shutters. Demra[ive Stoaoand Balwny
Raili�gs.
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