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Flexible Development Application Non-Residential Uses Narrative 4-11-14 1 FLEXIBLE DEVELOPMENT APPLICATION ATTACHED DWELLINGS, MIXED-USES OR NON-RESIDENTAIL USES MCDONALDS RESTAURANT 2871 GULF TO BAY BOULEVARD, CLEARWATER, FLORIDA 33759 HPE PROJECT: 12-015-MDC DATE: APRIL 11, 2014 DESCRIPTION OF REQUEST: Flexible development approval for attached dwelling, mixed uses and non-residential uses as per the standards contained within Section 2-704 of the City of Clearwater Community Development Code with the following variations:  The front setback to pavement along the north property boundary (Gulf to Bay Boulevard) from 25 feet to 15 feet.  The front setback to pavement along the west property boundary (Cross Boulevard) from 25 feet to a minimum of 8 feet.  The side setback to pavement along the east property boundary from 10 feet to 4.5 feet.  The side setback and dumpster enclosure along the east property boundary from 10 feet to 5 feet.  The minimum required off-street parking from 63 spaces to 47 spaces.  To use the south side of the property zoned Minimum Density Residential (MDR) to accommodate 14 non-residential off-street parking spaces.  To increase perimeter screen wall height to 8.0 feet. INTRODUCTION: The project site is located on the southeast corner of Gulf to Bay Boulevard (S.R. 60) and Cross Boulevard in Section 17, Township 29 South, Range 16 East within the incorporated area of the City of Clearwater. The property is comprised of one parcel identified by Pinellas County Property Appraiser’s Office with parcel identification number: 17/29/16/03546/000/0010. The total site area is approximately 1.28 acres (55,751 sf) and is bounded by Gulf to Bay Boulevard (S.R. 60) to the North, Cross Boulevard to the West, Rogers Street (vacated) to the South and Thrift Store to the East. The existing development includes a vacant sit-down restaurant (formerly known as Village Inn) of 5,441 sf total gross floor area and 75 surface parking spaces. The proposed McDonald’s – Clearwater Mall will include one 1-story building of 5,206 sf, a side-by-side drive-thru lane, 47 surface parking spaces, one double dumpster enclosure for solid waste management, a stormwater management system including a detention pond, utilities services including potable water, fire protection service and sanitary sewer, and attractive Florida native drought tolerant landscape. A new multi- family complex (i.e. Bayview Gardens) located adjacent to the property was recently approved by City of Clearwater and is currently under construction. The setbacks, 2 drainage, parking and landscaping are designed to support the proposed redevelopment of the property. GENERAL APPLICABLE CRITERIA (Code Section 3-913.A) 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 surrounding sites are developed with a mixture of retail, office, service establishments, and attached dwellings. The scale, bulk, coverage, and character of the proposed development are appropriate and consistent with the approved development trend in the surrounding area. The redevelopment of the property not only will decrease the building’s Floor Area Ratio from 0.098 to 0.093 but also will decrease the site’s Impervious Surface Ratio from 0.806 to 0.694. Therefore, the site will continue in harmony with the scale, bulk, coverage, and character of the existing built environment in the vicinity. 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 existing development includes a vacant sit-down restaurant (formerly known as Village Inn). Upon completion of the project, the proposed restaurant and associated improvements will increase the value of the subject site, thereby providing a positive influence on the surrounding property values. The proposed redevelopment will improve the appearance of the property with a modern building, efficient parking and interior traffic circulation, and reduce the vehicular use area all of which will further promote development and investment in the area. 3) The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. No health or safety concerns are anticipated with the redevelopment of the property as the proposed restaurant adheres to all required (City and County) visibility triangles, supplies sufficient solid waste management and ample grease trap volume capacity, provides responsible site drainage and provides landscaped yards. 4) The proposed development is designed to minimize traffic congestion. The development will provide efficient parking and interior traffic circulation so as not to adversely impact the surrounding street network. Refer to Traffic Impact Study by Raysor Transportation Consulting. 5) The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. 3 The proposed building will reflect a modern architectural style which uses a mix of construction materials such as stone, metal, glass and stucco to create presence and distinction. It will create an elegantly appointed elevated façade improving the character of the existing site. The façade will also provide a visual relief, interest and street appeal. Through the use of sustainable materials and symmetrical design, the proposed restaurant will enhance the look of Gulf to Bay Boulevard while remaining harmonious with existing development in the area. 6) The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. No adverse effects relating to visual, acoustic, olfactory or hours of operation issues will be created by the proposed restaurant. No visual obstructions are being created and the current hours of operation will not change. COMPREHENSIVE INFILL REDEVELOPMENT CRITERIA (Code Section 2-704 E) 1) The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set for in this zoning district. To keep the proposed redevelopment practical, the following reductions are requested: Front and Side Setbacks: The proposed front setback to pavement along the north property boundary (Gulf to Bay Boulevard) and the west property boundary (Cross Boulevard), and the side setback to pavement along the east property boundaries are required to provide the minimum required number of parking spaces for the normal operation of the restaurant while maintain the minimum required one-way driveway width required by the Fire Prevention Code and the City of Clearwater Community Development Code. Parking: A reduction of minimum required off-street parking (i.e. 16 spaces) is requested to accommodate the proposed side-by-side drive-thru lane. The 25% reduction of minimum required off-street parking is supported in the attached Parking Demand Study. 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. 4 The request to reduce front and side setbacks and off-street parking will not provide negative effects on the adjacent properties and surrounding areas which is a goal and policy of the comprehensive plan. After construction is complete, the redeveloped site will continue to serve the needs of the surrounding neighborhoods as well as the vehicular traffic moving along Gulf to Bay Boulevard (S.R. 60) in a different capacity by providing convenient access to goods without adversely impacting the safe and efficient traffic circulation or diminishing the scenic quality of Gulf to Bay Boulevard. 3) The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. The proposed drive-in restaurant will replace a vacant sit-down restaurant (formerly known as Village Inn). The proposed redevelopment is consistent with the existing scale and intensity of surrounding development. The proposed restaurant will not impede the normal and orderly redevelopment and improvements of the surrounding areas. To the contrary, the proposed redevelopment will have a positive effect on surrounding property values by promoting further investment along Gulf to Bay Boulevard. 4) Adjoining properties will not suffer substantial detriment as a result of the proposed development. Adjoining properties will not suffer any detriment as a result of the proposed redevelopment. To the contrary, the proposed restaurant will be consistent with the character of surrounding commercial developments providing further encouragement for redevelopment in the area. Furthermore, the adjacent property to the south zoned Medium Density Residential (MDR) will be screened by a 240 linear feet and eight (8) feet in height CMU wall with brick finish. 5) The proposed use shall be otherwise be permitted by 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 Restaurant use is permitted within the Commercial “C” zoning district as minimum standard, flexible standard and flexible development. Non-Residential Off-street Parking is permitted within the Medium Density Residential “MDR” zoning district as flexible development. 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 Once in service, the proposed restaurant will generate additional employment, increase economic activity in the area and support to the local tax base. 5 c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor The proposed McDonald’s restaurant will contribute to the expansion of an existing economic contributor to City of Clearwater. d. The proposed use provides for the provision of affordable housing N/A e. The proposed use provides for the 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 rezoning designation N/A f. The proposed use provides for the development of a new and/or preservation of a working waterfront use N/A 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 The proposed redevelopment will not impede the normal and orderly development and improvement of the surrounding properties. Restaurant use is permitted within the Commercial “C” zoning district. The proposed restaurant will bring additional encouragement for redevelopment and new development in the area, for example the two adjacent vacant commercial properties located to the west. b. The proposed development complies with applicable design guidelines adopted by the City N/A. c. The design, scale and intensity of the proposed development support the established or emerging character of an area The redevelopment of the property will be consistent with the approved development trend in the vicinity, the established character of the area and the existing built environment. The proposed restaurant includes a Floor Area Ratio of 0.093 and an 6 Impervious Surface Ratio of 0.694. These parameters are below the maximum development potential set for the Commercial General “CG” future land use designation (i.e. 0.55 Floor Area Ratio and 0.90 Impervious Surface Ratio). d. In order to form a cohesive, visually, interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: (x) Changes in horizontal building planes (x) Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc (x) Variety in materials, color and texture ( ) Distinctive fenestration patterns ( ) Building setbacks ( ) Distinctive roof forms e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distance between buildings. The proposed development will provide appropriate landscape buffers along Gulf to Bay Boulevard and Cross Boulevard. The proposed development will also provide adequate landscape buffers along the east and south property boundaries. Further, the buffer along the south property boundary includes a 240 linear feet and eight (8) feet in height CMU wall with brick finish providing screening for the adjacent property zoned Medium Density Residential (MDR). RESTAURANTS (Code Section 2-704 P) 1. Lot area and width: The reduction in lot area will not result in a building which is out of scale with existing buildings in the immediate vicinity of the parcel proposed for development. N/A. 2. Location: The use of the parcel proposed for development fronts on but will not involve direct access to a major arterial street. The redevelopment of the property will maintain the existing driveway connection to Gulf to Bay Boulevard (S.R. 60) and move the existing driveway connection to Cross Boulevard 60 feet to the south increasing the distance from Gulf to Bay Boulevard. No additional curb cuts are proposed. The two existing driveway connections are essential for the proposed redevelopment project to provide proper access and circulation for the restaurant supply delivery truck. 7 3. Height: a. The increased height results in an improved site plan, landscaping areas in excess of the minimum required and/or improved design and appearance. N/A. b. The increased height will not reduce the vertical component of the view from any adjacent residential property. N/A. 4. Signs: No sign of any kind is designed or located so that any portion of the sign is more than six feet above the finished grade of the front lot line of the parcel proposed for development unless such signage is a part of an approved comprehensive sign program. A Comprehensive Sign Program will be submitted for review and approval. 5. Side and rear setback: a. The reduction in side and rear setback does not prevent access to the rear of any building by emergency vehicles. The reduction in side setback to the pavement will not prevent access to the rear of the building by emergency or sanitation vehicles. The redevelopment of the property will maintain the existing driveway connections to Gulf to Bay Boulevard (S.R. 60) and Cross Boulevard to provide proper access and circulation around the building. b. The reduction in side and rear setback results in an improved site plan, more efficient parking or improved design and appearance and landscaped areas are in excess of the minimum required. The reduction in side setback to pavement will result in an improved site plan with more efficient parking and interior traffic circulation. The redevelopment of the property not only will decrease the building’s Floor Area Ratio from 0.098 to 0.093 and the vehicular use area but also will decrease the site’s Impervious Surface Ratio from 0.806 to 0.694. The proposed interior landscape area is approximately 11.4% of the vehicular use area and the site’s pervious area will increase from 19.4% to 30.6% of the total site area. 6. Off-street parking: a. The physical characteristics of a proposed building are such that the likely uses of the property will require fewer parking spaces per floor area than otherwise required or that the use of significant portions of the building will be used for storage or other non-parking demand-generating purposes. 8 The proposed drive-in restaurant will install a Side-by-Side Drive-Through (SBS D/T) service lane including two (2) Customer Display Order (COD) stations which allows customers to place, pay and pick up their order faster enhancing their drive-in experience and reducing the demand for parking spaces. b. Fast food restaurants shall not be eligible for a reduction in the number of off- street parking spaces. A Parking Demand Study is attached to this application in support to the proposed reduction of 16 surface parking spaces (i.e. 25% of minimum required). 7. Front setback: The reduction in front setback results in an improved site plan or improved design and appearance. The reduction in front setback to pavement will result in an improved site plan with more efficient parking and interior traffic circulation. The redevelopment of the property not only will decrease the building’s Floor Area Ratio from 0.098 to 0.093 and the vehicular use area but also will decrease the site’s Impervious Surface Ratio from 0.806 to 0.694. The proposed interior landscape area is approximately 11.4% of the vehicular use area and the site’s pervious area will increase from 19.4% to 30.6% of the total site area. NON-RESIDENTIAL OFF-STREET PARKING (Code Section 2-304 D) 1. The parcel proposed for development is contiguous to the parcel on which the non-residential use which will be served by the off-street parking spaces, is located and has a common boundary of at least 25 feet, or the parcel proposed for development is located immediately across a public road from the non- residential use which will be served by the off-street parking spaces, provided that access to the off-street parking does not involve the use of local streets which have residential units on both sides of the street. The north 3/4 of the property (i.e. 75%) is zoned Commercial (C) and the south 1/4 of the property (i.e. 25%) zoned Minimum Density Residential (MDR). Both zoning areas have a common boundary of 150 feet. 2. No off-street parking spaces are located in the required front setback for detached dwellings in the MDR District or within ten feet, whichever is greater, or within ten feet of a side or rear lot line, except along the common boundary of the parcel proposed for development and the parcel on which the non-residential use which will be served by the off-street parking spaces. The proposed 14 non-residential off-street parking spaces will be located outside the required front setback. The proposed non-residential off-street parking will be setback 12.2 feet of the east side lot line and 54.2 feet of the rear lot line. 9 3. Off-street parking spaces are screened by a wall or fence of at least four feet in height which is landscaped on the external side with a continuous hedge or non- deciduous vine. The proposed 14 non-residential off-street parking spaces will be screened by a 240 linear feet and eight (8) feet in height CMU wall with brick finish. 4. All outdoor lighting is automatically switched to turn off at 9:00 p.m. The proposed parking lot lighting will be designed to prevent light spilling over the property line adjacent to the MDR zoning area. 5. All parking spaces shall be surface parking. The proposed 14 non-residential off-street parking spaces will be surface parking. Refer to attached Site Layout and Parking Plan sheet C-4.1.