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FLD2014-02005; PLT2014-02002� 1 a ��t�r _��' � , � �.... .-` _.`-,.�.'"'°.,_. "'v�i' � ',,`�' '�`-s-��...,,.,--�,,..r'�`•.,,.�'� MEETING DATE: AGENDA ITEM: CASE: COMMUNITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT June 17, 2014 F.2. FLD2014-02005/PLT2014-02002 REQUEST: Flexible Development application to permit a Mixed Use including 257 attached dwelling units (including 76 dwelling units from the Public Amenities Incentive Pool) within five buildings ranging in height between 30 and 43 feet, as measured from grade, to the top of roof deck (with up to an additional 16 feet to top of parapet walls/architectural embellishments for the purposes of screening mechanical equipment), 300 parking spaces (including eight handicap spaces) (1.16 parking spaces per dwelling unit), and 4,000 square feet of restaurant and 8,996 square feet of retail space and 10,409 square feet of Live/Work units with zero parking spaces in the Downtown (D) District as a Comprehensive Infill Redevelopment Project, under the provisions of Community Development Code (CDC) Section 2-903.D; and to permit more than 10 parking spaces in a row, permit shade trees within five feet of impervious surface and permit a landscape island less than eight feet in width as part of a Comprehensive Landscape Program under the provisions of CDC Section 3-1202.G and a Preliminary Plat. GENERAL DATA: Agent .......................... ... Bryan Zarlenga; Cardno TBE Applicant/ Owner .. ............. City of Clearwater and the City of Clearwater Community Redevelopment Agency Location ............................ 901 Cleveland Street; generally located north of Prospect Lake and bound by Cleveland Street (north), South Martin Luther King Jr. Avenue (east) and South Prospect Avenue (west) Property Size ..................... 6.596 acres Future Land Use P/an....... Central Business District (CBD) Zoning ........................... Downtown (D) District Special Area Plan............ Adjacent Zoning. .... North: SOUfI1: East: West: Clearwater powntown Redevelopment Plan, Town Lake Residential character district Downtown (D) District Downtown (D) District Downtown (D) District Downtown (D) District Existing Land Use............ Vacant Proposed Land Use......... Mixed Use; Attached Dwellings (257 units including seven Live/Work units); Restaurant (4,000 square feet); Retail Sales Service (8,996 square feet); seven Live/Work units (10,409 square feet) �"` �! � *� �rr;. � �r . ___ � ' ..� w �,�� . ,. ,,� ` �'`� . r .,,�li �' . �• .: -,� 'G�"� h � � �� . � _.W..b � � � ��'. ��.� � � � � /� `� � �� ,, � .�y,. ,,�;:.* °.�: F � �Y�.. . � , �� 31 "� �` � , ,! � hl a ' .�, , ',Z,� a c.� � k � � � �tl � AERIAL MAP C,^ �� z • ' l��ui ��'�LI.�Level II Fleacible Development Application Review u y�5`" ....,•, . ANALYSIS: Site Location and Existing Conditions: The 6.596-acre site is generally located north of Prospect Lake and bound by Cleveland Street (north), South Martin Luther King Jr. Avenue (east) and South Prospect Avenue (west). The subject site currently consists of 82 parcels with approximately 650 feet of frontage along Cleveland Street, 250 feet of frontage along South Prospect Avenue, 500 feet along Park Street, 265 feet along South Martin Luther King, Jr. Avenue and 386 feet of frontage along Pierce Street. Park Street extends into the property from the east approximately 300 feet. The property is within the D district, CBD FLUP classification and the Town Lake Residential Character District (District) of the Clearwater powntown Redevelopment Plan (Plan). The site is vacant with the exception of four buildings all of which are unoccupied. A 10,000 square foot one-story building built in 1960, most recently occupied by the St. Vincent de Paul Thrift Store, vacated in 2012, is located at the northeast corner of the site. Two other buildings constituting 5,880 square feet are located near the southeast corner of the site along Park Street and South Martin Luther King, Jr. Avenue. These buildings were most recently used as Vehicle Service and Vehicle Service, Major which are prohibited uses within the Town Lake Residential district. The fourth building is a small one-story structure located at the northwest corner of South Martin Luther King, Jr. Avenue and Pierce Street. This building was formally used by the City of Clearwater as an alum treatment facility for Prospect Lake. That treatment is no longer needed and the building is currently non-operational. The site is generally fenced off although curb cuts exist along Cleveland Street, Park Street, South Martin Luther King, Jr. Avenue and Pierce Street. Surrounding properties contain a wide variety of uses including retail sales and service, vehicle service, vehicle service major, waxehousing, PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION ,___..,, W � a GROVEST �o �E � ��Gy/ \ LAURA ST � � CLEVELAND ST W ¢ U W a 0 � a ,� �:- $ fg �� aaa. � ,03 � ��5 ,o� �' > < • PROJECT � SITE a � � PIERCE ST a � ? LOCATION MAP „ , „ .�� LAURAST N �9jj� �r-- -_..._ a 1 �� aa� a� q I , d, f�V n! tN'l I� O p I p o � �,A. � �, , � .. 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It should be noted that warehousing and any type of vehicle service are not uses permitted by the Plan and/or the D District provisions of the CDC. It should also be mentioned that there are several large vacant properties in the area including one property on the east side of South Martin Luther King, Jr. Avenue which constitutes nearly an entire block between Pierce and Gould Streets. All surrounding properties are located within the D district and the Plan's Town Lake Residential Character District. Myrtle Avenue is the dividing line between the Downtown Core to the west and the Town Lake Residential districts. The heights of nearby buildings range between one and 15 stories although most buildings are between one and four stories. Site History: In 2001, the site was the subject of a Level I Flexible Standard Development application (FLS O 1-11-89) which requested approval to permit an attached dwelling development (Mediterranean Village) in the Downtown (D) District with 100 attached dwelling units within 24, two-story buildings as part of a three-phase project, under the provisions of (then) CDC Section 2-902.B. The site was platted into its current configuration of 82 parcels at this time. The Development Review Committee (DRC) approved this case on May 20, 2003. Unfortunately, only the first phase of this project, at the southwest corner of Cleveland Street and South Prospect Avenue, was constructed. Soon after completion of the first phase the development company abandoned the project. Subsequent building permits were not obtained within the required timeframe and the application expired. The property, owned by the City and the CRA, has been long designated as an ideal location for a significant Mixed Use development. The design team responsible for the materials included with this application responded to a publicly-advertised Request for Proposal/Qualifications (RFP/Q 12-13) released by the Community Redevelopment Agency (CRA) on February 19, 2013. The RFP/Q set out several goals for the site including a mixed-use project with a primary residential component and ground floor retail to support the workforce for the CRA's Technology District. Development Proposal: The current proposal includes five buildings with 257 attached dwellings (76 of which come from the Public Amenities Incentive Pool) and 23,405 square feet of commercial space to be occupied by Live/Work (10,409 square feet), retail sales and service (8,996 square feet) and restaurant (4,000 square feet). The proposal includes removing all existing structures on site including the now-vacant St. Vincent de Paul Thrift Store, vehicle service buildings and alum treatment building. As mentioned, the proposal includes five buildings: A, B, C, D and E. Buildings A and B will be located along Cleveland Street with Building A at the northwest corner of the site at the corner of Cleveland Street and South Prospect Avenue and Building B at the northeast corner of the site. Building C will be located to the south of Building A along South Prospect Avenue. Building D will be located in the southern portion of the property adjacent to the northeast side of Prospect Lake. Building E will be located at the southeast corner of the site along South Martin Luther King, Jr. Avenue. Buildings A and B will be four stories and approximately 43 feet in height (depending on grade; with up to an additional 16 feet for mechanical equipment). Buildings C, D and E will be three stories and between 30 and 36 feet in height (depending on grade; also with up to an additional 16 feet for mechanical Community Development Board - June 17, 2014 FLD2014-02005 — Page 2 � V�4�� 11' Iibt�l Level II Flexible Development Application Review _ .�^�..i'�.✓ . . ,�.�,� . . . . ... . ... +�. "�5�y9re.�*-�,�.,k.r�-. �: �.. , . PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION equipment). Buildings A and B will contain residential and non-residential components with Buildings C, D and E being solely occupied by dwelling units. Building A will include 10,409 square feet of Live/Work space within seven units on the ground floor and a 1,418 square foot Co-Work Lab/Business Center. The remaining three floors will be occupied with 69 residential units. Building B will include 12,996 squaxe feet of commercial floor area including retail sales and service (8,996 square feet) and restaurant (4,000 square feet). The remaining three floors will include 48 dwelling units. Buildings C and D will include 48 dwelling units each and Building E will have 37 units. CIEVELAND STREEf i � . ., . _._ . ___._—.... .. . . . �..... �, y� (,� A, —y � �t @ . ... _�._.:�� #r �. . "Aw' 9f: . �+. �"''"'_ �7 � 7✓ i __ _� � �^°.....�:..,��,,.�. y�� n,...,,, .� � �,ik ��> . . I . �BLQ� A . . . . �. ,� � *� � • LDG B , � ; * ,.. . . . . � � ��: . : � � i'. .. . -�. , �.�. � ; ,O .�.._.-. � i , �. �' J �. � � � � . .�,,,� �;_. - r �� -� . ,.. � �...$. � � _ __ _ _ - . , ,�, � _. _ � . z < � ,� .: BLOG C �� , . . , &, � `� 1 � --- ---- � _. �.._ �:; _�..�.. v_ .—�: :_ :. .. �� . �q ` i 4 � �l 4 4 �y � I � j e�µ �.. �`� {, ` �. !� � �� 1 J/ '+ L .... .. ... . . .:�.. . � L� TABLE 1: Use breakdown by buildin Building A Sq.ft DU Commercial* 10,409 76 * Includes Live/Work space Buitding B Sq.ft Commercial 12,996 TABLE 2: Use Summar Total DU Total Live/Work 257 10,409 sq.ft. Building C DU DU 48 48 Total Restaurant 4,000 sq.ft. af1� � � �1.; 4 d � r� Total Retail 8,996 sq.ft. Building D Community Development Board - June 17, 2014 FLD2014-02005 — Page 3 DU 48 u Total Commercial 23,405 sq.ft. ,� x< • W � � J m Building E DU 37 Total Resident Amenity 7,379 sq.ft. w � � 0 � Y � _ � z �' � ' ii��i 11�L�1 Level II Flexible DevelopmentApplication Review u �.`..ir�"'-.'�i�`.n^i . � � ., � �� ... . . . ,,. �7 , �y..,,. As mentioned, Building A will include seven Live/Work units on the ground floor. The goal is to allow for a flexible use of these spaces. Therefore, the exact mix of square footage per unit vis-a-vis commercial to residential will be determined by each tenant and may change over time from tenant to tenant. It should be noted that these units would likely not be eligible to be considered as Home Occupations pursuant to CDC Section 3-1102 which prohibits activities which include on-premise visits by customers and individuals outside of family members which reside within the dwelling unit from, engaging in the business activity. PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION � �: . .�� _�� .�: ��"" .� �` - ? � �r - ,. The building exterior will become a�� contemporary interpretation of the Art Moderne -!,____-- - style of architecture. Art Moderne, a�:- recognized architectural style found within the �" _-- .v(t::J .. .. �� ...-,�....__... Downtown Planning area and the District, can 1 be defined as an architectural style found ��; principally in houses constructed in the 1930s, -�- _ following the earlier Art Deco style. Common characteristics may include: minimalist design features, smooth stuccoed wall surfaces, flat roofs, architectural details that emphasize the � horizontal appearance of the building, flat roofs with coping, rounded exterior corners, punched ^_�*� J---•. windows without trim, ribbon windows that ._ may continue around a corner, a significant use of glass or glass blocks, an asymmetrical fa�ade subdued colors, a use of geometric forms and '/-°°��,. dark bronze aluminum window, storefront and door frames. Even though there are some similarities between the two styles (Art Deco � and Art Moderne), one diffident difference is J that Art Moderne uses horizontal orientation where Art Deco uses vertical orientation. Two � things these two architectural styles do share �= are stripped down forms and geometric-based ornament. Four examples of the style are -- -- �- provided here plus an image from the proposal looking southwest between Buildings A and B from Cleveland Street. Community Development Board - June 17, 2014 FLD2014-02005 — Page 4 ; -----. � Ci�.(1�� 11' �Lt-� Level II Flexible Development Application Review PLANNING & DEVELOPMENT _ ��,-��-��-��,, DEVELOPMENT REVIEW DIVISION U `../.�_��/.��•/~'�. ,. . .. „ ��+ _,.. 4aa. ui°h`.`ts:„L a .. � All five buildings, given their heights of ;. between three and four stories, are all � ��. �� pedestrian in scale. The first floor of each � =�, °- street-facin buildin will be edestrian in �`� �` �' r�� g g P � � � ��., �� . scale utilizing clearly defined entrances and ~�� , , �� °.� ^��,� �.� �...�.�.t�:C.. windows stylistically incorporated into the � L i��,� � overall Art Moderne motif of the buildings. �°� i� ��,� �� '�: � .� � , � � As mentioned, Buildings A and B will �� . .. � _ incorporate commercial components on their �., ;� � -�' res ective round floors as a series of � � -� P g storefronts (the exact mix and/or numbers of tenants has yet to be determined). The storefront(s) will extend along Cleveland Street wrapping around to the south along 95 feet of South Prospect Avenue. Building A contains 3,234 square feet of resident amenity area including a cyber cafe/business center and the leasing office. Building B will also include just over 4,145 square feet of amenity space. The areas designated as resident amenity space is for the sole use of residents and their guests. The outside area adjacent to this indoor amenity space will contain a pool, constitutes about 7,450 square feet and includes facilities such restrooms, storage and a BBQ pavilion. Likewise, this area is also provided for the sole use of residents and their guests. A 7,450 square foot public plaza will be provided between buildings A and B nearly mid-block along Cleveland Street. A gate at the south side of the plaza will be open during leasing office hours (anticipated to be between 9:00 a.m. and 6:00 p.m. Monday through Saturday and between noon and 5:00 p.m. Sunday) providing access to Prospect Lake from the site. As designed, the proposed buildings will aesthetically support the desired character of the neighborhood with clean building lines and an extensive use of windows and balconies on all facades. Buildings A, B, C and E have been placed along their respective abutting streets to create a pedestrian oriented environment. Building D is effectively located within the interior of the site. Furthermore, the placement of the buildings along the perimeter of the site allows the location of all required parking within the interior of the site effectively screening it from off- site. As noted, the site will be completely redeveloped. Parking (287 spaces including eight handicap spaces) is provided within a surface parking lot generally located throughout the center of the site with the buildings forming the effective perimeter of the site. Garages, integrated into the design of the west fa�ade of Building E, provide an additional 13 spaces bringing the total number of parking spaces provided to 300. It should be noted that these garages are only visible from within the site. The site will be accessed via gated three driveways with one each located along South Prospect and Martin Luther King, Jr. Avenues and Park Street. Pursuant to Section 3-1202.D., CDC, perimeter landscape buffers are not required within the Downtown District; however interior landscape requirements per Section 3-1202.E., CDC, must be met. The proposal includes 16,972 square feet of interior landscaped area which constitutes 13 percent of the vehicular use area where 10 percent (10,861 square feet) is required. This CDC Section also provides that interior islands provide a minimum dimension of eight feet from back of curb to back of curb where the proposal includes one island with a dimension of six feet. In addition, Section 3-1202.E., CDC, also limits the number of consecutive parking spaces which Community Development Board - June 17, 2014 FLD2014-02005 — Page 5 a L�\.(�ll 17(4Lb1 Level II Flexible Develo mentApplication Review PL.nxrr�G&DEV�LOrMExr P DEVELOPMENT REVIEW DMSION � . .... . . _ . �t"°"" , �._.. , . may be in a row to 10 although Staff may increase that number to 15 spaces in a row. The proposal includes one instance where 20 spaces are provided in a row and eight instances where between 11 and 15 spaces in a row are provided. The applicant has mitigated the abovementioned area and dimensional deficiencies through the provision of landscape are in excess of Code requirements. The CDC also provides that shade trees are to be located no closer than five feet from any impervious surface. The purpose of this provision is to ensure adequate room in which the tree to grow. A few of the shade trees provide are within five feet of impervious surfaces. It should also be noted all parking is screened from view from adjacent rights-of-way and properties by the five proposed buildings with the exception of 13 spaces at the southeast corner of the site along Pierce Street. Solid waste for the site will be accommodated via two dumpster facilities with one located within the parking area on the east side of the site and a second location at the southeast corner of the Building B. Special Area Plan: Clearwater powntown Redevelopment Plan; Town Lake Residential Character District The subject property is located within the Clearwater powntown Redevelopment Plan area the intent of which is to provide a flexible framework for the redevelopment of Downtown into a place that attracts people to live, work, shop and play. The Plan is divided into six character districts. The site is located within the Town Lake Residential character district. The Plan states that the Town Lake Residential is to be redeveloped as a residential district with neighborhood commercial uses. The Plan further states that new commercial uses should be of the type and scale to serve the new residential development. More intense commercial and office development may be permitted, however, along major streets such as Myrtle Avenue, Cleveland Street, Martin Luther King, Jr. Avenue and Court and Chestnut Streets. It is intended that the addition of new residents in the Town Lake District will enliven Downtown and provide a market for new retail and restaurant development. A thorough review of the Plan was conducted and a myriad of Visions, Goals, Objectives and Policies were identified as applicable to, supported by or in support of the proposal and are discussed and explored in detail below. Plan Vision: The intent of the Plan is to provide a flexible framework for the redevelopment of Downtown into a place that attracts people to live, work, shop and play. The Vision that guided the development of the Downtown Plan has been articulated into a series of principles many of which are applicable to the proposal as follows: Princi�le: Downtown Clearwater is a major center of activity, business and governments. Principle: The revitalization of Downtown Clearwater is critical to the City's overall success. The City will use all tools and incentives available in the CRA to revitalize the Downtown. Principle: Cleveland Street is downtown's "main stt-eet" and is valued both for its historic character/setting and as the major retail street. Community Development Board - June 17, 2014 FLD2014-02005 — Page 6 � C1�.R1 �'lttll.l Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT P PP DEVELOPMENTREVIEWDIVISION � � Princ�le: Downtown will be an integrated community with a mix of retail, residential, o�ce and recreational opportunities. The development of a variety of residential projects to attract new residents to Downtown is critical to the success of a revitalized Downtown. Principle: Quality urban design is critical to new construction and renovated buildings. Principle: The elimination of blighting conditions and the revitalization of the existing and expanded CRA are critical to the future health of Downtown. It is generally accepted that vacant buildings are an indicator of blighting. The existing building located at the northeast corner of the site has been largely vacant for about one year. The remaining commercial buildings were most recently used as auto repair (prohibited in the Town Lake Residential district. The site at large has been vacant for over a decade. The proposal will include the redevelopment of a mostly vacant lot near the heart of the Downtown Planning Area with a Mixed Use development with 257 dwelling units (including 76 units from the Pool a development tool only available in the Downtown Planning area) and 23,405 square feet of commercial space. Pedestrian-scaled buildings up to 59 feet in overall height will be located directly along Cleveland Street and will include ground floor commercial uses and Live/Work space which should result in increased pedestrian activity downtown and strengthen the retail environment. The architectural style of the buildings, a contemporary interpretation of the Art Moderne-style of architecture (a recognized architectural style found within the Downtown Planning area and the District), is consistent with the desired character of the area. The mass and placement of the buildings is consistent with the historic building, height and scale patterns along Cleveland Street. Therefore, the proposal supports these Principles. Princi�le: An adequate parking supply must be available coterminous with new uses. The proposal includes 300 spaces that will primarily serve the residential component of the development. The non-residential component will largely depend on the nearly 700 public spaces available within I/4 mile of the site. A full analysis with regard to parking is provided as part of the CDC development parameters section of this report. Therefore, the proposal supports this Principle. Plan Goals and Obiectives: In order to guide the revitalization of Downtown, three overriding goals are established with supporting Objectives and Policies developed to aid in reaching these goals. The following Goals and Objectives are applicable to the proposal. Goal 1: Downtown shall be a place that attracts people for living, employment and recreation. The City shall encourage redevelopment that will attract residents and visitors to Downtown as a recreation, entertainment and shopping destination. Objective lA: All development within Downtown shall further the goals, objectives and policies of this Plan and shall be consistent with the character districts, the Downtown Design Guidelines and the Downtown zoning district. Community Development Board - June 17, 2014 FLD2014-02005 — Page 7 ' vl�.R� 1'1 t4�t��1 Level II Flexible Develo ment A lication Review PL`uvrrING & DEV�LOPMErrr p pP DEVELOPMENT REVIEW DIVISION Objective lE: A variety of businesses are encouraged to relocate and expand in Downtown to provide a stable employment center, as well as employment opportunities for powntown residents. Objective 1F: Cleveland Street shall be maintained as Downtown's main street, which is valued both for both its historic character and scale of development and for its function as the major retail street. Objective 1G: Residential uses in Downtown are encouraged with a variery of densities, housing rypes and affordability consistent with the character districts. Objective lI: The City shall use all existing incentives to encourage Downtown housing and shall evaluate other incentives to encourage residential uses to locate Downtown. Objective 1K: Downtown shall be a safe environment for both residents and visitors by addressing real and perceived public safety issues. Vacant buildings are often perceived to be dangerous and oftentimes actually do present real dangers to individuals and the surrounding community. David T. Kraut writes that "[s]uch properties adversely affect the surrounding community, increasing crime and the risk of fire while posing health hazards to nearby residents." (74 N.Y.U.L. Rev. 1139 (Oct. 1999; Vol. 74, No. 4) Hanging out the No Vacancy Sign: Eliminating the Blight of Vacant Buildings from Urban Areas). The development proposal will eliminate several vacant buildings and provide for 257 attached dwelling units and 23,405 square feet of commercial floor area as part of an attractive mixed-use development. As noted, the compliment of residential units includes 76 units from the Pool. This development will be unique in Clearwater, as just over 10,000 square feet of the commercial space will be designated as Live/Work. The intent of the Live/Work arrangement is to provide an additional level of flexibility for small start-up businesses to establish themselves. The commercial component will be located entirely along Cleveland Street which should result in increased pedestrian activity downtown strengthening the retail environment. The form, placement and massing of the buildings will be respectful of the historic building, height and scale patterns along Cleveland Street. Therefore, the proposal furthers this Goal and supporting Objectives. Goal 2: Create an environment where both people and vehicles can circulate throughout Downtown safely and effectively. Objective 2A: The Downtown street grid should be maintained to provide multiple access points in and through Downtown, to assist in dispersing traffic on various routes and contribute to improved traffic operations. Vacation of streets shall be evaluated based on redevelopment potential provided alternative access exists or can be provided. Objective 2I: Redevelopment and public improvements shall create and contribute to pedestrian linkages throughout the Downtown. The existing street grid will be maintained with the proposal. Street right-of-way vacations are not proposed. The development proposal includes the provision of active commercial space along Cleveland Street. In addition, new sidewalks are proposed along site-abutting Community Development Board - June 17, 2014 FLD2014-02005 — Page 8 '��VC4l �'►lil�l Level II Flexible DevelopmentApplication Review PLnxxING&DEV�LOrMExT ' . S�"`��c, .. ... .. .. DEVELOPMENT REVIEW DIVISION segments of South Martin Luther King, Jr. and South Prospect Avenues and Park and Pierce Streets. The details will be coordinated with City Staff and approved prior to the issuance of any permits. Therefore, the proposal furthers this Goal and supporting Objectives. Goal 3: Create Downtown as a memorable place to be enjoyed by residents and visitors that capitalizes on Clearwater's waterfront location, natural resources, built environment and history. Objective 3D: Redevelopment is encouraged to create a vibrant Downtown environment containing a variety of building forms and styles that respect Downtown's character and heritage. All existing buildings on the site will be removed and five new buildings will be located around the perimeter of the property. Buildings A and B, located along Cleveland Street will be Mixed Use with 23,405 square feet of commercial spaces (including the Live/Work component) on the first floor with remainder of these buildings occupied by attached dwellings. The remaining three building will be entirely occupied by attached dwellings. The scale and scope of the buildings will be consistent as that envisioned by the Downtown Plan. Therefore, the proposal furthers this Goal and Objective. Based upon the above, the development proposal is found to be in compliance with the goals and objectives governing development within the Downtown Planning area. Plan Policies: Policy 1: The Downtown Design Guidelines establish the quality and design features expected for renovation, redevelopment and new construction in the Downtown with which all projects must be consistent. Policy 2: The character of each district shall be reinforced through the site plan and design review process. Projects shall be consistent with and contribute positively to the vision of the character district in which it is located. Policv 3: The design of all projects in Downtown shall make meaningf'ul contributions to the pedestrian environment through site and building design. Policv 26: The City shall give priority to sidewalk construction within Downtown that enhances pedestrian linkages andlor completes a continuous sidewalk system on all streets. The development proposal is consistent with the various aspects of the Guidelines including, but not limited to: Vehicular Circulation/Access and Parking, Scale and Height, Rhythm/Spacing, Architecture, Primary and Corner Farades, Windows and Doors, Materials and Color. The site will be improved as a Mixed Use development eliminating several vacant buildings near the heart of Downtown Clearwater. The proposed buildings have been designed with an emphasis on pedestrian scale development and include active commercial space on Cleveland Street which will positively contribute to the vibrancy and overall vision of the District. Community Development Board - June 17, 2014 FLD2014-02005 — Page 9 ' vi�.Lfi �AI��.A Level II Flexible Development Application Review PLAr�xc & nEV�.orMErrr ° . . .. . . _ .... .�s°.. . .,, . .. . . DEVELOPMENT REVIEW DIVISION In addition, sidewalks are proposed along the east side of Prospect Avenue between Cleveland Street and the pathway into the park, the northing of Park Street between Martin Luther King, Jr. Avenue North and the projects eastern entrance, and along the north side of Pierce Street connecting to the projects' southern entrance. Sidewalk extensions will be provided between Cleveland Street from the existing sidewalk to the new building facades. The details and installation methodology will be coordinated with City Staff and approved prior to the issuance of any permits. A 7,450 square foot public plaza is located between Buildings A and B along Cleveland Street. The details of all of these items are discussed in detail elsewhere in this document. Policy 6: The City shall establish a Public Amenities Incentive Pool that provides density and intensity increases for projects located in all character districts, except as limited in Old Bay, in excess of the allowable maximum development potential based on a provision of selected amenities. To overcome the numerous constraints affecting redevelopment, the Plan established the Public Amenities Incentive Pool, consisting of 2,296 dwelling units and 2,119,667 square feet of floor area for non-residential uses, available to all property within the Plan area. This provides an opportunity for the private sector to gain additional development potential while assisting the public to achieve its redevelopment goals for powntown Clearwater. Most of this intensity of use is still available. This development proposal will utilize 76 dwelling units from the Pool. The amenities provided by this development to justify the request include the provision of a mixed-use development including 257 residential units (including those from the Pool), 23,405 square feet of commercial space in the Town Lake Residential along Cleveland Street, the provision of a public plaza and new sidewalks. PolicY 17: Prior to the disposition of City and/or CRA-owned properties, the City shall determine the most appropriate use consistent with the Plan in consultation with the applicable neighborhood associations and/or business groups. Policv 27: The CRA will evaluate participating with the private sector in land assembly to facilitate projects consistent with this Plan. The property is owned by the City and the CRA and has been long designated as an ideal location for a significant Mixed Use development. The design team responsible for the materials included with this application responded to the publicly advertised Request for Proposal/Qualifications (RFP/Q) 12-13. THE RFP/Q set out several goals for the site including a mixed-use project with a primary residential component and ground floor retail to support the workforce for the CR.A's Technology District. The submittal is consistent the use desired by the CRA and the City and constitutes an example of the CRA partnering with the private sector in land assembly to facilitate a project consistent with the Plan. Polic,�0: Residential development shall provide appropriate on-site recreation facilities based on the scale of the project. Amenities for the residential component will include a pool, patio area, BBQ pavilion and business center/cyber cafe. Based upon the above, the development proposal is found to be in compliance with the policies governing development within the Downtown Planning area. Community Development Board - June 17, 2014 FLD2014-02005 — Page 10 ' Lib[�� 't [LL�t Level II Flexibie Develo ment PLANNING & DEVELOPMENT p Appfication Review nEVeLOrMExr �v�w nivisiox ° �� Town Lake Residential District Policies: The following applicable policies shall govern development within the Town Lake Residential District, as well as City actions: Policy 6: Neighborhood commercial uses may be permitted south of Cleveland Street and east of Prospect Avenue provided such uses are integral to a residential project. As previously discussed, the development proposal includes neighborhood commercial uses integrated into a Mixed Use development. The commercial component will all be located directly along Cleveland Street. Approximately half the commercial space will be dedicated to Live/Work units further integrating the commercial and residential aspects of the development. The proposal meets the locational criteria in that is south of Cleveland Street and east of Prospect Avenue. Therefore, the proposal is consistent with this Policy. Based upon the above, the development proposal is found to be in compliance with the policies governing development within the Town Lake Residential character district. Downtown Desi�n Guidelines: Design Guidelines have been established to ensure that public and private development projects implement the Goals, Objectives, Policies and Character District Visions of the Downtown Plan. The Guidelines provide a framework for: • Enhancing the quality of the Downtown built environment; • Achieving quality contextual design; • Achieving design that implements the vision of the character district in which the property is located, thereby promoting an identity for powntown Clearwater; • Encouraging a diversity of architectural styles; • Providing design flexibility instead of aesthetic control; • Guiding the appropriate rehabilitation and preservation of designated historic structures; • Creating a pedestrian-oriented environment built upon the City's history and activities; • Protecting and improving property values; and • Providing investor and property owner confidence through design continuity. The Downtown Design Guidelines identify both appropriate and inappropriate direction with regard to various elements associated with new construction and redevelopment in the Downtown Plan area. A thorough review of these guidelines within the Plan was conducted with the following applicable items identified: Site Design Block and Lot Characteristics: The Guidelines state that the existing street grid pattern shall be retained where it contributes to an active pedestrian environment, and that blocks should be designed to promote easy pedestrian access and encourage cross-use. The development proposal maintains the existing street grid pattern and does not propose to vacate any rights-of-way. Therefore, the project is consistent with this set of guidelines. Vehicular Circulation/Access and Parkin�• The Guidelines state that the location, number and design of driveways shall maintain the urban fabric of the downtown; and that interior lot access shall be limited to the minimum number of Community Development Board - June 17, 2014 FLD2014-02005 — Page 11 ' v�\.la�[ill.l Level II Flexible Develo ment lication Review PLANNING&DEVELOPMENT P APP DEVELOPMENTREVIEWDIVISION curb cuts to adequately serve the site and be from secondary street frontages or alleys. The site is bound by Cleveland Street (designated a primary street), South Prospect and South Martin Luther King, Jr. Avenues and Park and Pierce Streets. As discussed in detail in the Development Proposal section of this document, the proposal consists of three gated driveways with one each located along South Prospect and Martin Luther King, Jr. Avenues and Park Street. Based upon the scale of the development the number and location of the curb cuts is appropriate. The Guidelines further state that parking lots shall be located behind the primary fa�ade of the principal building. In addition, parking lots adjacent to rights-of-way are to be screened with either a landscaped buffer or a solid wall or fence three feet in height. Nearly all parking associated with the development is centrally located throughout the site screened by the proposed buildings. A small portion of the parking lot consisting of 13 spaces along Pierce Street will be effectively buffered with fencing and landscaping. Therefore, the project is consistent with this set of guidelines. Pedestrian Circulation/Access: The Guidelines state that clearly defined, safe, direct, convenient and landscaped pedestrian pathways should be provided between streets, parking areas and buildings. The development proposal includes maintaining the existing 13-foot wide sidewalk along Cleveland Street and the five-foot sidewalks along South Martin Luther King, Jr. Avenue and a portion of Pierce Street. Sidewalks five feet in width will be provided along South Prospect Avenue and Park and Pierce Streets will fill in gaps lacking sidewalks. The details will be coordinated with City Staff and approved prior to the issuance of any permits. Therefore, the project is consistent with this set of guidelines. Open Space: The Guidelines provide that open spaces provide public "living rooms" in the urban setting and can function as transitions between the public sidewalks and streets and the use of the property. A plaza open to the public will be provided between buildings A and B. Therefore, the project is consistent with this set of guidelines. Bu,f'ering and Screenin�: The Guidelines state that mechanical equipment, wireless communication facilities, loading and service areas shall be integrated into the design of the site, located in the most unobtrusive location possible, buffered and screened appropriately. The development proposal locates the necessary service/loading facilities at the southeast corner of Building B. The location will be screened from view from adjacent properties and rights-of-way. The majority of the mechanical equipment for the buildings will be located on the roofs of those buildings and screened from view from adjacent properties and rights-of-way via parapet walls. With regard to wireless communication facilities, it has been attached as a condition of approval that any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened from view andlor painted to match the building to which they are attached, as applicable. Based upon the above and subject to the attached condition of approval, the development proposal complies with above applicable Guidelines. Landscaping The proposal includes landscaping within the parking lot throughout the center of the site. Landscape materials include oak, maple, ligustrum, viburnum, azalea, liriope and jasmine all of Community Development Board - June 17, 2014 FLD2014-02005 — Page 12 � Cl�.u� �'1 �Ll.l Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT - P PP DEVELOPMENTREVIEWDIVISION � .f .,.��.,.,.__ which are compatible with the climatic conditions of West Central Florida and are appropriate to the space in which they will occupy with regard to water needs, growth rates, size, etc. in order to conserve water, reduce maintenance and promote plant health. Based upon the above and subject to the attached condition of approval, the development proposal complies with above applicable Guidelines. Fences and Walls: The Guidelines provide that fences and walls shall be utilized around service/loading areas, dumpsters and mechanicaUutility equipment to buffer these uses from surrounding properties and rights-of-way and to provide security for this equipment. In addition, fences and walls may be incorporated as a design element to assist in defining property boundazies and entrances, open spaces and to provide a transition between public and private realms. While the buildings themselves will effectively buffer the most of the parking areas from adjacent rights-of-way and properties a small section of parking along Pierce Street will be screened with fencing and landscaping. Two dumpsters are proposed both of which will be screened in a manner matching the fit and finish of the building on the subject site. The details of the proposed fencing around the perimeter of and within the site have not yet been finalized however, the applicant has, nonetheless, committed that such details will be provided to Staff for review and approval prior to the issuance of any permits for vertical construction of any of the buildings and the requirements of the Design Guidelines with regard to fencing and walls is fully understood by the applicant and will be met. Therefore, the project is consistent with this set of guidelines. Building Placement Location: The Guidelines include that the appropriate location of a building should help define and provide a coherent streetscape and appearance of an area resulting in a defined sense of space and place. The appropriate location of a building on a site varies depending on the character district in which the development is located. The five proposed buildings will be placed around the perimeter of the site. This will serve at least three purposes; first, the parking lot will be effectively screened from view from adjacent properties and rights-of-way, second, Buildings A, B, C and E will be located along their respectively adjacent street rights-of-way creating the desired urban environment (Building D is adjacent to Prospect Lake) and third, Buildings A and B contain the commercial components of the project contributing to an active pedestrian environment. Based upon the above, the development proposal complies with the above applicable Guidelines. Orientation: The Guidelines state that it is appropriate to orient buildings towards the street and that the front fa�ades of buildings along the streetscape should contribute to pedestrian interest. As noted, all buildings adjacent to street rights-of-way are oriented towards those rights-of-way. The proposal includes 257 dwelling units within five buildings and 23,405 square feet of commercial space along Cleveland Street on the first floors of two buildings. Based upon the above, the development proposal complies with the above applicable Guidelines. Separation: The Guidelines provide that the existing and/or desired character of the area should define the distance between buildings. Separation between buildings should be determined based on its Community Development Board - June 17, 2014 FLD2014-02005 — Page 13 ' C��.R��l�l Level II Flexible Development Application Review PLANNING & DEVELOPMENT � . DEVELOPMENT REVIEW DMSION � •�� surroundings, the character district's vision and development pattern, intensity of development, pedestrian activity and height of the building. The buildings are separated from other buildings in the area by surrounding rights-of-way and Prospect Lake. The proposed buildings are generally separated by necessity to provide access onto the site. Buildings A and B, along Cleveland Street are separated for the purposes of providing a public plaza. The provided building separations are appropriate given the desire to create an active urban environment. Based upon the above, the development proposal complies with the above applicable Guidelines. Covera� The Guidelines provide that a high percentage of ground coverage is encouraged in a downtown to create a critical mass of activity and that the amount of ground coverage varies among character districts with the most intense coverage found in the Downtown Core and the commercial areas of the other districts. The Town Lake Residential District is not intended to be developed with the same level of intensity as other districts in the Plan area. The proposal provides five buildings with 257 residential units (including 76 units from the Density Pool) and 23,405 square feet of Live/Work, retail and restaurant space. The building footprints constitute approximately 34 percent of the site. The public plaza and exterior amenity area for the residential component together constitute approximately six percent of the site; approximately 40 percent of the site will be dedicated to active uses. Based upon the above, the development proposal complies with the above applicable Guidelines. Buildin� Desi�n The purpose of building design requirements is to establish design standards so that new construction is compatible with its surroundings. The first step in design is to identify a building's orientation and placement to contribute to a unified streetscape creating a sense of place. The second critical part in design is a building whose form and architecture contributes to its chaxacter district. Successful building design is a marriage between form and architecture to visually connect with the existing and/or desired character of the surrounding area. In other words, it is recognized that there may be a disconnect between existing and desired patterns of development and that quality urban design balances a respect for an area's existing or desired pattern with the design of new structures. Form, Mass. Scale. Height Width and Depth. The Guidelines state that the size and proportions of new development should be related to the scale of nearby buildings. Even if much larger than its neighbors in terms of square footage, the building should maintain the same scale and rhythm as the existing buildings. In addition, the Guidelines state that the apparent height of a building/development can be influenced and augmented by a combination of step backs, varying building heights and horizontal features. As mentioned, the existing buildings will be removed and five new buildings ranging between three and four stories in height will be arranged around the perimeter of the site. The taller buildings will be located along Cleveland Street. The size, scale and scope are all consistent with the desired character of the area. The buildings all utilize architectural and fenestration articulation both vertically and horizontally in order to effectively break up the massing of the buildings Based upon the above, the development proposal complies with the above referenced Guidelines. Community Development Board - June 17, 2014 FLD2014-02005 — Page 14 � Cll.[�� ►7 �L�l Levei II Flexible Develo ment lication Review PLANNING & DEVELOPMENT p �P DEVELOPMENTREVI&WDIVISION � . .. . . . .:t�_.,.,.. ., Rhvthm/Spacing_ The Guidelines state that buildings shall have a distinct "base", "middle" and "cap". However, the Guidelines do provide that the proportion of these three elements will vary depending on the scale of the building. Each building will incorporate a"base", "middle" and "cap" that is identified by material changes and other architectural features as consistent with the Art Moderne-style of architecture. The "bases" of buildings A and B are characterized by the pedestrian-scaled commercial space extending along Cleveland Street and wrapping around South Prospect Avenue. The "bases" of the remaining three building are characterized by patios and/or entrances into the buildings. The "middle" of the buildings will consist of the bulk of the building with the "cap" characterized by parapets and parapet coping. These features are typical of the Art Moderne style of axchitecture. The proposed height of the buildings range between 30 and 43 feet in height (with up to an additional 16 feet for mechanical equipment and screening) and are adjudged to be proportional and appropriate to the district and site. Based upon the above, the development proposal complies with the above referenced Guidelines. Architecture: The Guidelines provide that new development shall complement the architectural heritage of the district in which it is located; however new buildings may use a variety of architectural styles as appropriate to the intended use of the building. The Guidelines also provide that multiple buildings within a single project are to relate architecturally with each other and the surrounding neighborhood. The proposed buildings will relate to each with the same architectural style, colors and materials. Based upon the above, the development proposal complies with the above referenced Guidelines. Facades - Primary, Corner and Secondary Fa�ades: The Guidelines require that the primary farades be the most highly designed fa�ades and utilize plane changes (i.e. projections and recesses), architectural details, variety in color, material and textures, and storefront display windows for retail uses. Further, the Guidelines state that buildings on corner lots shall emphasize their prominent location using additional height, massing, distinctive architectural treatments and/or other distinguishing features. The development proposal consists of five building located around the perimeter of the subject site. Because all sides of the buildings will be easily visible from either off-site or by residents on-site all facades have been given similar, highly designed fa�ades that include balconies, recesses, numerous windows of varying styles and sizes, storefront display windows for proposed commercial uses (Building A and B, only) as consistent with the Art Moderne-style of architecture. Based upon the above, the development proposal complies with the above referenced Guidelines. Windows and Doors: The Guidelines state that it is inappropriate for new development to utilize mirrored glass and glass curtain walls. Further, the Guidelines state that storefront display windows should contain both bulkheads and transoms when appropriate to the architectural style of the building. The architectural elevations of the buildings include numerous windows but these are not mirrored glass. The storefronts do not include transoms or bulkheads as consistent with the Art Moderne Community Development Board - June 17, 2014 FLD2014-02005 — Page 15 a vl�.cal 17�L41 Level II Flexible Develo ment lication Review PLANNING&DEVEIAPMENT P APP DEVELOPMENT REVIEW DIVISION � . .. . . 81�'PA?'"�.:,�-> :....„ . . . . _ . style of axchitecture. Based upon the above, the development proposal complies with the above referenced Guidelines. Roof Desi� The Guidelines state that buildings should incorporate a roof consistent with the style of the building. The roof designs of the buildings are consistent with the Art Moderne-style of architecture of the buildings Based upon the above, the development proposal complies with the above referenced Guidelines. Other Architectural Features: The Guidelines state that the same amount of thought and care should be put into the selection and installation of other architectural features as for more obvious features such as roofs, doors and windows. The development proposal includes a building in the Art Moderne style of architecture. This includes minimalist design features, a significant use of glass, punched windows without trim, chrome door hardware, a flat roof with coping, horizontal grooves or lines in exterior walls, subdued colors, a use of geometric forms and dark bronze aluminum window, storefront and door frames. Based upon the above, the development proposal complies with the above referenced Guidelines. Materials: The Guidelines state that building materials shall be consistent with and relate to the architectural style of the building. The Guidelines also state that the storefront level and upper levels should use visually compatible materials. The nonresidential component of the building (i.e. the ground floor) is seamlessly incorporated into the overall Art Moderne-style of the building and the materials of which these areas are constructed convey this. The predominant materials include stucco exterior walls, aluminum window frames and banding and tinted glass. Based upon the above, the development proposal complies with the above referenced Guidelines. Color: The Guidelines state that the number and type of building colors should be appropriate for and consistent with the architectural style. The color scheme for the development proposal consists of white, light grey and light green with yellow awnings. The proposed color scheme is consistent with and appropriate for the architectural style of the building. Based upon the above, the development proposal complies with the above referenced Guidelines. Public Amenities Incentive Pool The Plan states that the Public Amenities Incentive Pool was established to provide an opportunity for the private sector to gain additional development potential while assisting the public to achieve its redevelopment goals for powntown Clearwater in order to overcome the numerous constraints affecting redevelopment. The Plan further provides that all property within the Downtown Plan boundaries will be eligible to use the Public Amenities Incentive Pool. Allocations from the Pool will be available to projects that provide one or more improvements and/or fees in-lieu of certain improvements that provide a direct benefit to Downtown revitalization. There shall be a correlation between the bonus amount and the provided incentive. The allocation of increased density through the Pool shall be at the discretion of the City. The types of amenities eligible for density/intensity bonuses may include, but are not limited to the following (emphasis added): Community Development Board - June 17, 2014 FLD2014-02005 — Page 16 '. v��.ui ►1(�Le� Levei II Flexible Development Application Review . . , . �.�,.-�, .� .. • Residential uses in the Downtown Plan area; • Ground floor retail in the Downtown Core Character District: • Uses in particular locations and/or miaced use projects redevelopment goals and character district vision; • Day care facility; PLANNR�G & DEVELOPMENT DEVELOPMENT REVIEW DIVISION that further the Plan's major • Portion of project reserved for Affordable Housing; • Significant Public Space on site; • Public Art on site; • Preservation of a historic building to the Secretary of Interior's Standards; • Construction of public parking on site; • Cultural or Perfortning Arts Facility on site; • Contributions to Master Streetscape and Wayfinding Plan; • Contributions to Coachman Park or Station Square Master Plan; • Contributions to Pinellas Trail or connector trails; • Contributions to public parking facility; or • As determined by the City Commission. The proposal includes a request for 76 dwellings furnished from the Pool. The proposal fulflls the requirements of this portion of the Plan by including a Mixed Use project with 257 dwelling units in five buildings and 23,405 square feet of commercial space on the ground floors of the two buildings along Cleveland Street, the provision of a significant public plaza (between Buildings A and B) and improvements to the public rights-of-way along South Prospect and Martin Luther King, Jr. Avenues and Park and Pierce Street through new sidewalks which will complement the streetscape provided along Cleveland Street. It must also be noted that the project is a targeted use identified by the City and the CRA which furthers the Plan's major redevelopment goals and the Vision of the Town Lake Residential character district. Community Development Code ➢ Pumose. Intent and Basic Plannin� Objectives The proposal supports the general purpose, intent and basic planning objectives of this Code as follows: Section 1-103.B.1. Allowing property owners to enhance the value of their property through innovative and creative redevelopment. The proposed Mixed Use development is consistent with the character of the area along Cleveland Street with regard to use and the proposal will result in a project consistent with elements of the Comprehensive Plan and the Clearwater powntown Redevelopment Plan, as provided above. The proposal makes efficient use of the parcel and is similar to the treatment other sites have received in the area vis-a-vis landscaping and other site improvements as mitigation to justify flexibility from certain CDC requirements such as interior landscape island dimensions, number of parking spaces in a row and the number of provided parking spaces. Therefore, the proposal supports this Code section. Section 1-103.B.2. Ensuring that development and redevelopment will not have a negative impact on the value of surrounding properties and wherever practicable promoting development and redevelopment which will enhance the value of surrounding properties. Community Development Board - June 17, 2014 FLD2014-02005 — Page 17 � CI�.[�1 1'1�ll.l Level II Flexible Develo ment PLANNING&DEVEI,OPMENT _ p Application Review DEVELOPMENT REVIEW DIVISION � �:<��, Surrounding properties contain a wide variety of uses including retail sales and service, vehicle service, vehicle service major, warehousing, offices and other non-residential uses. The proposed development provides for redevelopment of a largely vacant lot, the elimination of several vacant buildings and the provision of an attractive Mixed Use development which meets the requirements of the Plan and Design Guidelines. It is anticipated that the proposal will result in a positive impact on those surrounding properties. It is likely that surrounding properties will have their values enhanced by the proposal. Therefore, the proposal supports this Code section. Section 1-103. B.3. Strengthening the city's economy and increasing its tax base as a whole. The proposal includes the redevelopment of an existing lot with a Mixed Use project including 257 attached dwelling units and 23,405 squaxe feet of commercial space. The proposal will be consistent with the desired character of the area with regard to size, scope and scale. The proposal is expected to have a net increase in the t� base as a whole with the redevelopment of the site. Therefore, the proposal supports this Code section. Section 1-103. D. It is the further purpose of this Development Code to make the beautification of the city a matter of the highest priority and to require that existing and future uses and structures in the city are attractive and well-maintained to the maximum extent permitted by law. The proposal includes a new Mixed Use consistent with the Design Guidelines of the Downtown Plan. The proposal with regard to site, landscape and building design is consistent with other beautification efforts undertaken, encouraged and installed by the City and private property owners in the City as a whole and specifically along Cleveland Street. Therefore, the proposal supports this Code section. Section 2-901.1 Intent of the D District and CBD FL UP classification The CDC provides that it is the intent of the D District that development be consistent with the Countywide Future Land Use Plan as required by state law. The uses and development potential of a parcel of land within the D District shall be determined by the standards found in this Development Code as well as the Countywide Future Land Use Designation of the property, including any acreage or floor area restrictions set forth in the Rules Concerning the Administration of the Countywide Future Land Use Plan, as amended from time to time. For those parcels within the D District that have a Future Land Use of Central Business District ("CBD"), maximum development potential shall be as set forth for each classification of use and location in the approved redevelopment plan. Section 2.3.3.9.5 of the Countywide Land Use Rules provides that the purpose of the CBD FLUP classification is to depict those areas of the county that are now designated, or appropriate to be designated, as urban centers for redevelopment in accord with a special area plan. The category is generally appropriate to those central business districts designed to serve as the primary retail, financial, governmental, residential, and employment focal points for a community; and to reflect those urban centers in the county served by adequate vehicular and mass transit service to accommodate their more intensive urban character. Permitted uses include residential, office and commercial. This section also requires that the utilization of this category shall require a special area plan as set forth in Countywide Land Use Rules section 4.2.7.5. The site is proposed to be developed with a Mixed Use which is a use permitted by the CBD FLUP classification. Community Development Board - June 17, 2014 FLD2014-02005 — Page 18 r C��.(,14� 1'1'l4Ll.! Level II Flexible Develo ment A lication Review PL`wrr�G & DEV�LOPMENT `�v f`�V p PP DEVELOPMENT REVIEW DIVISION u �..�c %-, i;, r^.. �. �,, _ ➢ Development Parameters Intensitv o,f Use: Pursuant to the Town Lake Residential character district of the Plan, the maximum density for properties within the Town Lake Residential character district is 30 dwelling units per acre. The District also permits a maximum Floor Area Ratio (FAR) of 1.0). The proposed density is 257 total dwelling units (including 76 dwelling units from the Public Amenities Incentive Pool) with 23,405 square feet of commercial space. For Mixed Use projects development potential is determined by first calculating the amount of land needed to support the proposed amount of non-residential GFA. In this case, given a FAR of 1.0, 23,405 square feet of non-residential GFA requires 23,405 square feet of land (0.5373 acres). This area is subtracted from the overall size of the site (6.596 acres) resulting 6.0587 acres. This is then multiplied by 30 (the number of dwelling units permitted per acre) which yields 181 permitted units hence the need to incorporate an additional 76 dwelling units from the Public Amenities Incentive Pool to arrive at the proposed 257 dwelling units. The proposal is consistent with the Plan. Commercial Acres to Total Remaining Permitted DU Density GFA Support Acres of Acres Density @ Proposed Needed ° Proposed @ 1.0 Site 30 du/ac from Pool FAR 23,045 0.5373 6.596 6.0587 181 257 76 Maximum Buildin� Heght.• Pursuant to CDC Table 2-902, the maximum height for a Mixed Use is 50 feet. However, the Plan provides that buildings within the Town Lake Residential district are limited to 75 feet. It is the intent of the Plan that where the CDC and the Plan diverge that the Plan rules. Regardless, the proposal includes five buildings ranging in height between 30 and 43 feet within the (with up to an additional 16 feet for mechanical equipment and screening) limitations of the CDC and the Plan. The proposal is consistent with the Plan and the CDC. Minimum Off-Street Pa�kin� Pursuant to CDC Table 2-902, the minimum off-street parking requirement for a Mixed Use is dependent upon the speciiic mix of uses. In this case, the specific uses are attached dwelling, retail (including Live/Work space) and restaurant. The CDC does not directly address Live/Work uses with regard to development parameters such as intensity of use and parking. As such, for the purposes of determining the maximum parking requirement all of the area designated as Live/Work is assumed to be retail while simultaneously assuming the full parking requirement of 1.5 spaces per dwelling unit. This, admittedly, may double count portions of the Live/Work areas with regard to parking and intensity of use however, Staff feels this conservative approach is reasonable. Therefore, based on a range of between one and 1.5 parking spaces per dwelling unit (257 to 386 spaces), five and 10 spaces per 1,000 square feet of GFA for restaurants (20 to 40 spaces) and two and four spaces per 1,000 square feet of GFA for retail including the Live/Work space (39 to 78 spaces), the total parking requirement for the proposal is between 316 to 503 spaces. The proposal provides 300 Code-compliant parking spaces which will primarily serve the residential component. During the day the parking lot will be open and available for use by customers. In the evening, gates will be closed and only residents will have access to the parking lot. Community Development Board - June 1'7, 2014 FLD2014-02005 — Page 19 � � C�l,��itLt,l Level II Flexible Development Application Review o�.i� i �.''�i�.`�..�^,;!-o m^§�•m,�„.�.�e;,.�. � :...:. . . . . -.. . .. . �.�' �.,' .i \J � � TABLE 3a: Par TABLE 3b: Parking per CDC Use Ratio/DU or GFA Required Min. I Max. I Min. Residential 1 Restaurant 5 Retail* 2 Total * Includes Live/Work 1.5 257 10 20 4 39 -- 316 in Summai Park Ratio/DU or 1 K sq.ft. Use GFA Min. Max. Residential 1.03 1.2 Restaurant 5.5 5.5 Retail* 2.5 2.94 Total -- * Includes Live/Work PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION Provided Max. 386 300 40 0 78 0 503 300 er ITE Manual Required Min. Max. 265 308 22 22 49 57 335 387 Provided 300 0 0 300 The non-residential component will not include any on-site parking spaces and will, rather, rely on existing public parking spaces located on surrounding streets (124 spaces) and within the Station Square and Municipal Services Building parking garages (96 and 474 spaces, respectively). Altogether, there are 694 parking spaces available within '/4 mile of the subject site. In addition, it is expected that, with the Downtown serving as a government center for both the City and Pinellas County in addition to other downtown offices and businesses that a certain percentage of customers of the commercial space will walk to the site reducing the need to dedicate parking for that space. Therefore, the proposal meets the intent of this CDC section. Mechanical Equi�ment: Pursuant to CDC Section 3-201.D.1, all outside mechanical equipment must be screened so as not to be visible from public streets andJor abutting properties. All mechanical equipment will be located on the roofs of the building and will be appropriately screened from view. With regard to wireless communication facilities, it has been attached as a condition of approval that any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened from view and/or painted to match the building to which they are attached, as applicable. Therefore, the proposal meets the intent of this CDC section. Si�ht Visibilitv Triangles: Pursuant to CDC Section 3-904.A, to minimize hazards at the proposed driveways on North Osceola Avenue, 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. This proposal has been reviewed by the City's Traffic Engineering Department and been found to be acceptable. Shrubbery planted within the sight visibility triangles will need to Community Development Board - June 17, 2014 FLD2014-02005 — Page 20 ' vi�l rt �tl�l.� Level II Flexible Development Application Review PLANNING & DEVELOPMENT ° . . . .. . .. .. . . R'�`w,, , �....,.. . DEVELOPMENT REVIEW DIVISION be maintained to meet the Code requirements. Therefore, the proposal meets the intent of this CDC section. Utilities: Pursuant to CDC Section 3-912, for development that does not involve a subdivision, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. Most utilities which serve the site are currently underground. There is some limited overhead wiring along the east and north sides of the site. Some of the utility lines along the east side of the site are significant transmission lines which the controlling entity (Duke Energy) will not permit to be placed underground. The applicant has provided that placing all surrounding utilities underground would be financially unpracaticable based on the scope of the project and the quantity of those adjacent utilities and the complexities involving existing underground utilities. Staff agrees with this analysis. Therefore, the proposal meets the intent of this CDC section. Landscaping As noted in the request, the proposal does not meet three components of the landscape portion of the CDC including the provision of more than 10 parking spaces in row, locating shade trees within five feet of impervious surface and a landscape island less than the requisite eight feet in width. The applicant has opted to utilize the Comprehensive Landscape Program pursuant to CDC Section 3-1202.G. The criteria for a Comprehensive Landscape Program are provided below: 1. Architectural theme. a. The landsca�in� in a comprehensive landsc�e �rogram shall be designed as a part of the architectural theme of the principal buildin�proposed or developed on the parcel proposed for development; or b. The design, character, location and/or materials of the landscape treatment proposed in the comprehensive landscape program shall be demonstrablv more attractive than landscapin� othef-wise permitted on the parcel proposed for development under the minimum landscape standards. Perimeter landscape buffers are not required within the Downtown district per CDC 5ection 3-1202.D however, landscaping is, nonetheless, proposed along a11 street frontages. The number of parking spaces in a row is limited to 10 although Staff may increase than umber to 15 spaces in row. The parking layout includes multiple axeas where between 11 and 21 spaces in a row are provided. The intent of this Code provision is to prohibit the appearance of a sea of asphalt and to mitigate the heat island effect of uninterrupted pavement. The intent is met in that more interior landscape area is ultimately provided (15.6 percent) than required (10 percent). In addition, the parking is effectively screened from adjacent properties primary by the placement of the buildings around the perimeter of the site and, in the few instances where a building is not providing screening, by landscaping. The CDC provides that shade trees be planted a minimum of five feet away from any impervious surface. This allows for adequate space for tree growth. Likewise, the CDC provides minimum standards for the dimensions of landscape islands. Landscape areas within the parking are generally at least eight feet in width although one landscape island on the east side of the site is six feet in width. This single deviation is mitigated by the Community Development Board - June 17, 2014 FLD2014-02005 — Page 21 ' L��.RI 1'��Lel Level II Flexible Develo ment PLANNING&DEVELOPMENT p Application Review DEVELOPMENT REVIEW DIVISION � .. overall amount of interior landscape area provided as compared to the amount vehicular use area (15.6 percent) and will be planted with palm trees which will fit within the design space. In addition, the design includes a few instances where shade trees are closer than five feet to paving. The applicant has determined that modifying the islands to provide additional space would result in the elimination of much needed parking and/or result in a significant redesign of the site. The applicant has provided that the inclusion of these shade trees, even if they do not meet the letter of the Code with regard to distance from paving, positively contribute to the overall design of the site and that contribution should be considered. Staff agrees with the applicant. Therefore, the proposal meets the intent of this CDC section. 2. Lightin�. Any lighting pro�osed as a part of a com�rehensive landscape program is automaticallv controlled so that the lighting is turned o ff when the business is closed This criterion is not applicable to the subject site because the Mixed Use does not close due to the residential component. However, the applicant will ensure that all lighting meets the requirements of CDC Article 3 Division 13. Outdoor Lighting. 3. Communitv character. The landscape treatment proposed in the comprehensive landscape proQram will enhance the communitv character of the Cit�of Clearwater The additional landscaping proposed for site in combination with the existing landscaping will make the property more attractive thereby enhancing the community character. 4. Property values. The landscape treatment �roposed in the comprehensive landscape program will have a beneficial impact on the value o,�propertv in the immediate vicinity of the ap rcel proposed or development• The provided landscaping around and within the site will improve the aesthetics of the site, effectively screen surface parking and should have a beneficial impact on surrounding properties. S. Special area or scenic corridor plan. The landscape treatment proposed in the comnrehensive landscape proQram is consistent with any special area or scenic corridor plan which the Citv of Cleafwvater has prepared and adopted for the area in which the �arcel proposed or development is located. Perimeters buffers, as previously mentioned, are not required by the CDC in the D District except as otherwise required by the Plan's Design Guidelines. The Plan's landscape requirements have been examined in detail elsewhere in this report. The Plan's Design Guidelines requires that parking lots adjacent to rights-of-way that are screened with either a landscaped buffer or a solid wall or fence three feet in height. A majority of the site's parking is effectively buffered by the proposed buildings. The area where the parking lot abuts against a public right-of-way is limited to Pierce Street. This section of parking is limited to 13 spaces and is buffered with fencing and landscaping consisting of oaks and oleander. The site at-large is well landscaped and includes plant material such as oleander, oak, maple, elm, holly, cypress, plumbago, hydrangea, azalea, lily turf and blue fescue. The applicant is aware that any proposed fencing and/or walls will need to Community Development Board - June 17, 2014 FLD2014-02005 — Page 22 ' C�a.[�l ►1 [1�L4.1 Level II Flexible Development Application Review PLANNING & DEVELOPMENT - DEVELOPMENT REVIEW DIVISION be permitted through the Planning and Development Department and will need to meet the requirements of CDC Section 3-1807 and the Plan's Design Guidelines Solid Waste: Solid waste for the site will be accommodated via two dumpster facilities with one located within the parking area on the east side of the site and a second location at the southeast corner of the Building B. The dumpster enclosure will match the fit and finish of the building on the subject site. The proposal has been found to be acceptable by the City's Solid Waste and Fire Departments. Si�nage: The proposal does not include signage. The applicant is aware that any proposed signage will need to be permitted through the Planning and Development Department and will need to meet the requirements of CDC Article 3 Division 8 and the Plan's Design Guidelines. ➢ General Applicability Criteria Requirements The proposal supports the General Applicability requirements of this Code as follows: Section 3-914.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 scale and scope of the buildings will be consistent as that envisioned by the Downtown Plan. It is also comparable in height to several other buildings in the immediate vicinity. Surrounding properties contain a wide variety of uses including retail sales and service, vehicle service, vehicle service major, warehousing, offices and other non-residential uses. The heights of surrounding buildings range between one and 15 stories although most buildings are between one and four stories. Therefore, the proposal supports this Code section. Section 3-914.A.2. The proposed development will not hinder or discourage development and use of adjacent land and buildings or significantly impair the value thereof. The proposal is consistent with the Plan and Design Guidelines. The applicant has shown through substantial competent evidence that the proposal is similar in nature vis-a-vis form and function to adjacent and nearby properties and, importantly, with the desired character of the area. The proposal will eliminate several vacant buildings, including two which most recently housed prohibited uses within the Town Lake Residential character district, providing a vibrant Mixed Use redevelopment and will not impair the value of adjacent properties. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. The proposal will result in the redevelopment of a long-vacant lot near the heart of Downtown Clearwater. Vacant buildings and lots are often perceived to be dangerous and oftentimes actually do present real dangers to individuals and the surrounding community. In addition, the proposal includes the provision of sidewalks along South Prospect Avenue and Park and Pierce Streets where none exists now. The proposal will have a positive effect on the health andlor safety of persons residing or working in the neighborhood. Therefore, the proposal is consistent with this CDC Section. Community Development Board - June 17, 2014 FLD2014-02005 — Page 23 � C�V[{l 1'1'Rll.l Level II Flexible DevelopmentApplication Review PL��G&DEVELOPMENT ° . .. ... �.. : . DEVELOPMENT REVIEW DIVISION Section 3-914.A.4. The proposed development is designed to minimize tf-affic congestion. The proposal will likely increase the number of trips generated as compared to existing conditions. The submitted Transportation Analysis examines traffic impacts in detail. In short, however, the proposal is expected to generate just over 2,000 new external trips per day as compared to the 361 estimated trips generated currently (or, to be more accurate, based on the most recent mix of uses; considering that there are no uses on the site as of the writing of this report the effective trip generation is at or close to nil). However, traffic congestion will be minimized through the placement of three driveways with one along South Prospect Avenue and two originating from South Martin Luther King, Jr. Avenue. In addition, the overall concept of the project includes pure residential and commercial uses mixed with hybrid Live/Work units which is anticipated to reduce the overall number of trips generated by the development. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A. S. The proposed development is consistent with the community character of the immediate vicinity. As previously discussed, the community character consists of a variety of residential and non- residential uses. Many of the surrounding non-residential uses are inconsistent with the uses permitted within the Downtown Planning area. The proposed Mixed Use redevelopment is a desired use within the District and, specifically, a targeted use for the subject property. The Art Moderne architectural style (recognized as an existing architectural style within the District) of the building will complement and enhance adjacent properties. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The design of the proposed development should not result in any adverse olfactory, visual and acoustic impacts on adjacent properties. Therefore, the proposal is consistent with this CDC Section. ➢ Comprehensive Infill Redevelopment Criteria Requirements The proposal supports the specific Comprehensive Infill Redevelopment Project criteria of this Code as follows: Section 2-903. D. Comprehensive infill redevelopment projects. 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district. The site at-large has largely sat vacant for over a decade. There are two components of the project necessitate review by the CDB; reduction in the number of parking spaces (from between 316 to 503 spaces to 300 spaces) and the increase in the number of permitted dwelling units (from 181 to 257 units). The commercial component will wholly depend on the 694 public parking spaces available in the immediate area. Reducing the amount of provided parking to the minimum necessary is encouraged by the Comprehensive Plan and the Plan (discussed in detail previously in this report). It is also reasonable given the fact that the commercial component of the project is intended to be a neighborhood draw rather than a community-wide or regional attraction. It is anticipated that most of the patrons of the commercial component of the project will walk to the site rather than drive. An alternative Community Development Board - June 17, 2014 FLD2014-02005 — Page 24 '_ V��.t�i 1'1 t�Lel Level II Flexible Develo ment A lication Review PLAIVNING & DEVELOPMENT p pp DEVELOPMENT REVIEW DIVISION � . ..,.x`am'a�v� .. . would be to construct a parking garage however; the reality of economics effectively prohibit that solution. The increase in density is warranted based on specific direction from the Downtown Plan (examined in detail elsewhere in this report) and as a fact of economic necessity to enable the use of a portion of the permitted intensity of use as non-residential uses along Cleveland Street. Therefore, a reasonable conclusion is that the redevelopment of the site is otherwise impractical without deviations from the development standards as otherwise provided in the D district. Therefore, the proposal is consistent with this CDC Section. 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 redevelopment of the site will be consistent with a variety of Goals, Objectives and Policies of the City's Comprehensive Plan as well as with the general purpose, intent and basic planning objectives of the CDC as examined in detail elsewhere in this document. Therefore, the proposal is consistent with this CDC Section. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. Surrounding properties contain a wide variety of uses including retail sales and service, vehicle service, vehicle service major, warehousing, offices and other non-residential uses. Many of these uses are inconsistent with the uses permitted by the Plan. Surrounding properties are located within the D district with properties to the north, south and east being within the Plan's Town Lake Residential Character District. Myrtle Avenue is the dividing line between the Downtown Core to the west and the Town Lake Residential districts. The proposed development provides for a creative reuse of a largely vacant lot and the elimination of prohibited uses with a development which meets the requirements of the Plan and Design Guidelines. It should also be mentioned that Mixed Use is a targeted used for the site as determined by the City Council and CRA. It is likely that surrounding properties will have their values enhanced by the proposal and that the proposal may spur other like development and redevelopment in the area. Therefore, the proposal is consistent with this CDC Section. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. As discussed in detail, the proposal will be consistent with the existing, if not desired, pattern of development in area, with the Plan, Design Guidelines, Comprehensive Plan and the intent of the CDC. Adjoining properties will likely benefit from the proposal. Therefore, the proposal is consistent with this CDC Section. S. 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 six objectives: Community Development Board - June 17, 2014 FLD2014-02005 — Page 25 � Cl\.tfl 1't(�L�1 Level II Flexible Development Application Review PLANNING & DEVELOPMENT ° . . ,. ... �i^t . � . ,., . . DEVELOPMENT REVIEW DIVISION 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; 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 Zand use or zoning designation; As mentioned previously, the CBD FLUP classification and the D district both permit mixed-use development (residential and commercial uses), are appropriate and compatible with the proposal and the amending of either would constitute an example of a spot land use/zoning designation. The proposal includes a mixed-use development including 257 dwelling units and 23,405 square feet of commercial space on the ground floors of two of the five proposed buildings. The building at the northeast corner of the site has been largely vacant for one year and the site at-large has been mostly vacant for at least a decade. Prohibited uses, Vehicle Service and Vehicle Service, Major, were the most recent uses conducted within two other buildings located along the east side of the site. The proposal is a desired use within the District and a targeted use for the property. It is anticipated that the proposal will generate a variety and number of jobs throughout its life including construction work during development and ongoing retail and restaurant jobs upon completion although the exact number has not yet been determined. It is also expected that the development will spur other development in the area indirectly positively affecting the City's economic base. Therefore, the proposal is consistent with this CDC Section. 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 primary areas of flexibility include a reduction in parking and an increase in density. Surrounding properties include retail sales and service, vehicle service, vehicle service major, warehousing, offices and other non-residential uses many of which are not permitted in the Town Lake Residential district. The proposed development provides for the elimination of prohibited uses and the development of a vibrant Mixed Use which meets the requirements of the Plan and Design Guidelines. It is likely that surrounding properties will have their values enhanced by the proposal. The proposal will have no effect on the ability of surrounding properties to be redeveloped or otherwise improved. In fact, it is anticipated that the proposal may act as a catalyst for future desired development in the area. Therefore, the proposal is consistent with this CDC Section. b. The proposed development complies with applicable design guidelines adopted by the city. As examined in detail previously in this report, the proposal complies with the Plan's Design Guidelines. Therefore, the proposal is consistent with this CDC Section. c. The design, scale and intensity of the proposed development supports the established or emerging character of an area. As previously discussed, the community character consists of a variety of residential and non-residential uses. The proposed Mixed Use redevelopment is a desired use within the Community Development Board - June 17, 2014 FLD2014-02005 — Page 26 ' li��.(�� 17 t�L4! Level II Flexible Development Application Review PLANNING & DEVELOPMENT c . .. . . '��5�"N s* . ,.� ,...>, ,.... . . DEVELOPMENT REVTEW DMSION Town Lake Residential character district. The Art Moderne architectural style of the building will complement and enhance adjacent properties. Therefore, the proposal is consistent with this CDC Section. 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. The development proposal incorporates a contemporary interpretation of the Art Moderne- style of architecture. Art Moderne, a recognized architectural style found within the Downtown Planning area and the Town Lake Residential character district. The north fa�ades of Buildings A and B consist of storefronts designed at a human scale with those levels immediately above designed in a complementary fashion and used as attached dwellings. The remaining three buildings will be entirely occupied by attached dwellings. The design of all buildings include a"base", "middle" and "cap" an are largely in keeping with the applicable portions of the Plan's Design Guidelines and the Art Moderne-style of architecture. Therefore, the proposal is consistent with this CDC Section. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. Perimeter landscape buffers are not required within the Downtown district per CDC Section 3-1202.D however, as explored in detail elsewhere in this report, extensive landscaping is proposed around and within the site which exceeds the intent of the CDC and meets the requirements of the Downtown Plan. Therefore, the proposal is consistent with this CDC Section. ➢ Burden of Proof Section 4-206.D.4: Burden of proof The burden of pYOOf is upon the a�plicant to show b_v substantral comnetent evidence that he is entitled to the a�proval re uested The applicant has adequately demonstrated through the submittal of substantial competent evidence that the request is entitled to the approval requested as required by CDC Section 4- 206.D.4. Comprehensive Plan: The proposal is in support of the following Goals, Objectives and/or Policies of the City's Comprehensive Plan as follows: Community Development Board - June 17, 2014 FLD2014-02005 — Page 27 ' l��LUi �7ulL�l Level II Flexible Develo ment PL�xr�srG�nBVEr.orMErrr p Application Review � ,�, „ „ DEVELOPMENT REVIEW DIVISION Future Land Use Plan Element Policy A.2.2.2 - Residential land uses shall be sited on well-drained soils, in proximity to parks, schools, mass transit and other neighborhood-serving land uses. The proposed Mixed Use development which includes a residential component is located on a well-drained site close to parks (Coachman Park, Station Square Park, Crest Lake Park, the Clearwater Community Sailing Center, Sand Key Park, Pier 60, Downtown Main Library, Clearwater Beach Library & Rec. Center/Pool, McKay Playfield and Mandalay Park) mass transit (the Park Street Terminal, PSTA Routes J, T, 18, 52, 60, 61, 62, 66, 67, 73, 76, 78 and 98) and other neighborhood-serving land uses (resta.urant, retail and other commercial uses). The subject site is served by the Belleair Elementary, Oak Grove Middle and Clearwater High Schools. Therefore, the submittal supports this Policy. Policy A.2.2.3 Commercial land uses shall be located at the intersection of arterial or collector streets and should be sited in such a way as to minimize the intrusion of off-site impacts into residential neighborhoods. New plats and site plans shall discourage the creation of "strip commercial" zones by insuring that adequate lot depths are maintained and by zoning for commercial development at major intersections. The proposal includes a commercial component as part of a Mixed Use development and is located at the intersection of Cleveland Street and South Martin Luther King, Jr. Avenue) both local collector streets). The site is not adjacent to any strictly residential neighborhoods and does not result in a"strip commercial" development. The proposal is consistent with this Policy. Objective A.3.2 — All development or redevelopment initiatives within the City of Clearwater shall meet the minimum landscaping / tree protection standards of the Communiry Development Code in order to promote the preservation of existing tree canopies, the expansion of that canopy, and the overall quality of development within the City; and Policy A.3.2.1 All new development or redevelopment of p�operty within the City of Clearwater shall meet all landscape �equirements of the Community Development Code. Cleveland Street is designated as a Primary Scenic Corridor within Section 3-1203 of the CDC and within the Future Land Use Element (FLUE) of the City's Comprehensive Plan. Primary scenic corridors are those roadways expected to have enhanced landscape standards applied to properties along them. The landscaping provided exceeds the intent of the CDC as examined in detail elsewhere in this report. Therefore, the submittal supports this Objective and Policy. Objective A.S. S- Promote high quality design standards that support Clearwater's image and contribute to its identity. Policy A.5.5.1 Development should be designed to maintain and support the existing or envisioned character of the neighborhood. The proposal provides for a use permitted by the D district (CDC Section 2-902) and is a targeted use for the subject property. In addition, it is also a use encouraged by the Downtown Plan. Finally, the site design is consistent with and complements other development in the area along Cleveland Street and is consistent with the intent of the development parameters set by the Clearwater powntown Redevelopment, the Town Lake Residential character district and the Design Guidelines. Therefore, the proposal supports this Objective and Policy. Community Development Board - June 17, 2014 FLD2014-02005 — Page 28 � C��.t�l 1'� [�l�t�l Level II Flexibie Development Application Review PLANNING & DEVELOPMENT ° . .. .. ... ,;?s.a ............... DEVELOPMENT REVIEW DIVISION Goal A. 6- The City of Clearwater shall utilize innovative and flexible Planning and engineering practices, and urban design standards in Order to protect historic resources, ensure neighborhood preservation, redevelop blighted areas, and encourage infill development; A.6.1 Objective - The redevelopment of blighted, substandard, inefficient and/or obsolete areas shall be a high priority and promoted through the implementation of redevelopment and special area plans, the construction of catalytic private projects, city investment, and continued emphasis on property maintenance standards; and Policy A.6.1.1 - Redevelopment shall be encouraged, where appropriate, by providing development incentives such as density bonuses for significant lot consolidation andlor catalytic projects, as well as the use of transfer of developments rights pursuant to approved special area plans and redevelopment plans. Objective A.6.2 — The City of Clearwater shall continue to support innovative planned development and mixed land use development techniques in order to promote infill development that is consistent and compatible with the surrounding environment. Policy A.6.2.1 - On a continuing basis, the Community Development Code and the site plan approval process shall be utilized in promoting infill development and/or planned developments that are compatible. Policy A.6.2.2 - Encourage land use conversions on economically underutilized parcels and corridors, and promote redevelopment activities in these areas. Objective A.6.4 — Due to the built-out character of the city of Clearwater, compact urban development within the urban service area shall be promoted through application of the Clearwater Community Development Code; and As mentioned previously the site was originally developed over 40 years ago but has been largely vacant for years. The proposal includes the removal of all existing structures on site and redeveloping the site with a Mixed Use development (a desired and targeted use within the District and for the property itsel�. The proposal, which makes an efficient use of the site while emphasizing enhanced aesthetics (landscaping and building architecture). The proposal is expected to set a new standard for the area and within the Downtown Planning area as a whole and is the sort of project envisioned as an appropriate recipient of flexibility from the minimum development parameters as provided by the above Goal, Objectives and Policy. Therefore, the proposal supports these Goals, Objectives and Policies. Objective A.6.8 - Identify those areas of the City that are appropriate for redevelopment as livable communities and require that specific sustainable elements be used in the redevelopment of these areas. Policy A.6.8.1 Build active, attractive communities that are designed at a human scale and encourage walking, cycling and use of mass transit. Policy A.6.8.2 - Encourage mixed-use development that includes a combination of compatible land uses having functional interrelationships and aesthetic features. Community Development Board - June 17, 2014 FLD2014-02005 — Page 29 � C��.cil 17(�L�.t Level II Flexible Develo ment lication Review PLANNING & DEVELOPMENT P APP DEVELOPMENT REVIEW DMSION u . . :#£V,•p.. .. . . , , Policy A.6.8.3 - Where appropriate, development shall provide a sense of pedestrian scale on streets through minimal front setbacks, similar building heights, street trees and proportionality of building heights to street widths. Policy A.6.8.7 - Create mixed-use, higher density, livable communities through design, layout and use of walkability techniques within existing and proposed transit corridors, including proposed TBARTA lines and stations. Policy A.6.10.8 - Optimize the potential of transit oriented development to support transit investments and create livable and sustainable urban communities by adhering to the following guiding principles in the planning, design, and development of transit station area plans: b. Land Use 1. Mix complementary, compact and well-integrated land uses within station areas and the area of influence up to one mile around stations. 2. Promote a range of higher-density and intensity uses in station areas, including residential, office, service-oriented retail and civic uses that support transit ridership and takes advantage of the major public investment in transit. 3. Provide greater flexibiliry for mixing uses and higher density/intensity that is easier to implement than traditional requirements and are able to respond to changing conditions. 7. Require active uses that attract/generate pedestrian activity such as retail and office on the ground floor of buildings, including parking garages. e. Parking 3. Implement parking strategies, including shared and centralized parking, and reduce parking requirements over time with the option of implementing parking maximums as station area development becomes increasingly integrated with transit service. f. Urban Design 1. Use urban design to create sense of place, enhance community identity and make attractive, safe and convenient environments within station areas. 2. Adopt building design guidelines based on street rypes such as pedestrian priority streets where building fronts, doors, windows, and elements that protect the pedestrian from rain and sun are emphasized and secondary streets where buildings rears and service areas may be tolerated. 3. Require building frontage to be oriented to public streets or open space with minimal setbacks. 4. Require building entrances to be Zocated to minimize the walking distance between the transit station and the building entrance. 5. Prohibit motor vehicle surface parking between building fronts and public rights-of- way. As discussed in detail previously in this report, the proposal includes a Mixed Use development with attached dwellings and commercial space located in the Town Lake Residential character district of the Clearwater powntown Redevelopment Plan planning area. This area has been specifically targeted for revitalization and mixed-use developments are seen as a vital component of that goal. The proposal includes a higher intensity of use than otherwise permitted with the request of 76 dwelling units from the Public Amenities Incentive Pool. The commercial space will front along Cleveland Street and a portion of South Prospect Avenue incorporated into Community Development Board - June 17, 2014 FLD2014-02005 — Page 30 '. V��.(il 1'►aLel Level II Fleacible Development Application Review i+ . �?�.',+�.*,...:..... PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION pedestrian-scaled storefronts. The site is near numerous mass transit lines including the Park Street Terminal. Therefore, the proposal supports these Objectives and Policies. Code Enforcement Analysis: There are no active Code Compliance cases for the subject property. COMPLIANCE WITH DOWNTOWN DESIGN GUIDELINES: The following table depicts the development proposals level of consistency with the applicable Downtown Design Guidelines as per the Plan: 1. Site Design 2. Building Placement 3. Building Design � See analysis in Sta�'Report Consistent Inconsistent X1 X1 X� COMPLIANCE WITH STANDARDS AND CRITERIA: The following table depicts the consistency of the development proposal with the standards for Mixed Uses (attached dwellings and restaurant) as per CDC Tables 2-903 and the Town Lake Residential character district: Standard Proposed Consistent Inconsistent Density 30 dwelling units per acre 257 dwelling units X X (185 dwellings based on the (42.42 dwelling units per acre) 6.18 acres of land area remaining after the commercial component is considered) Floor Area Ratio 1.0 0.06 X' Maximum Height (feet) 50 feet 43 feet with an additional 16 feet to X� top of parapet walls/architectural embellishments/mechanical equipment Minimum Based on Specific Uses: X' Off-Street Parking Attached Dwe[lings: 1- 1.16 spaces per dwelling unit (300 1.5/unit (257 to 386 spaces) spaces) Restaurant: 5- 10/1,000 Zero parking spaces per 1,000 sq.ft. (20 to 40 spaces) square feet of GFA (non-residential Retail: 2- 4/1,000 sq.ft. (39 component) to 78 spaces) Total: 335 to 387 s aces � See analysis in Sta, jf Report COMPLIANCE WITH GENERAL APPLICABILITY STANDARDS: The following table depicts the consistency of the development proposal with the General Standards for Level One and Two Approvals as per CDC Section 3-914.A: l. 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. Community Development Board - June 17, 2014 FLD2014-02005 — Page 31 Consistent Inconsistent X ' vl�.Ri r�f1L�l Level II Flexible DevelopmentApplication Review PLANNING&DEVELOPMENT - DEVELOPMENT REVIEW DIVISION u ,... .,. �.. . . . ... �".°,�... . .. : .. . Consistent Inconsistent 2. The proposed development will not hinder or discourage development and use of adjacent X' land and buildings or significantly impair the value thereof. 3. The proposed development will not adversely affect the health or safety of persons residing X� 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 immediate X' vicinity. 6. The design of the proposed development minimizes adverse effects, including visual, X� acoustic and olfacto and hours of operation impacts on adiacent nronerties. 1 See analysis in Sta,(f Report COMPLIANCE WITH FLEXIBILITY CRITERIA: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-903.D. (Comprehensive Infill Redevelopment Project): Consistent Inconsistent 1. The development or redevelopment is otherwise impractical without deviations from the X� 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 the X' 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 development I X' 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 category, X' 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. Community Development Board - June 17, 2014 FLD2014-02005 — Page 32 ' v1LRi �'t�tLl.l Level II Flexible DevelopmentApplication Review ° . . .. �..tY�+R r.. . :<..... . 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all ofthe 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 pattems; ❑ Building stepbacks; and ❑ Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildines. � See analysis in StaffReport PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION Consistent Inconsistent XI COMPLIANCE WITH COMPREHENSIVE LANDSCAPE PROGRAM STANDARDS: The following table depicts the consistency of the development proposal with the Comprehensive Landscape Program as per CDC Section 3-1202.G: 1. Architectural theme. a. The landscaping in a comprehensive landscape program shall be designed as a part of the architecturai theme of the principal buildings proposed or developed on the parcel proposed for development; or b. The design, character, location and/or materials of the landscape treatment proposed in the comprehensive landscape program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards 2. Lighting. Any lighting proposed as a part of a comprehensive landscape program is automatically controlled so that the lighting is turned off when the business is closed. 3. Community character. The landscape treatment proposed in the comprehensive landscape program will enhance the community character of the City of Clearwater. 4. Property values. The landscape treatment proposed in the comprehensive landscape program will have a beneficial impact on the value of property in the immediate vicinity of the parcel proposed for development. 5. Special area or scenic corridor plan. The landscape treatment proposed in the comprehensive landscape program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel proposed for development is located. 1 See analysis in Staff Report Community Development Board - June 17, 2014 FLD2014-02005 — Page 33 Consistent � Inconsistent X' X' X� X� X' ' 1��.t�i 1'1�Le1 Level II Flexible Develo ment PLANNING&DEVELOPMENT p Application Review DEVELOPMENTREVIEWDIVISION � . , SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of May 1, 2014 and deemed the development proposal to be legally sufficient, 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 Community Development Code, finds that there is substantial competent evidence to support the following findings of fact: 1. That the 6.596-acre site is generally located north of Prospect Lake and bound by Cleveland Street (north), South Martin Luther King Jr. Avenue (east) and South Prospect Avenue (west); 2. The subject site consists of 82 parcels with approximately 650 feet of frontage along Cleveland Street, 250 feet of frontage along South Prospect Avenue, 500 feet along Park Street, 265 feet along South Martin Luther King, Jr. Avenue and 386 feet of frontage along Pierce Street; 3. That the site was the subject of an RFP/Q released by the CRA on February 19, 2013 and that the material included with this application for Flexible Development approval is a result of that RFP/Q; 4. That the subject site is located within the D district; 5. That the subject property is located within the CBD FLUP category; 6. That the subject property is located in the Town Lake Residential character district of the Clearwater powntown Redevelopment Plan special plan area; 7. That the proposal includes a request of 76 dwelling units from the Public Amenities Incentive Pool is consistent with the provisions of the Clearwater powntown Redevelopment Plan; 8. That on May 20, 2003, the DRC approved a Flexible Standard Development application to permit an attached dwelling development (Mediterranean Village) in the Downtown (D) District with 100 attached dwelling units within 24, two-story buildings as part of a three- phase project, under the provisions of (then) CDC Section 2-902.B; 9. That soon after completion of the first phase the development company abandoned the project, subsequent building permits were not obtained within the required timeframe and the application expired; 10. That the surrounding area is dominated by a variety of residential and non-residential development; 11. That the proposal is to redevelopment the site as a Mixed Use including 257 attached dwellings (76 of which come from the Public Amenities Incentive Pool) and 23,405 square feet of commercial space to be occupied by retail sales and service, Live/Work and restaurant uses; and 12. That there are no active Code Compliance cases for the subject property. Community Development Board - June 17, 2014 FLD2014-02005 — Page 34 '. C��1 ►1 �t�� Level II Fiexible Development Application Review PLANNING & DEVEI,OPMENT ' DEVELOPMENT REVIE',W DMSION . . .. . . . :�"^�. ^^i. . . 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 desired pattern of development of the surrounding neighborhood; 2. That the proposal is consistent with multiple, applicable Principles of the Clearwater Downtown Redevelopment Plan; 3. That the proposal is not inconsistent with any Principles of the Clearwater powntown Redevelopment Plan; 4. That the proposal is consistent with multiple, applicable Goals, Objectives and Policies of the Clearwater powntown Redevelopment Plan; 5. That the proposal is not inconsistent with any Goals, Objectives and Policies of the Clearwater powntown Redevelopment Plan; 6. That the proposal is consistent with multiple, applicable Policies of the Town Lake Residential character district of the Clearwater powntown Redevelopment Plan; 7. That the proposal is not inconsistent with any Policies of the Town Lake Residential character district of the Clearwater powntown Redevelopment Plan; 8. That the proposal is consistent with the Clearwater powntown Redevelopment Plan Design Guidelines; 9. That the proposal is consistent with the standards for eligibility for allocations of density from the Public Amenities Incentive Pool; 10. That the proposal is consistent with the general purpose, intent and basic planning objectives of the CDC Sections 1-103.B.1 — 3 and D; 11. That the development proposal is consistent with the Standards as per CDC Table 2-902 with regard to use; 12. That the development proposal is consistent with the Flexibility criteria as per CDC Section 2-903.D of the Community Development Code; 13. That the development proposal is consistent with the General Standards for Level One and Two Approvals as per Section 3-914.A of the Community Development Code; 14. That the development proposal is consistent with the Flexibility criteria for a Comprehensive Landscape Program as per CDC Section 3-1202.G; and 15. That the proposal is consistent with applicable portions of the Comprehensive Plan; and 16. That the application is consistent with the requirement for the submittal of substantial competent evidence as per CDC Section 4-206.D.4. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to permit a Mixed Use including 257 attached dwelling units (including 76 dwelling units from the Public Amenities Incentive Pool) within five buildings ranging in height between 30 and 43 feet, as measured from grade, to the top of roof deck (with up to an additional 16 feet to top of parapet walls/architectural embellishments for the purposes of screening mechanical equipment), 300 parking spaces (including eight handicap spaces) (1.16 parking spaces per dwelling unit), and 4,000 square feet of restaurant and 8,996 square feet of retail space and 10,409 square feet of Live/Work units with zero parking spaces in the Downtown (D) District as a Comprehensive Infill Redevelopment Project, under the provisions of Community Development Code (CDC) Section 2-903.D; and to permit more than 10 parking spaces in a row, permit shade trees within five feet of impervious surface and permit Community Development Board - June 17, 2014 FLD2014-02005 — Page 35 ' C�buJ. !'��lei Level II Flexible DevelopmentAppfication Review PLANNING&DEVELOPMENT � . . .... . � . �,� �,.. ..:.... DEVELOPMENT REVIEW DIVISION a landscape island less than eight feet in width as part of a Comprehensive Landscape Program under the provisions of CDC Section 3-1202.G and a Preliminary Plat, subject to the following conditions: Conditions of Abproval: General/Miscellaneous Conditions 1. That the final design and color of the building be generally consistent with the elevations approved by the CDB; 2. That any nonresidential uses proposed to be located on site are consistent with those permitted uses listed within CDC Section 2-902 andlor the Clearwater powntown Redevelopment Plan; 3. That no more than 50 percent of the GFA of any of the seven Live/Work units be dedicated to commercial uses; 4. That any/all wireless communication facilities to be installed concurrent with or subsequent to the construction of the subject development are screened from view and/or painted to match the building to which they are attached, as applicable; 5. That any dwelling units obtained from the Public Amenities Incentive Pool that are not built shall be returned to the Pool; 6. That any/all future signage meets the requirements of Code and be architecturally integrated with the design of the building with regard to proportion, color, material and finish as part of a final sign package submitted to and approved by Staff prior to the issuance of any permits which includes: (a) All signs fully dimensioned and coordinated in terms of including the same color and font style and size; and (b) All signs be constructed of the highest quality materials which are coordinated with the colors, materials and architectural style of the building; 7. That issuance of a development permit by the City of Clearwater does not in any way create any right on the part of an applicant to obtain a permit from a state or federal agency and does not create any liability on the part of the City for issuance of the permit if the applicant fails to obtain requisite approvals or fulfill the obligations imposed by a state or federal agency or undertakes actions that result in a violation of state or federal law; 8. That all other applicable local, state and/or federal permits be obtained before commencement of the development; Timing Conditions Prior to Issuance of Permit 9. That application for a building permit be submitted no later than June 17, 2015, unless time extensions are granted pursuant to CDC Section 4-407; 10. That, prior to the issuance of any permits, all encroachment/access agreements/easements be filed with and recorded by the Clerk of the Court, and that evidence of the same be submitted to Staff; 11. That, prior to the issuance of any foundation permits, details are submitted to and approved by Staff which indicate that the dumpster enclosures match or otherwise complement the buildings with regard to finish, fit, materials and color; 12. That, prior to the issuance of any permits for the vertical construction of any building, the details of all fencing and/or walls be submitted to and approved by Staff; Community Development Board - June 17, 2014 FLD2014-02005 — Page 36 a Cl�.t�ll 17�1�41 Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT P PP DEVELOPMENTREVIEWDIVISION � ,, 13. That, prior to the issuance of any permits (other than demo and clearing and grubbing), Building Code and Fire Code requirements for building separation and distance to property lines must be met and shown on construction permit drawings; 14. That prior to the issuance of any permits (other than demo and clearing and grubbing), the Fire Department may require the provision of a Water Study performed by a Fire Protection Engineer in order to ensure that an adequate water supply is available and to determine if any upgrades are required by the developer due to the impact of the project. The water supply must be able to support the needs of any required fire sprinkler, standpipe and/or fire pump. If a fire pump is required, then the water supply must be able to supply 150 percent of its rated capacity; 15. That, prior to the issuance of any permits (other than demo and clearing and grubbing), all sub-standard sidewalks and sidewalk ramps adjacent to or a part of the project shall be shown on plans to be improved to meet the requirement of Local, State andlor Federal standards including A.D.A. requirements (truncated domes per FDOT Index #304); 16. That, prior to the issuance of any permits (other than demo and clearing and grubbing), the fit, finish, materials, installation methodology of the sidewalk and associated sidewalk amenities (such as benches, trash receptacles, trees, lighting) be coordinated with and approved by City Staff; 17. That prior to the issuance of any permits, all requirements of the General, Stormwater and Traffic Engineering and Fire Departments be addressed; Timing Conditions Prior to Issuance of Certificate of Occupancy 18. That all required Transportation Impact Fees be paid; 19. That all proposed utilities (from the right-of-way to the proposed building) be placed underground; 20. That all utility equipment including but not limited to electrical an ter meters is screened from view and/or painted to match the building to which they a�'� hed, as�..�licable.__� ; �.._ ____. � _ .� Prepared by Planning and Development Department Staff:�/� � Mark T. Parry, AICP, Planner III ATTACHMENTS: Photographs Community Development Board - June 17, 2014 FLD2014-02005 — Page 37 2 , ` �� O,�"�::..w � � �,.�., �--I ` ' �, ;� t , � � � � , ._ ___ z, � •i� � � r�� t: } � �, ,rM . `� - � � ,., c �; r, _ rv...,J" � 1 . '� � . � ��'q � � 7� � . �_� . ,. j � , . , e ti � � �� F � I � ; ! j � � x' E • � � I � � c W��, � �� r_ : � I ; � b , _ --�i , �� ''�� `�t �� _ (i � � D � �4 � �` � . � �1 r;; 3'�,� • . . _ , ,t ,,. � — i� � `, , �' � ' ,—_ ( �.� ,.� � c � �-� -_ : . .�� ; � � . . ,� �� s '� � � ' , •',;'` � �; - _ . o � , � ,�� , � — �.,�'�' � � ,:; �;F•' �y • ° • ° I j -� � N �� "�.��4 ..� � � 1 e�;, j � !' � ,. i . }� ,�y- . - ..-. � . i� ; . �_� ,.. ,,; ( �.�,4�!�:`� � o _ �.� . . _ _ '�.�` -_ � , .i , �� .�.— R � ii t� !R'1• { . �� .�� ' E' � � � n � � �a.r . � l�, . I: r � � � ,�,p",� '-� � � . ��` �.. � y,�( � C �.�»1�k` � �`� s� 2 � �',, c , *� } r r �� \v � r�"� ��-�*M"�e'r��t� ,�e �` � � 1 � �' � . � � � � +.�^`y � titt� a � �y,� � •-- � � A ,y .:J --- i�%€`-� �t'k� `Y�'�^� .�� .. � , % • ,: I � [ 4 / y �� $��r � `r, ��' ,',� ` � `� ��..7.1..;1. '� ' � – —� � ' y� �. �- ;�� s �.J•,- ; , .p ,, �O -- '' � � � pC� t � �� , �, ,� � � � a � �� I � '� �� I O �'� � r �O � ' � � � �I_ . 4 .e n..,� � ` t = 4 ' % � � ',. ;j_,_ ._ �� f . :9 �. . � � � { �.. µ 4 I � • : �. „ r.<.�«�.� '^._. , _._ `�v�':�'"` �,^��'�„ � •-'— __....._._____ __..____ ———, 1�° `\ � � A;,s�:�� _ "�, � � � BLDG: t , �':� �,.�-'i ,�`� . � . . ,. . +�., � � `' �� r ,� , -, . _ �_: . ��, .. � ��,� . MARTIN LUTHER KING DRIVE 4; , � � � � � , x+ �, � . r � w '� s::� a°. ; �� 1 a��6�� , ��4 �,4�� ii� �zs�`�;a� z§� : I}��., -.l; 1�; �..:�: �-#�=-�. �--: t,., _�. a: �� , __ � _ �� °. �y � � � r \ '�I` "�r � u' Looking southcast from Clcveland and Prospect. '� ?��.: , _ . }, f �� ,y� ,k:. . �a ��`�'-� '• ��''�r ai� �i«�a �. t�. n� na. . ' � ' �.-i i/� : .� f� urq+i ��.� ... � � � � � . _ .. �. �� NP�v S .tF /J�7//ai�� J lt �� . � .. . ��'� l;�<s � IJ',' � , , a s .� .: ,�yF',}'��SVis�� ''� . •�i//�!/�!/'!f� . •,.. >'— . �'� !si/f i( r ' �$..✓ ..� �� j � �f�A:il'�.i ,.' ,+� „' , � \ �FEB 2B 2014 . (!� � / Looking west from Cleveland. . --r=-. _y-"' Luuhni� ,uutn�tic�,� uun� .� �u,� .w� i'arh � � � rv� � "- � � '''t�� , r. � ' � �, a. , ,_ � v ., . 4 � � _ . " Yr/ . (�� , Looking east from Cleveland I�wkin� ��cst Icom S��V11 K an�.i N�irh 901 Cleveland Street FLD2014-02005 Page 1 of 2 � _ _ . i_�i.l� �.tl�y�� . .. p t^;��C� ' ''"t.r�y �,a'�i�+�'�. q�� fu ; . ._ � ��'�"., . .� r n: ��..�F ,.,.. Looking southwest from Pierce and Ewing. Looking northeast from Yrospect Lake. .�r '� r-�.------"�—��_a--'�'` -�-,,,iy ,.�" "_ � �{. . _.. . � � � � �.. � �� , i, ..,I.;;��,� �t�tit I�rnni l ��tl h•)nd P;�,��.�, Looking nortl�west Yrom Nrospect Lah�. ,�:�- �., Looking from Prospcct Lahe. 901 Cleveland Street FLD2014-02005 Page 2 of 2 ��,,: ,„, :.ti+ti �... _ .� .. . . MARK T. PARRY 1655 Linwood Drive Tel: (727) 742.2461 Clearwater, FL 33755 E-mail: mparry@tampabay.rr.com SUMMARY OF QUALIFICATIONS A dedicated, AICP certified professional Planner focused on contributing to the field of Urban Planning experienced in public and private sector planning. An excellent communicator, able to effectively interact with clients, local government officials and business professionals at all levels. Experienced in various aspects of urban design and planning, zoning regulations and permitting. OBJECTIVE To secure a Planning position which will allow me to continue improving the built environment and my community through sound and innovative planning and design principals. EDUCATIDN COOK COLLEGE, RUTGERS UNIVERSITY, New Brunswick, NJ B.S. Landscape Architecture Major, Urban Planning Certification B.S. Environmental Planning and Design Certificate Urban Planning Golden Key National Honor Society; Sigma Lambda Alpha American Planning Association (Florida Chapter); member AICP #020597 40-hour OSHA (Hazwoper) Training PLANNER III PLANNING DEPARTMENT, CITY OF CLEARWATER 04/12 - Present 08/98 — 04/05 • Responsible for nonresidential and single/multi-family site plan review and permitting. • Assist in the implementation and subsequent review of the Community Development Code. • Responsible for assessing and writing Community Development Code amendments. • Land Development Code development, interpretation and application. • Provide, inspect and direct landscape review/design. • Acting Development Review Manager 9/99 — 11/99 and 01/05 — 03/05. • Manage and direct Associate Planners. • Review, process and present variance/conditional use, land use/zoning atlas amendment and annexation applications at in-house and public review meetings. . Principal Planner in creating and implementing Clearwater's Downtown Design Guidelines. Assisted in the implementation and application of the Clearwater powntown Redevelopment Plan. SENIOR PLANNER DEVELOPMENT 8� ENVIRONMENTAL SERVICES, CARDNO TBE 04/05 — 04/12 • Planner of record for Cities of Indian Rocks Beach, Seminole and Clearwater and Town of Belleair. • Responsible for nonresidential and single/multi-family site plan review and permitting. • Perform site design and inspections. . Provide technical planning support for engineering department. • Provide support for Zoning Code, Comprehensive Plan, Zoning and Land Use Plan amendments. • Research and write Evaluation and Appraisal Reports. • Create and update Special Area Plans/Form-based Codes. . Provide CADD support. • Assist with creating redevelopment marketing material. • Perform technical environmental services including soil and groundwater sampling. Designer/Owner GREENSCAPES-GLD, MARLBORO, NJ 9/92 - 6/98 • Founded and established a local garden and landscape business. • Plan and oversee instatlation of commercial and residential landscaping projects utilizing a variety of CADD and photo-manipulation programs. • Develop and implement advertising programs, brochures and graphics. � Estimate, bid and negotiate jobs. • Source and negotiate purchase of materials and equipment. • Manage, train and schedule installation crews. Program Supervisor LONGSTREET FARM, MONMOUTH COUNTY PARK SYSTEM, HOLMDEL, NJ • Assisted in formulating and running children's summer program ("Hayseed"). • Created and coordinated daily programs and schedules for 6-9 year old groups. • Supervised several other programs throughout the year. • Created a demand which was finrice the program's capacity after the first year. COMPUTER SKILLS 6/87 - 8/93 Access, Microsoft Office, Microsoft Works, ClarisWorks, MS Word, Land Designer Pro, Permit Plan, Excel, Cornerstone, AutoCADD, PowerPoint, Publisher o � � Planning & Development Department � C earwate Flexible Develo ment A lication p PP � 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 WILL 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): City of Clearwater & City of Cleannrater Community Redevelopment Agency MAILING ADDRESS: Clearwater Citv Hall 1 st Floor 112 S. Osceola Avenue Clearwater, FL 33756 PHONE NUMBER: EMAIL: APPLICANT(S): • Bryan Zarlenga c/o Cardno TBE Anne Pollack Go Fletcher & Fischer P.L. MAILING ADDRESS: 380 Park Place Boulevard #300 Clearwater, FL 33759 501 E. Kennedy Boulevard #802 Tampa, FL 33602 PHONE NUMBER: (727) 431-1547 EMAIL: bryan.zarlenga@cardno.com ADDRESS OF SUBJECT PROPERTY: SE of Intersection of Cleveland Street & P PARCEL NUMBER(S): see attached "Exhibit A" LEGAL DESCRIPTION: see attached "Exhibit B" (813) 898-2836 apollack@fletchefischer.com Avenue PROPOSED USE(S): Comprehensive Infill Redevelopment (Commercial (12,996 sfl; Attached Residential (257 units)) DESCRIPTION OF REQUEST: Specifically identify the request (include all requested code flexibility,• e.g., reduction in required number of parking spaces, height, setbacks, lot size, lot width, specific use, etc.J: (a) Reduction in required number of parking space for commercial use; (b) an increase in the allowed site density from 30 du/a to 41 du/a by way of approval of the Public Amenities Incentive Pool Application. Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 1 of 8 Revised 01/12 LL ° C earwater U 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: Downtown (D) Central Business District (CBD) EXISTING USE (currently existing on site): CommerCial ompre ensive n i e eve opment to inc u e ommercia , ttac ed PROPOSED USE (new use, if any; plus existing, if to remain): ReSldentlal, Accessory Amenities) SITE AREA: 287,314 sq. ft. GROSS FLOOR AREA (total square footage of all buildings): Existing: 27,7�g sq. ft. Proposed: 282,700 sq. ft. Maximum Allowable: �/a sq. ft. 6.596 acres GROSS FLOOR AREA (total square footage devoted to each use, if there will be multiple uses): First use: 8,996 sq. ft. (retail) Second use: 4,000 sq. ft. (restaurant) Third use: 9,125 sq. ft. (accessory amenities) fourth use: 260,579 sq. ft. (residential units & hallways) FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site): Existing: 0.0965 Proposed: 0.9989 Maximum Allowable: 1.0 BUILDING COVERAGE/FOOTPRINT (1s` floor square footage of all buildings): Existing: 27,719 sq. ft. ( 9.6 % of site) Proposed: 97,813 sq. ft. ( 34.0 % of site) Maximum Permitted: n/a sq. ft. ( n/a % of site) GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer): Existing: 0 sq. ft. ( 0 % of site) Proposed: 16,744 sq. ft. ( 15.4 % of site) VEHICULAR USE AREA (parking spaces, drive aisles, loading area): Existing: 49,518 sq. ft. ( 17.2 % of site) Proposed: 108,618.5 sq• ft. ( 37.8 % of site) Planning 8� 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 footage of entire site): Existing: 26.9 Proposed: 84.4 Maximum Permitted: DENSITY (units, rooms or beds per acre): Existing: p Proposed: 41 Maximum Permitted: 30 OfF-STREET PARKING: Existing: 36 Proposed: 300 Minimum Required: 257 BUILDING HEIGHT: Existing: Proposed: Maximum Permitted: 10' 40-52' 30-100' WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROJECT UPON COMPLETION? $ 20,000,000 ZONING DISTRICTS FOR ALL ADJACENT PROPERTY: North: D - Downtown South: D - Downtown East: D - Downtown West: D - Downtown 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. produced 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 REFER TO UPDATED PAGE 3 St1�R�ACE �1TW (total square Io�sta�e of k»pe►v�ous arc�s t�iWdeci by Ehe totsl aquare krotage of eMire site): Existir�g. �g,p Proposed: 84.� Maxi►�um PerrrEitt�et: DEWSITY (units, roorxts or beds per acr� �xistir�g: fl �roposed: 41 Ma�imum �errr��tted: 3Q O�F-STR��T Pl1RKMKi: Existfr�: � Proposeci: �8 6rFinlrrwm Rec}�red: 292 Bl1llDlht� H�EFGHT: �xisting: 10' Proposed: 43' Iw1�ACi�um Perrt�itt�d: 30-1 U4' WHAT kS TkFff �STI��lIAT�D TOT/W. VALUE O� Tkff �F�01ECT UPQN G�LffTIO�I? $ 2Q,(;�O(J,a)0 ZO� tKSTR�CiS ROR M.l Ad3JACENT R�OPERTY: worth: Q - D�n Soutb�: � - Q�n E,st: � - �►1 West; � - �� STA�E OF I�.QFttt)A, C(?l,�liY QF B�h�ElLAS c� I, the une�ers�n�d, scic��e t�►at � Swirorn to sird scrbscrtbed before rne th�s �� day ot repres�ntaticx►s rrude M il�s appi�catic>n are true and epr n �� accurate to tite best oi tww#edse and sut�ori:e —• -.1:t11s_.. to vne and/or by Gty Fepre ntathres to vf and pboto=rspl� fhe Q 1 �ho is pe�t�onst�nown i�ss Prc►Werty des��l�.�s atior�f produced aa IdentFf{cation. �7 �natwre o# prc�perty owrter �rr represer�tative W!y comrt�lsston e�res: ,►�:�� Ia►1�M�r� ik/iliS �� " �fIt�E843159 q;� -� E7�1FF�$: lt�y, 24, 2416 M� r�r.M�ru�lar�traom Plar�� i� ihvelopr�an� Daparina�t{, 40t18. MyrN� Av�us� CM�uwal�r. FL'37a6, T�i: t2T•50Y-4�7;fax: T27-6t2-4t46 Pt�! � N 0 RW1s�E! Q4l12 REFER TO UPDATED PAGE 3 NMJ S�U�FACE R/1TI0 (t�ai square Foota�s of h»pervbus �ress divided by tMe tatat square krciEa;e of eritire sitej: ff�dst4r�: 29.a Propcsgd: 8�1.� Max�swm rern�iMed: Q€NStT1f f ur►#ts, roortu or bcds per acre): Exhc#�: p �re�c►sed: 41 Ma�w� �errnRcted: �p dFF-STRE�T PA�I�FN�: ExlstNtg: � P�oposed: �� k�rrknum Reqt�ired: ��"1 �I�ILD�bG F#EIGMT: EzisM+�g: '�li 45' AAsxi errnitted: �Q.�p(p IWvte: A parkf+�q demand study must bt M ccr�►jtr»cbFon wkA any reqwest to redarte the amount �sf rcqulred �-strr s�rces. Fkase see the adopied Farkirtq Demfar�d Stw�!y Gw�deli�es fi� fur�her r�crt�ar►. WHAT I� T�fE ES�{MATE01'OT�IE WAL!#ff QF T�E R�OJECT t!!�(�i COMPLETiOi�t? $ iA,�It10.000 20AiFN& ENSTRtCTS �O� ALL �4�JAC�NT IMtUPERTY: �o�: p - Uawntpwn Sc�: U - voa�rr�s�►n East. p . � aliest: p,�c��lo,�,r� STATE Of f4.OREi3A, CO�NtTY O€ P�WELLAS y� 1, the us►dsrsian�i, a€kno�Fedsc thst s� SMror� to ancl s�scr�d bei�rre rnre fF�s _ ctay of rcpresants4lot�s rnsda in �is a�licatbn sre true anci ucurate to tttic bsst d�ny k�a and w�Mor#ze `"" '�`' 02�1/ . to rMe and/or by Cky represeP►tatives Eo vrisk ar�i {�►to6r's�rh the i i�� L. <-.✓c- ..rl , wFw k pefs��y knoaan I�aa l�rq�ert�► Qescribed in tt�ls s�ratton. pr,�ceci __ _ -- __--- ---- u ki�nti�tcativn. � ��teKe of property awner or N�tasY pwWic. _ . My ccsrtut��istton expbres: f� � �Y �Oilc i�M �l Ho�iAs • . Pat�ioia A Kt�p�cp� � ��f' Coma�fimn FF OMYis ��y 1�30/l1,117 PMNtthp # �h►Nop�t►N►t D�Mbn�nt, 4'80 3. MyrEN AYlnua, CI�arMra�', FL 8�T�6, YN: T27-662-4b67: F�x: 7Y7-�il-4ii6 P1�s � M i I�tv�s�d 01J12 o � Planning & Development Department � C ear�vater Flexible Develo mentA lication P PP � 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: C� 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. SEE FLEXIBLE DEVELOPMENT LAND USE NARRATIVE I� 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. SEE FLEXIBLE DEVELOPMENT LAND USE NARRATIVE 6� 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. N/A ❑ 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. N/A ❑ 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. C� 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. C� North arrow, scale, location map and date prepared. N/A ❑ Identification of the boundaries of phases, if development is proposed to be constructed in phases. N/A ❑ 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. C� Location, footprint and size of all existing and proposed buildings and structures on the site. Cri Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points of access. f� Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and seawalls and any proposed utility easements. C� 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. SEE ATTACHED STORM DRAIN NARR. C� 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. C� All adjacent right(s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections and bus shelters. C� Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structural overhangs and building separations. I� Building or structure elevation drawings that depict the proposed building height and building materials. Pianning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 4 of 8 Revised 01/12 C� Typical floor plans, including floor plans for each floor of any parking garage. C� Demolition plan. Cd' Identification and description of watercourses, wetlands, tree masses, specimen trees, and other environmentally sensitive areas. C� 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. C� 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. SEE BOUNDARY TOPO SURVEY C� 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. SEE BOUNDARY TOPO SURVEY C� 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. C`'� 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: C� Location, size, description, specifications and quantities of all existing and proposed landscape materials, including botanical and common names. 0� Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line. C� 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. f� 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. C� Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landscape islands and curbing. C� Drainage and retention areas, including swales, side slopes and bottom elevations. C� Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any. Planning 8� Development Department, 100 S. Myrtie Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 5 of 8 Revised 01/12 �l � � earwater Planning & Development Department Flexible Development Application � General Applicability 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 "Flexibility Development Land Use 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 "Flexibility Development Land Use 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 "Flexibility Development Land Use Narrative" 4. The proposed development is designed to minimize traffic congestion. see attached "Flexibility Development Land Use Narrative" 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. see attached "Flexibility Development Land Use Narrative" 6. The design of the proposed development minimizes adverse effects, including visual, acousfic and olfactory and hours of operation impacts, on adjacent properties. see attached "Flexibility Development Land Use 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 � � ear�vater U 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, see attached "Flexibility Development Land Use Narrative" 2, see attached "Flexibility Development Land Use Narrative" 3. see attached "Flexibility Development Land Use Narrative" " 4. see attached "Flexibility Development Land Use Narrative" 5. see attached "Flexibility Development Land Use Narrative" 5. see attached "Flexibility Development Land Use Narrative" �. see attached "Flexibility Development Land Use Narrative" s. see attached "Flexibility Development Land Use Narrative" Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 7 of 8 Revised 07/12 LL 0 > � U Planning & Development Depart nt Flexible Development Applic ion Affidavit to Authorize Agent/Represe ative 1. Provide names d�all property owners on deed — PRINT full names: 2. That (I am/we are) the owir �r(s) and record title holder(s) of the following described property: 3. That this property constitutes the�roperty for which a request for (describe request): 4. That the undersigned (has/have) appointed�a d(does/do) appoint: as �nis/tneir� agent(s) to execute any petitions or her documents n essary to affect such petition; 5. That this affidavit has been executed to induce the 'ty of Clear ter, Florida to consider and act on the above described property; 6. That site visits to the property are necessary by City rep e entatives in order to process this application and the owner authorizes City representatives to visit and photograph the erty described in this application; 7. That (I/we), the undersigned authority, hereby certify t t the fo oing is true and correct. Property Owner Property Owner Property Owner Property Owner TATE OF FLORIDA, COUNTY OF PINELLA BEFORE ME THE UNDERSIGNE , AN OFFICER DULY COMMISSIONED BY THE LAWS F THE STATE OF FLORIDA, ON THIS DAY , PERSONALLY APPEARED WHO HAVING EEN FIRST DULY SWORN DEPOSED AND SAY HAT HE/SHE FULLY UNDERSTANDS THE CONTENTS OF THE AFFIDAVIT AT HE/SHE SIGNED. Notary Se Notary Public Signature My Commission Expires: Planning 8� Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 8 of 8 Revised 01/12 Exhibit A— Parcel ID Numbers & Property Owners Parcel ID Number Property Owner 15-29-15-54450-002-0090 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-00000-220-0900 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-16830-002-0160 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-53928-005-0012 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-53928-005-0010 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0990 CLEARWATER, CITY OF 15-29-15-57010-000-0980 CLEARWATER, CITY OF 15-29-15-57010-000-0970 CLEARWATER, CITY OF 15-29-15-57010-000-0960 CLEARWATER, CITY OF 15-29-15-57010-000-0950 CLEARWATER, CITY OF 15-29-15-57010-000-0520 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0510 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0500 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0490 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0480 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0470 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0460 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0450 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0440 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0430 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0420 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0400 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0390 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0380 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0750 CLEARWATER, CITY OF 15-29-15-57010-000-0360 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0340 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0330 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0320 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0300 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0290 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0280 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0260 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0250 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0240 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0230 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0220 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0210 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0200 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0190 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0560 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0550 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0540 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0530 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0370 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-16830-002-0180 CLEARWATER, CITY OF 15-29-15-57010-000-0003 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0003 CLEARWATER, CITY OF 15-29-15-57010-000-0180 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0170 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0160 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0810 CLEARWATER, CITY OF 15-29-15-57010-000-0800 CLEARWATER, CITY OF 15-29-15-57010-000-0790 CLEARWATER, CITY OF 15-29-15-57010-000-0780 CLEARWATER, CITY OF 15-29-15-57010-000-0770 CLEARWATER, CITY OF 15-29-15-57010-000-0760 CLEARWATER, CITY OF 15-29-15-57010-000-1000 CLEARWATER, CITY OF 15-29-15-57010-000-0640 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0630 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0620 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0610 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0600 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0580 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0570 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0940 CLEARWATER, CITY OF 15-29-15-57010-000-0930 CLEARWATER, CITY OF 15-29-15-57010-000-0920 CLEARWATER, CITY OF 15-29-15-57010-000-0910 CLEARWATER, CITY OF 15-29-15-57010-000-0900 CLEARWATER, CITY OF 15-29-15-57010-000-0890 CLEARWATER, CITY OF 15-29-15-57010-000-0870 CLEARWATER, CITY OF 15-29-15-57010-000-0860 CLEARWATER, CITY OF 15-29-15-57010-000-0850 CLEARWATER, CITY OF 15-29-15-57010-000-0840 CLEARWATER, CITY OF 15-29-15-57010-000-0830 CLEARWATER, CITY OF 15-29-15-57010-000-0820 CLEARWATER, CITY OF 15-29-15-57010-000-0410 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0350 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0880 CLEARWATER, CITY OF 15-29-15-57010-000-0270 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0590 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0310 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL ,— �,�`�i7� � a�' "'�� ':lL� � 'r� j ,�� -K " i . . : � � � ��'- ' � } .��-,� � � > , i' �� . � • � l,� ,� , � .a �� Q . ; wc. r�s � ?! � �x P� � . .. � ! 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G:\Civil\GIS\12DES\Clearvvater\mxd\TownPondDistrict.mxd 01\31\2014 Exhibit B — LeQal Description BEGINNING AT THE SOUTHEAST CORNER OF LOT 11, BLOCK 2, MAGNOLIA PARK SUBDIVISION, AS RECORDED IN PLAT BOOK 3, PAGE 43 PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA, SAID POINT ALSO BEING ON THE BOUNDARY LINE OF MEDITERRANEAN VILLAGE IN THE PARK SUBDIVISION AS RECORDED IN PLAT BOOK 125, PAGES 44 THROUGH 46, PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA, THENCE ALONG THE BOUNDARY LINE OF SAID MEDITERRANEAN VILLAGE IN THE PARK, THE FOLLOWING THREE COURSES: SOUTH 00°02'16" WEST, 8.16 FEET; THENCE NORTH 89°57'44" WEST, 21.42 FEET; THENCE SOUTH 00°17'21" WEST, 52.12 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF PARK STREET; THENCE LEAVING THE SAID BOUNDARY LINE OF MEDITERRANEAN VILLAGE IN THE PARK AND ALONG THE SAID SOUTH RIGHT OF WAY LINE OF PARK STREET, SOUTH 89°39'49" EAST 288.90 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE; THENCE LEAVING THE SAID SOUTH RIGHT OF WAY LINE OF PARK STREET AND ALONG THE SAID WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE, SOUTH 00°04'00" WEST 264.88 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF PIERCE STREET; THENCE LEAVING THE SAID WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE AND ALONG THE SAID NORTH RIGHT OF WAY LINE OF PIERCE STREET AND THE EXTENSION THEREOF, NORTH 89°39'04" WEST 386.83 FEET; THENCE LEAVING THE SAID EXTENSION OF THE NORTH RIGHT OF WAY LINE OF PIERCE STREET, NORTH 05°34'56" WEST 61.39 FEET; THENCE NORTH 15°56'32" WEST, 122.03 FEET; THENCE NORTH 29°12'41" WEST, 115.70 FEET; THENCE NORTH 53°04'15" WEST, 52.08 FEET; THENCE NORTH 89°54'47" WEST, 252.52 FEET TO A POINT ON THE EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE; THENCE ALONG THE SAID EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE, NORTH 00°05'13" EAST, 251.17 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, SAID POINT BEING THE NORTHWEST CORNER OF TRACT 2 OF SAID MEDITERRANEAN VILLAGE IN THE PARK; THENCE LEAVING THE SAID EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE, ALONG THE SAID SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, SOUTH 89°41'20" EAST, 647.02 FEET TO A POINT ON THE WEST LINE OF THE EAST 50 FEET OF BLOCK 5, MRS. SARAH MCMULLEN'S SUBDIVISION, AS RECORDED IN PLAT BOOK 1, PAGE 41, PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA; THENCE LEAVING THE SAID SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, ALONG THE SAID WEST BOUNDARY LINE OF THE EAST 50 FEET OF BLOCK 5, SOUTH 00°03'59" WEST, 235.00 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF PARK STREET; THENCE LEAVING THE SAID WEST BOUNDARY LINE OF THE EAST 50 FEET OF BLOCK 5, ALONG THE SAID NORTH RIGHT OF WAY LINE OF PARK STREET, NORTH 89°41'20" WEST, 137.10 FEET TO THE POINT OF BEGINNING. CONTAINING 279,998 SQUARE FEET (6.428 ACRES) MORE OR LESS. i � � Shaping the Future Stormwater Design Narrative TO: Project File FROM: Tom Burke DATE: May 9, 2014 (No Update from January 29, 2014) RE: Prospect Lake Park Stormwater Narrative The subject property is located in the Town Lake Residential Character District of Downtown Clearwater and is currently owned by the Community Redevelopment Agency and the City of Clearwater. It has frontage on Cleveland Street, Prospect Avenue, Martin Luther King Jr. (MLK) Avenue, Park Street (dead-end) and Pierce Street. The subject property is also located adjacent to and served by Prospect Lake Park, a regional stormwater retention area (aka, Town Pond, see attached figure). The property was originally separated into three tracts which totaled 4.13 acres. Today, the acquired property totals approximately 6.82 acres including Park Street (a portion of which will be vacated). Town Pond is an existing wet detention pond that serves an approximately 101-acre basin in the downtown area, including the subject property. Town Pond is currently undergoing improvements including volume expansion (west bank) and littoral shelf creation which were permitted under SWFWMD permit 44-22515-000 and 44-22515-007 modifications. Existing site improvements include approximately five (5) buildings, asphalt parking, utilities (sewer, water, storm, etc.), Park Street right-of-way and open space. Stormwater management for the subject property is provided by Prospect Lake, a regional stormwater retention basin. Existing storm infrastructure includes manholes, inlets and conveyance pipes adjacent to and through the property. Much of the existing storm infrastructure will be removed and incorporated into the redevelopment's stormwater plan. The calculated curve number for the existing condition is CN = 86. This curve number is considered low as it is based on recent conditions whereas the subject property has historically been nearly fully developed with automotive related enterprises. Site drainage includes overland and pipe flow from the north and east towards the south and west into Prospect Lake. J:\00023\00023027.01\doc\permits\City of Clearwater\CDB - Initial Sub 050914Wpps\Stormwater Design Narrative.docx Stormwater Design Narrative May 9, 2014 Page 2 Post-development conditions include residential, commercial and amenity buildings; pedestrian sidewalks, parking and drive areas; pool and decking, dog park and other opened landscaped spaces. Proposed stormwater management includes collection of runoff from the subject property and conveyance to Prospect Lake. In addition, off-site runoff historically conveyed through the site will be combined with on-site runoff and conveyed to the lake. An existing 42- inch storm pipe located in the southeast corner of the subject property will also need to be re- routed for construction of Building E, a residential building. Proposed storm infrastructure includes manholes, inlets, storm pipe and relocation of existing stormwater trunk lines. The calculated curve number for the proposed condition is CN = 95. Site drainage pattern will generally follow existing flow pattern as described above. A drainage easement (20 to 25 foot) is proposed for that portion of the stormwater infrastructure that will be conveying off-site flows from MLK Avenue. J:\00023\00023027.01\doc�permits\City of Clearwater\CDB - Initial Sub 050914Wpps\Stormwater Design Narrative.docx ❑ � �� C�'r*�/I�os �� .P��, .��. � e, �� ee� ��.�� CITY OF CLEARWATER PROSPECT PARK MIXED USE DEVELOPMENT FLEXIBLE DEVELOPMENT LAND USE NARRATIVE SUBMITTED 05.09.2014 Prepared for. Prospect Real Estate Group Prepared by: Cardno 380 Park Place Boulevard, Suite 300 Clearwater, Florida 33759 727.531.3505 www.cardno.com Page intentionally left blank Prospect Park - Mixed-Use Development Fiexible Development Land Use Narrative - 2014-05-09 Contents DevelopmentSummary .......................................................................................................... 1 FlexibleDevelopment Request ............................................................................................................. 2 Section I- General Applicability Criteria .................................................................................. 3 Section II — Comprehensive infill redevelopment project criteria (Flexibility Criteria) ............... 6 SectionII I- Public Amenities Pool .........................................................................................11 Section VI - Downtown Design Guidelines .............................................................................12 SiteDesign ..........................................................................................................................................12 BuildingPlacement ............................................................................................................................. 14 Additional Requirements for character districts and Special Areas ....................................................15 BuildingDesign ................................................................................................................................... 15 Materialsand Color.� ............................................................................................................................ 20 Design Guidelines for Rehabilitation of Historic Structures ................................................................ 20 Signsand Miscellaneous .................................................................................................................... 21 Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 Development Summary The proposed mixed use development includes new commercial shops and attached residential units in Downtown Clearwater. The site is located along Cleveland Street, between S. Prospect Avenue and Martin Luther King Jr. Avenue. The property abuts Prospect Park along its southern boundary. Park Street extends partially into the project to the east. The project originated from a Request for Proposal from the City of Clearwater with the intention to implement the Downtown Redevelopment Plan with urban housing and commercial uses along Cleveland. The project is designed with five individual buildings. Buildings A and B are situated along Cleveland Street and are designed to be activated with ground floor commercial spaces, live/work units, and amenity uses that serve the apartment units within the development. Attached residential units are planned in all the buildings and are located on the upper floors above the commercial uses. Building A includes ground-level live/work units and also includes Amenity space for the residential units. The Amenity spaces include a leasing office and a business center/cyber cafe reserved only for the residents (non-commercial space). Building B includes commercial areas that will be leased to Retail Sales and Service and Restaurant tenants. Building B also includes Amenity space for the apartment units. The unit mix and amenity package directly targets the young professional that seeks an urban community with walking distance to commercial and social destinations. The 1- and 2-bedroom units and resident amenities are geared to satisfy the diverse and individualistic lifestyles desired by the "creative class", all within a four-story building. The attached residential units are planned as one and two-bedroom units. The live-work units are designed as one-bedroom residences that include a portion of the unit area as flex space that can be used for retail sales and service. The project is designed to be urban in form, siting buildings close to the adjacent streets and placing a gated parking area interior to the project. The parking area is planned to primarily serve the residential units. However, the parking area is planned to be open and available to commercial patrons and employees during the day time. It is contemplated that commercial patrons will also utilize existing public parking facilities including streets and public parking garages located within 1/4 mile of the project, as well as alternate modes of transportation including transit, bicycle, or walking. The following chart summarizes the development proposal in terms of land uses, area, and units. Commercial Uses 12,996 _. _.. _ __. _ __ ___ - --- --- — _ Reta�l Sales and Serv�ce (Shops) __ 8 996 __. __.___ __.. -- -_._�. _ --- .._..__...____. Restaurant (S�t Down) 4, 000 . . - ---- ___ - --g _ Attached Residential Uses 257 dwellin units �_ . _ _- -- -- - — � - � 1-Bedroom Units (including 7 L�ve/work Units) 176 (68.5% of total) -- - - _ 2-Bedroom Units 81 (31.5%_of total) _ __ ________ __. ___._ _______ ------------ -- --- ----- ------- Accessory Amenity Uses (e.g. leasing office, business center, lounge, 9,125 sf exercise area) _..__ ___. _ ___..._� ... . _ � �-- -------_.._ Note: Commercial areas include adjacent ancillary buildmg areas such as corridors, service areas, and loading. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 1 Building B 12,996 sf Commercial _____ _ ----__ .,,.--- _______ Retail Sales and Service (Shops) 8, 996 sf --- ---- (including 3,103 sf of adjacent corridors, service, and loadings) ---- .. _ _�.._ ___ _ -- -- _ � Restaurant (Sit Down) 4, 000 sf _ � _. �. _ __. � —__ ___ — Note: Commercial areas inciude adjacent ancillary building areas such as corridors, service areas and loading. FLEXIBLE DEVELOPMENT REQUEST The applicant is seeking a Flexible Development approval of a Comprehensive Infill Redevelopment Project to specifically include the following two requests: > The first request is to eliminate the separate off-street parking requirements for the commercial uses of the project. A Parking Demand Study is provided with the submittal under a separate title. > The second request is to increase the maximum density for the site from 30 dwelling units per acre to 41 du/a pursuant to the Public Amenities Incentive Pool of the Clearwater powntown Redevelopment Plan. The applicant requests the City allocate 69 units to the project from the available incentive pool. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 2 Section I- General Applicability Criteria 1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of the adjacent properties in which it is located. Response: The adjacent properties possess a mix of land uses including retail/commercial/office to the north, attached residential and auto repair to the west, a park to the south, and auto repair to the east. Existing buildings in the immediate vicinity are one and two stories and cover the majority of their sites; building conditions range from new construction to poorly-maintained. Larger, mid-rise buildings exist or are being constructed further east and west along Cleveland Street. Cleveland Street, S. Prospect Avenue, Martin Luther King Avenue and Park Street have on-street parking. The streetscape improvements to Cleveland Street and continued enhancements to Prospect Park create a neighborhood character that is urban and pedestrian-oriented. There is no sidewalk linkage between Cleveland and the park, but a mid-block plaza along Cleveland Street provides a pedestrian link to the park. The Clearwater powntown Redevelopment Plan designates the vicinity as the Town Lake Residential District. The district is envisioned to "be redeveloped as a residential district with neighborhood commercial uses." The Plan's intended development pattern describes residential development to be oriented towards Prospect Park but along major streets to maintain an urban and pedestrian environment. Commercial development is required to be constructed close to the street. The proposal is a mixed-use infill development that includes commercial and restaurant uses along Cleveland Street with residential on the upper floors. Attached residential units are proposed for the other buildings. The proposal includes a plaza area mid-block along Cleveland Street to provide pedestrian link to Prospect Park. Buildings along Cleveland Street are planned to be 4 stories and the residual buildings will be 3 stories. The proposed development is in harmony with the scale, bulk, coverage, density and character of adjacent properties by providing retail/commercial/live-work uses along Cleveland to complement other commercial uses along the corridor and to create an urban streetscape. The attached residential are oriented to side streets and to Prospect Park. All surFace parking is planned interior to the site. For these reasons, the proposed development is in harmony with the immediate vicinity and with the intended character as defined in the Clearwater powntown Redevelopment Plan. 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. Response: The Clearwater powntown Redevelopment Plan designates the vicinity as the Town Lake Residential District. The Plan's intended development pattern describes residential development to be oriented towards Prospect Park but along major streets to maintain an urban and pedestrian environment. Commercial development is required to be constructed close to the street. The proposed development is a mixed-use infill development that includes commercial uses along Cleveland Street and attached residential units along side streets and Prospect Park. The development is proposed at 3 and 4 stories and within the 75-ft height limit of the plan district. The proposed land uses and development form coincides Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 3 with the intended redevelopment character of the Clearwater powntown Redevelopment Plan. For this reason, the proposed development is not expected to hinder or discourage the appropriate redevelopment of adjacent land. The proposed development will implement the Community Redevelopment Agency's intent to redevelop this particular property with urban-scale residential and retail/office space along Cleveland Street. The proposal will remove non-conforming (prohibited) uses from the area which include vehicle service, vehicle service, major, and repair. 3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood of the proposed use. Response: The proposed project is a mixed-use infill development that includes commercial uses along Cleveland Street and attached residential units along side streets and Prospect Park. The development is proposed at 3 and 4 stories with secured parking interior to the site. The project will strengthen the pedestrian infrastructure in the immediate vicinity by providing sidewalk improvements and a mid-block pedestrian linkage between Cleveland Street and Prospect Park. The proposed uses are not characterized as noxious, hazardous, or threatening to safety. The project design and land uses are not expected to adversely affect the health or safety of those residing or working in the neighborhood. 4. The proposed development is designed to minimize traffic congestion. Response: The mixed-use infill development includes commercial uses along Cleveland Street and attached residential units on the upper floors, alongside streets, and around Prospect Park. The project is designed with buildings oriented to adjacent streets and to Prospect Park, as well as pedestrian linkages across the site and between buildings. Secured parking lots are located interior to the site. This site design and building arrangement creates an environment that is comfortable for pedestrian mobility. When the pedestrian environment is enhanced, it creates opportunities for alternate modes of transportation including walking, bicycle use, and transit. Additionally, it enhances the likelihood of use of existing transit facilities, which include the two transit lines that run along the Prospect and Cleveland frontages and the transit station located 0.30 miles to the west. The project will add residential units to the downtown area, helping to create a central business district with a mix of uses and creating opportunities for people to live and work within the same district. This land use pattern lessens the need for single-occupant vehicle trips to move around the district. For these reasons, the project design is anticipated to minimize traffic congestion. 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. Response: The Clearwater powntown Redevelopment Plan designates the vicinity as the Town Lake Residential District and is envisioned to "be redeveloped as a residential district with neighborhood commercial uses." The Plan's intended development pattern includes residential development oriented towards Prospect Park but along major streets to maintain an urban and pedestrian environment. Commercial development is required to be constructed close to the street. For these reasons, the proposed land uses and project Prospect Park- Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 4 design and land use mix will complement the intended community character as described by the Clearwater powntown Redevelopment Plan. The community character of this area can be described as in a state of transition from an underdeveloped, semi-blighted area into a quality urban neighborhood with recreation, service, and pedestrian amenities. The community includes a mix of land uses including single-story retail/commercial/office to north, attached residential and auto repair to the west, a park to the south, and auto repair to the east. The nearby western portions of Cleveland Street include established retail, restaurant, and civic uses. The streetscape improvements to Cleveland Street and continued enhancements to Prospect Park create a neighborhood character that is urban and pedestrian-oriented. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts, on adjacent properties. Response: The mixed-use proposal includes commercial uses along Cleveland Street and attached residential units along adjacent streets and Prospect Park. The adjacent properties are characterized as a mix of commercial, residential, recreational and auto repair land uses. The proposed uses are not expected to create acoustic, olfactory, or operational conflicts onto these adjacent properties. The proposed building orientation and height is not dramatically different from adjacent properties. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 5 Section II — Comprehensive in�ll redevelopment project criteria (Flexibility Criteria) 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district; Response: The request for the Comprehensive infill redevelopment project approval is sought to overcome two land use barriers relating to parking requirements and density limitations. The proposed project has been designed at the optimal market balance of dwelling units, commercial space, parking and building intensity. Off-Street Parkinq for Commercial Repuest The first request is to eliminate the off-street parking requirements for the commercial uses of the project. The Clearwater powntown Redevelopment Plan requires that buildings be placed close to adjacent streets and parking located behind buildings to strengthen the pedestrian environment in the district. In this arrangement, the commercial portions of the project are intended to function like the established shops in the western sections of Cleveland Street where the urban environment is focused on pedestrian activity and patronage. Given the project site design and building arrangement, many patrons are expected to use alternative modes of transportation including walking, bicycling, and transit. The enhanced pedestrian environment will also enhance the likelihood of use of existing transit facilities, which include the two transit lines that run along the Prospect and Cleveland frontages and the transit station located 0.30 miles to the west. Other commercial customers are expected to use on-street parking located directly in front of the individual shops and other public parking within an easy walk from the site. There are currently 124 striped on-street parking spaces within 1/4 mile of the site along Cleveland Street, Prospect Avenue, Park Street, and Martin Luther King Jr Ave. A secured, gated parking lot is planned interior to the site to serve the residential portions of the project. A gated parking lot is required from a market perspective to cure perceptions relating to safety and security. The parking area will be open to commercial patrons during day time hours, but secured for residents during all other times. Given the intended urban district character from the downtown plan and the market demand for secured residential parking, redevelopment of this site will be impractical and contrary to the Downtown Plan if off-street parking is required for the commercial portions of the project. Moreover, redevelopment is expected to be impractical due to the expense of providing such parking and the land area that would be needed to provide it. Meeting the parking requirement would limit the amount of commercial and residential that could be provided on site, and would eliminate the focus on on-street parking in this district, both of which are contrary to the visions of both the Downtown Plan and the CRA's Request for Proposal. Residential Densitv Request The second request is to increase the maximum allowable density from 30-dwelling units per acre to 42. The increase is allowed using the Public Amenities Incentive Pool of the Clearwater powntown Redevelopment Plan. This pool allows the City to grant projects Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 6 additional units above the underlying Future Land Use designation in exchange for eligible amenities being provided in the downtown district. The proposed development provides the following amenities as a means to earn the requested density increase: (a) Residential uses in the Downtown Plan district, (b) mixed use project that furthers the Plan's major redevelopment goals and character district vision (Commercial along Cleveland Street in the Town Lake Residential Character District), and (c) significant public-accessible open space on site (plaza between Buildings A and B along Cleveland). The development would be considered impractical and economically infeasible when considering the construction cost verse the future revenue if the site were limited to 30 dwelling units per acre (+/-191 residential units). The downtown guidelines require a development form that is more costly than development in a suburban setting; thus additional density is needed to offset the initial development costs. The downtown plan establishes the Public Amenities Incentive Pool as a tool to mitigate the additional construction costs associated with urban infill redevelopment. Through this program, the City acknowledges that higher density allowances are needed to entice redevelopment in this area 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; Response: The Comprehensive Plan states that Downtown Clearwater is designated as a Regional Activity Center suitable for increased threshold intensity for development consistent with the boundaries of the Central Business District as identified by the Tampa Bay Regional Planning Council's Strategic Regional Policy Plan and as indicated in the Clearwater powntown Redevelopment Plan approved in 2004." The Clearwater powntown Redevelopment Plan designates the vicinity of the subject project as the Town Lake Residential District and is envisioned to "be redeveloped as a residential district with neighborhood commercial uses." The Plan's intended development pattern includes residential development oriented towards Prospect Park but along major streets to maintain an urban and pedestrian environment. Commercial development is required to be constructed close to the street. The Community Development Code states the intent and purpose of the Downtown District is to establish a mixed-use downtown where citizens can work, live, and shop in a place which is the economic, governmental, entertainment and cultural focal point of a livable city. The code allows for flexibility in off-street parking when (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 the physical context, including adjacent buildings and uses are such that there is a high probability that patrons will use modes of transportation other than the automobile to access the use AND/OR (b) adequate parking is available on a shared basis as determined by all existing land uses within 1,000 feet of the parcel proposed for development or parking is available through any existing facilities or the shared parking formula. The proposed development is a 3 and 4 story, mixed-use infill development all includes commercial uses along Cleveland Street and attached residential units along street Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 7 frontages and Prospect Park. The project will strengthen the pedestrian infrastructure in the immediate vicinity by providing sidewalk improvements and a mid-block pedestrian linkage between Cleveland Street and Prospect Park. The land use mix and the project design are consistent with the intended character of the Comprehensive Plan, Redevelopment Plan, and the Community Development Code. Off-Street Parkinp for Commercial Request The requested waiver to the required commercial off-street parking requirement is sought consistent with the Code's flexibility criteria; the majority of patrons are expected to use other modes of transportation other than the automobile (eg walking, bicycling and/or transit) and adequate on-street parking is located within 1/4 mile of the site; (124 striped stalls are located along Cleveland Street, Prospect Avenue, Park Street, and Martin Luther King Jr Avenue). The parking waiver is also consistent with the Clearwater Downtown Redevelopment Plan's goal to achieve a mixed-use, pedestrian-oriented environment. Residential Densitv Request The requested increase of the maximum allowable density from 30-dwelling units per acre to 42 is sought to achieve an economically viable, and highly urban development character. The resulting site intensity is consistent with the Clearwaterpowntown Redevelopment Plan - Town Lake Residential Character District vision to "be redeveloped as a residential district with neighborhood commercial uses." The density increase is allowed using the Public Amenities Incentive Pool of the Clearwater powntown Redevelopment Plan. This pool allows the City to grant projects additional units above the underlying Future Land Use designation in exchange for the following amenities being provided in the downtown district: (a) Residential uses in the Downtown Plan district, (b) mixed use projects that furthers the Plan's major redevelopment goals and character district vision (Commercial along Cleveland Street in the Town Lake Residential Character District), and (c) significant public-accessible open space on site (plaza between Buildings A and B along Cleveland). 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties; Response: The proposed mixed-use development will directly implement the vision of the Town Lake Character district of the Downtown. Additionally, the project implements the desires of the Community Redevelopment Agency (CRA) to develop this property with multi-family and commercial uses along Cleveland Street. The proposal is a response to a direct Request for Proposal from the CRA to redevelop the vacant and underused, nonconforming land. Finally, the proposal replaces existing non-conforming (prohibited) uses, including vehicle service uses. Given that development of the project specifically conforms to the goals and vision of the City, the CRA, and the approved plans for the area, and given that many of the surrounding properties include uses prohibited by the Downtown Plan, the proposal is consistent with this criterion. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development; Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 8 Response: The downtown plan establishes a vision to strengthen Cleveland Street as a signature commercial street and also to develop the Town Lake character district into an urban residential neighborhood. The adjoining and contiguous properties include a vacant property to the east at Martin Luther King and the a public park/regional retention pond to the south. The other properties along Cleveland Street in this immediate vicinity include a mix of retail, institutional, banking, restaurant, and multifamily uses. The other properties around Prospect Lake include a mix of multi-family, office, retail, industrial, and repair businesses. The project with positively effect the adjacent properties and the area as a whole as the proposed mixed-use development is consistent with the Downtown Plan and, as it is a direct response to the CRA's Request for Proposal, is the desired redevelopment for this parcel. The proposal will complement other businesses along Cleveland Street and help provide a market for other infill development on nearby properties which are vacant or otherwise inconsistent with the Downtown Plan. 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; Response: The proposed commercial and residential uses are permitted as Flexible Standard and Flexible Development uses in the Downtown District. The requested density increase is allowed by the Public Amenities Incentive Pool program of the Clearwater powntown Redevelopment Plan. 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; Response: The proposed mixed use project can be characterized as a major catalyst project to implement the Town Lake Residential District of the Clearwater powntown Redevelopment Plan. The project, a direct result of the CRA's Request for Proposal, will build upon existing city investments on Cleveland Street and Prospect Park. The project is expected to initially provide construction jobs and then to provide local jobs through the commercial businesses, the residential facility, and the live/work units. The project will provides convenient housing for the workforce in the downtown area. The project is planned to attract permanent residents in downtown Clearwater. Permanent residents in the downtown core will create market demand for private services in the immediate vicinity. The proposed commercial uses will contribute to the daily service needs that are vital to creating a comfortable, sustainable downtown environment for residents and office workers. Moreover, such uses will encourage future redevelopment of adjacent properties consistent with the Downtown Plan, bringing more jobs and more diversity to the economy of the City. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 9 c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor; Response: As described herein, the project is taking a vacant, underused parcel and redeveloping it into a significant economic contributor in the City of Clearwater. d. The proposed use provides for the provision of affordable housing; Response: The proposed mixed-use development include market rate dwelling units. 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 Response: The commercial portions of the project are intended to function like the established shops in the western portions of Cleveland Street where the urban environment is focused on pedestrian activity and patronage. Commercial customers are expected to use on-street parking located directly in front of the individual shops or use alternative modes of transportation including walking, bicycling, and transit. The CBD future land use designation supports the proposed project design/character as well as the request to waive the off-street parking requirement for the commercial portions of the site. The Downtown zoning district implements the CBD plan classification. Any amendments or rezones would be inappropriate at this site and result in spot designations. f. The proposed use provides for the development of a new, and/or preservation of a working waterFront use. Response: Not Applicable 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; 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; Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 10 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 stepbacks; and . Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. Response: The proposed mixed use development seeks flexibility with regard to on-site parking and a density increase pursuant to the Public Amenities Incentive Pool program of the Clearwater powntown Redevelopment Plan. The proposed development is designed to be consistent with the downtown guidelines. A separate narrative has been prepared to provide a response to each of the applicable design guidelines (see Section VI of this narrative). Section III - Public Amenities Pool How many dwelling units are proposed to be used from the public amenities incentive pool? 72 How much square footage is proposed to be used from the public amenities incentive pool? None Is there a height increase requested? No Provide a complete description of the proposed amenities to be provided (attach drawings, photographs, etc. as applicable) Response: The density increase is allowed using the Public Amenities Incentive Pool of the Clearwater powntown Redevelopment Plan. This pool allows the City to grant projects additional units above the underlying Future Land Use designation in exchange the following amenities being provided in the downtown district: • Residential uses in the Downtown Plan district (257 du), • Mixed-use projects that furthers the Plan's major redevelopment goals and character district vision (12,996 sf Commercial along Cleveland Street in the Town Lake Residential Character District), AND Public-accessible open space on site (+/-7,450 sf plaza between Buildings A and B along Cleveland Street). Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 11 Section VI - Downtown Design Guidelines New Construction SITE DESIGN Block and Lot Characteristics A major contributing element to the revitalization of the Downtown is significant pedestrian activity. Extensive national research of pedestrian behavior documents that walkable blocks of approximately 600 feet in length promote a vibrant and diverse downtown. Downtown Clearwater has an existing grid street pattern with minor exceptions and this pattern should be respected as redevelopment occurs. Appropriate block and lot size depends on the character district in which the property is located and should help create a sense of human scale. Larger lots with buildings located away from the roadway can create a campus-type or more suburban appearance that may be more appropriate for the Town Lake Business Park District. Smaller lots, such as those typically found in the Downtown Core, create a walkable urban environment with a greater sense of space and place and provide opportunities for social interaction. Greater numbers of users supporting greater numbers and types of businesses results in a vibrant and diverse downtown. Response: The mixed-use project is located on an existing downtown block. The distance between Cleveland Street and Pierce Street is appropriately 565-ft. A plaza and pedestrian accessway is proposed mid-block along Cleveland. This pedestrian feature is located approximately 360-ft from either Prospect or Martin Luther King. Access, Circulation and Parkinq Vehicles and people need to co-exist, however, it should be recognized that the Downtown is first and foremost for pedestrians. Circulation throughout the Downtown should be designed to provide safe and direct connections that minimize vehicular-pedestrian conflicts. Parking lots and garages should be as unobtrusive as possible while maintaining easy accessibility. Pedestrian circulation patterns transitioning from parking areas should be designed to be safe, convenient and attractive. Response: All on-site parking lots and private garages are located behind the project buildings. There are internal sidewalks that provide pedestrian linkages from the vehicular use areas to each building and to the public streets. Site Elements Open Space Open spaces provide public "living rooms" in the urban setting. The design and location of these spaces are important determinants in creating successful pedestrian environments. In general, the type and character of the urban open space should be influenced by the desired function of the space, surrounding uses and the potential users of the space. In addition, amenities provided within open spaces can enhance the connectivity of the various design elements making up these spaces. Amenities include benches, chairs, tables, planters and landscaping. Public art enlivens open spaces and buildings adding to the cultural vibrancy of a city. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 12 Response: The project is located adjacent to Prospect Park. Buildings are oriented to this public amenity. Sidewalks are provided to enhance pedestrian access to the park. Additionally, the project includes a plaza located mid-block along Cleveland Street between a planned restaurant and the leasing office/business center. A pedestrian pathway is provided to link the plaza to Prospect Park. Bufferinq and Screeninq Buffering and screening help define spaces, block unsightly yet necessary elements and preserve and enhance an area's quality and character. Within an urban setting buffering will be achieved through the use of landscaping, decorative fences, walls, pots, planters, etc. Mechanical Equipment, Concealed Wireless Communication Facilities, Loadinq and Service Areas. Mechanical equipment, wireless communication facilities, loading and service areas shall be integrated into the design of the site, located in the most unobtrusive location possible and buffered and screened appropriately. Response: Loading and Service areas are located behind Building B. Major mechanical equipment and similar items are located in service rooms inside individual buildings. Ground-floor outside equipment is proposed to the rear and/or sides of buildings. Landscaping is proposed around the equipment. Roof mounted equipment will be screened from sidewalk view with a building parapet. Further detail will be provided at the time of building permit review when the mechanics of the buildings will be finalized. Landscaqinq Landscaping should be used as a design element fully integrated with a site and building while also recognizing and defining the urban setting. A well-designed landscape contributes to the site's aesthetics and improves the livability in a dense urban environment. Landscaping can also preserve and enhance the acoustic and visual privacy of a site while supporting and accentuating the architecture of a building. The use of indigenous species and other water-saving techniques are encouraged. Response: The landscaping along the street frontages are intended to strengthen an urban neighborhood character. Plant material along frontages is generally limited to foundation plantings. The majority of the trees and shrubs are concentrated to the sides of buildings, the apartment outdoor amenity area, rear court yards, along Prospect Park, and within the interior vehicular use areas. Fences and Walls Fences and walls shall be utilized around service/loading areas, dumpsters and mechanical/utility equipment to buffer these uses from surrounding properties and rights-of-way and to provide security for this equipment. Fences and walls may be incorporated as a design element to assist in defining property boundaries and entrances, open spaces and to provide a transition between public and private realms. Response: The service, loading, and dumpsters are located to the rear of Building B. These areas are fully screened from off-site view by the building and wall elements. Fences are proposed around the property boundary to define the space and secure the interior parking and private resident use areas. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 13 BUILDING PLACEMENT Location The appropriate location of a building should help define and provide a coherent streetscape and appearance of an area resulting in a defined sense of space and place. The appropriate location of a building on a site varies depending on the character district in which the development is located. A setback or a build-to line will determine the appropriate location of a building. A setback requires a minimum distance from a property line which may be exceeded whereas a build-to line prescribes a particular distance from a front property line. Response: All buildings are located close to the perimeter property boundary to achieve a distinctly urban neighborhood character. There are no surface parking lots or deep lawn areas proposed between the buildings and the adjacent roadways. Orientation Buildings should be oriented towards the street. The orientation of the front facade of buildings along the streetscape contributes to pedestrian interest in an area. Buildings that turn perpendicular to the public right-of-way or have their sole access from rear parking lots create an environment that is unfriendly for pedestrians. Response: Buildings are oriented directly towards Cleveland Street, Prospect Avenue, and Martin Luther King . All parking and service areas are located behind the buildings. All buildings have entrances located on the front and back facades. Buildings A and B have the main commercial entrances located along Cleveland Street. Separation The existing and/or desired character of the area should define the distance between buildings. Separation between buildings should be determined based on its surroundings, the character districYs vision and development pattern, intensity of development, pedestrian activity and height of the building. When separation between buildings is unavoidable or desirable, the separation should be designed to function in a manner that complements the surrounding area. Response: The site is located within the Town Lake Character District and is envisioned to be a primarily urban residential neighborhood. The majority of the building areas house residential units with windows located on all building facades. There is also a desire to provide sidewalk connections to the adjacent park and surrounding streets. The site was designed with ample building separation (a) to allow light in unit windows and (b) to provide for sidewalk access between buildings. Coverape High percentage of ground coverage is encouraged in a downtown to create a critical mass of activity. The amount of ground coverage varies among character districts with the most intense coverage found in the Downtown Core and the commercial areas of the other districts. In addition to a building, coverage can also include plazas, courtyards, outdoor cafes and other public spaces. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 14 Response: The site was designed so that buildings occupy the majority of the street frontages with focus on Cleveland Street, Prospect Avenue, and Martin Luther King. The areas between the buildings are proposed as plazas, sidewalk access, and urban-scaled landscaping planters. ADDITIONAL REQUIREMENTS FOR CHARACTER DISTRICTS AND SPECIAL AREAS Transition Areas The transition area guidelines apply to the properties adjacent to the Downtown Plan boundary in the following two areas: • In the Old Bay District, all properties located north of Seminole Street and west of Osceola Avenue (Fig. 1). • In the Town Lake Residential District, all properties located on the south side of Chestnut Street (Fig. 2). Transition area guidelines apply due to the significant differences in the development potential and pattern between the transition area and the adjacent areas outside the Downtown Plan boundaries. Projects shall be designed so that the least intensive portion of the development (density, use and buildings) is located closest to the Plan Area boundary. The appropriate separation and orientation of a development shall be determined based on the maximum development potential/pattern of the adjacent area. Response: The site is not located within a Transition Area. BU/LDING DESIGN The purpose of building design requirements is to establish design standards so that new construction is compatible with its surroundings. The first step in design is to identify a building's orientation and placement to contribute to a unified streetscape creating a sense of place. The second critical part in design is a building whose form and architecture contributes to its character district. Successful building design is a marriage between form and architecture to visually connect with the existing and/or desired character of the surrounding area. A compatible structure is one that possesses patterns of form and architecture that are found in surrounding buildings creating "points of agreement" between them while retaining the individuality of the building. Quality urban design balances a respect for an area's existing or desired pattern with the design of new structures. Response: The Town Lake Character District is envisioned to develop as a downtown urban residential neighborhood with commercial uses located along Cleveland Street. The proposed project mimics the development pattern of western Cleveland Street where multi-story buildings are constructed along the public sidewalk, provide ground floor commercial uses, possess abundant fenestration, and have architecture articulation. Consistent with the District vision, and in direct contrast to the residential project directly across Prospect Avenue on which a continuous wall is constructed along Cleveland Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 15 Street, the proposed project will visually connect with the desired character of the surrounding area. The buildings are proposed to be close to and oriented to Cleveland, Prospect, Martin Luther King and Prospect Park. All building facades have window coverage, private balconies, and include architectural articulation. Form The form of a building is made up of a combination of elements including mass, scale, height, width, depth, rhythm and spacing. Response: All buildings include both architectural articulation and fenestration. The facades are broken up with portions of the walls recessed from the main building planes. Balconies are generously distributed along the facades. Windows are provided in a rhythm on all facades. Mass/Scale Mass refers to an interplay of the height, width and depth of a building. Mass can be augmented and influenced by design features such as columns, awnings, arcades, recessed bays, doors and windows which can reduce or increase the apparent mass of a building. Scale refers to the relative size of a building as it relates to neighboring buildings. The size and proportions of new development should be related to the scale of nearby buildings. Even if much larger than its neighbors in terms of square footage, the building should maintain the same scale and rhythm as the existing buildings. Response: The proposed building masses are augmented with extensive window coverage, balconies, and recessed portions of the facade. None of the building facades are designed as flat, uninterrupted planes. These design elements reduce the mass of the building. The buildings along Cleveland Street are four stories and the residual buildings along Martin Luther King and Prospect Park are three levels. There are no existing buildings on the same block. The nearby existing buildings along Cleveland Street are one and two level structures. Given the location in the downtown district and their location across public roadways, the proposed buildings are in scale with the immediate vicinity. Heiqht New development and redevelopment should respect the vertical height of existing or approved adjacent buildings and contribute to a pedestrian scale. The apparent height of a building/development can be influenced and augmented by a combination of stepbacks, varying building heights and horizontal features such as colonnades, canopies, awnings, cornice lines, string courses, wide windows, etc. Response: The building facades are divided into identifiable column sections that include varying heights and cornice lines. Some of these facade sections are recessed. The facades also include balconies and extensive window coverage. These architectural features downplay the building height and massing. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 16 Width The width of a building is the horizontal distance between the two outer edges along the primary facade measured at the setback or build-to line. The apparent width of a building can be reduced or otherwise influenced through the introduction of columns, windows, doors, etc. Response: Similar to the response above, the sections of the building facades are designed as identifiable column sections. Each section has a recognizable window placement pattern and color scheme. Some sections are recessed from the main building plane. Collectively, these section designs provide architectural articulation that downplay the perception of the true building width. Depth The depth of a building is the distance measured between the front and rear facades. Maintaining a consistent building depth along a block can provide opportunities for shared parking lots, plazas, courtyards and other seating areas. A consistent building depth can also facilitate the provision of consistent and logical secondary entrances. Response: Each individual building is designed with a consistent, average depth measured from the front and rear facades. Buildings A, B, and C include extensions to respond to corner locations at streets, accessways, and the pedestrian plaza. Building D includes end-cap extensions to provide architectural articulation to the side, street facing facades. Building E tapers on each end to respond to turning radii of adjacent Pierce and Park Streets. Rhvthm/Spacinq Rhythm and spacing is a pattern created by the architecture through the use of width, height, windows, doors and other architectural elements. The rhythm and spacing of the architectural elements of new buildings should strongly relate to, complement and support the existing and/or desired rhythm and spacing in an area. Response: As previously discussed, the building facades are divided into identifiable column sections that include varying heights and cornice lines. Each section has a recognizable window placement pattern and color scheme. These patterns are repeated multiple times for each front and rear facade to achieve a particular architectural rhythm. The side facades repeat the placement of windows on each level. Arch itectu re The architectural style of new development or redevelopment should be consistent with the desired development in the surrounding character districts or as otherwise envisioned by the Downtown Plan. Architecture refers to the relationship and culmination of the various features of a building including texture, proportion, entrance design, doors, windows, details, roofs, materials and color in addition to the mass and scale. A variety of architectural styles exist within the Downtown and the Guidelines should not prescribe any one architectural style as being the most appropriate. Buildings in all six Downtown character districts represent a broad range of styles typical of trends of the late-19th to mid-20th centuries with no singular style being predominant. Therefore, no one particular style or theme will be mandated for any district. New buildings may use a variety of architectural styles as appropriate to the intended use of the building and the context of the surrounding area. New design may use contemporary materials to adapt historic design elements into a new building. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 17 Response: The proposed buildings can be described as having a modern aFChitectural style that is unique to and designed for this specific site. The buildings have not been designed to a particular architectural style. However, the buildings have been designed to respond to the required building orientation, scale, massing, location, and architectural articulation as stated in the downtown plan. Facade Desipn All facades of a building should reflect a unified architectural treatment; however, there is a hierarchy of facade treatment based on location, function and level of pedestrian interaction. The specific guidelines for facades are divided into primary and corner, secondary and side facades. Facades should use a combination of architectural details, materials, window and door patterns and other design features to form a cohesive and visually interesting design. Response: The project buildings are designed with a variety of architectural elements that work together to create recognizable design patterns. All building front and rear facades have a variety of architectural elements including fenestration, balconies, recessed planes, and banding. The Buildings A and B have ground level facade designs that differ from the other buildings in order to activate the Cleveland Street frontage. Primarv and Corner Facades Primary facades include those facades located along streets designated on the Master Streetscape Plan or properties within the Downtown Core adjacent to Clearwater Harbor and Coachman Park. The design of the primary facade of buildings is critical for the atmosphere to be created along the street front. Buildings on corner lots at the intersections of streets designated on the Master Streetscape Plan are considered to have two primary facades and should receive the highest level of design treatment on those facades. However, if a corner or through lot is located on streets with different designations on the Master Streetscape Plan, the design may recognize and reflect the differences in the designations while still meeting the intent of the these Guidelines. For properties within the Old Bay and East Gateway Districts the primary facade is considered to be the facade facing the street. For corner lots, the surrounding development pattern shall determine the primary facade. Response: The ground level portions of the facades on Buildings A and B are intended to activate the Cleveland Street frontage with commercial activity. As a result, these portions of the buildings are designed with additional windows, awnings, and accessible doorways. Additionally, the building corners at the pedestrian plaza and at Prospect Avenue include prominent trellis features that extend above the main roof structure. The upper facades of Buildings A and B and the primary facades of the residual buildings are designed with architectural articulation. Facades are designed in column sections that have a specific window placement patterns. Some sections contain balconies and others are recessed from the main wall plane. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 18 Secondarv Facades A secondary facade faces alleys, parking areas and Old Bay district properties along Clearwater Harbor. The level of design along a secondary facade, while perhaps not as intense as a primary facade should continue the architectural style of the building and use the same quality of materials. Response: The secondary facades are designed very similar to the primary facades in terms of materials, fenestration, window placement, balcony use, section recession, and color. Side Facades Buildings that are not on corner or through lots typically have at least two side facades. A side facade faces adjacent buildings or properties. The side facades of a building may actually touch an adjacent building or they may be separated provided that adequate space for landscaping, parking areas, or vehicular/pedestrian access is created. While side facades may not receive the same intensity of design treatment as a primary or secondary facade they should maintain the same architectural style as the other facades. Response: The facade materials and window types are repeated on the secondary facades. The window patterns are repeated vertically to establish design rhythm. Windows and Doors Windows are a vital element which link the private (space within a building) and public (space such as streets, sidewalks, etc.) realms visually drawing passersby into buildings. Doors are also a vital element providing not only visual but, physical connections between the public and private realms. Response: All building facades have windows and provide visibility to the nearby sidewalks and public spaces. Doors are provided along front and rear building facades to provide access to both the public streets and from the interior parking areas. All upper floors include private balconies that provide physical and visual connection to the outdoors. Roof Desiqn Roof forms are one of the most highly visible components of a building. Not only do they provide a vital function but they contribute to and are integral to the overall building design through the use of distinctive, defined styles and decorative patterns and colors. Response: The buildings are designed with flat roofs, which are consistent with the majority of the other buildings further west along Cleveland. Buildings are designed with a parapet along the edges. Cornices are provided at some corner portions to add detail and prominence at intersections and the plaza. Other Architectural Features The same amount of thought and care should be put into the selection and installation of other architectural features as for more obvious features such as roofs, doors and windows. A variety of other features can provide the perfect accent or finish to a building, or conversely, ruin an otherwise wonderful structure. These may include door handles and hinges, mail slots, clocks, fire/emergency escapes, shutters, awnings etc. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 19 Response: The ground floor facades along Cleveland include other architectural features to strengthen the pedestrian environment and establish a positive sense of place. Raised planters are proposed to provide greenery and a seat wall. Awning elements are planned above some of the windows and commercial entryways. MATERIALS AND COLOR: Materials The correct choices of building materials are paramount in the success of any building. Buildings should be constructed of high quality, long lasting materials to contribute to Downtown's stability, character and pedestrian experience. Building materials on the lower levels of buildings are especially important due to their proximity to the pedestrian environment. Materials should also be appropriate to the architectural style of the building to which they belong. Important character defining details such as brick corbelling, bonding pattern, joint spacing and color should be incorporated into the design . Response: The primary building material is painted stucco system. Railings, handrails, and other metalwork are aluminum. Material details will be provided as part of building permit review. Color The color palette of a building is composed of the colors of the main body of the building, trim and accent colors. The colors chosen for awnings, canopies, shutters and roofs also contribute to the overall color scheme of a building. The overall color scheme of a building or project should reflect a cohesive pattern. These guidelines recognize that the review of a building's color scheme is a balance between an owner's creativity and individuality, the architectural style of the building and an overall harmonious vision for the Downtown. The use of a single color on all surfaces should be avoided. A two- or three-color scheme is encouraged to provide visual appeal. The main body color should be the predominant color of the building. The color tone of the main body should be guided by the size and height of the building, its location (corner or interior lot), and architectural style. The trim color is applied to architectural elements such as windows, doors, columns, porches etc. The trim color should be a lighter or darker tone of the main body color, a complimentary color to the main body color or a neutral color. In a three-color scheme, the accent color should be used sparingly to highlight certain architectural elements such as a front door or awning. Response: The buildings are conceptually designed to be painted with three distinct colors. The majority of the building facades will be painted White and Light-Gray. Column elements will be painted a Light Green. Accent awnings will be Yellow. DESIGN GUIDEL/NES FOR REHAB/L/TATION OF HISTORIC STRUCTURES [Specific Standards omitted due to non-applicability] Response: The development is new construction and does not include any historic structure. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 20 SIGNS AND MISCELLANEOUS Siqns Signage is a vital component of any commercial establishment and many multifamily developments providing identification of a particular use. There are two basic types of signs: attached and freestanding. Attached signs are physically attached to a building whereas freestanding signs are self-supporting. There are a variety of types of attached signs such as wall, projecting, hanging, awning and window. Due to the pedestrian nature of Downtown, attached signs are the most appropriate type for the area. Changeable copy is primarily oriented towards vehicular traffic, therefore, its use in an urban pedestrian environment should be limited. Monument-style freestanding signs may be appropriate within certain areas of the Downtown where building placement warrants their use. The appropriate scale and placement of signs on a facade should contribute greatly to the appearance of a building and the character of an area. Every sign should be designed as an integral architectural element of the building and site and should compliment that building with regard to materials, color, texture, finish, scale and design and architectural context. Existing, historic signage should be repaired when possible and replaced only when repairs are not feasible. Should the replacement of historic signage be necessary a replica is encouraged provided it is compatible with the architecture of the building. Signage should not obscure architectural details. Response: No signage is proposed at this phase of the land use approval process. The developer will pursue a Comprehensive Sign Program as a separate application and when specific tenants are identified for each space. Li htin Lighting and light fixtures should be part of an overall design plan and their design and placement appropriate to the building to which they will serve. When unlit, lighting fixtures can impact a building or space through the physical form of the fixture. At night, lighting can create atmosphere through the level of intensity and color of the light emitted. Response: Lighting is envisioned to be pedestrian-scaled in terms of design, height, and illumination. Lighting details will be provided at the time of construction plan review. Propertv Maintenance Maintaining properties whether occupied or unoccupied, is vital to the success of Downtown Clearwater. Properties that fall into disrepair quickly become eyesores and damage the integrity of the downtown and reduce the value of surrounding properties. In addition, required repairs are often more expensive than regular maintenance. Allowing properties to fall into disrepair costs everyone money. Regular, consistent property maintenance is the obligation of all property owners. Response: The development and property owner acknowledge the City's property maintenance requirements. The project will include on-site property management that will respond to any states of disrepair. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 21 Corporate Desian Corporate franchises typically prefer to build new structures rather than convert existing building to their needs. However, franchises more and more are moving into existing structures within a downtown. Any building occupied by a corporate franchise, whether new or existing, designated as historic or not will need to meet the requirements of these Guidelines. While many national corporate chains typically design their buildings to act as signage, they can and do modify the design of their buildings to blend with the character of the surrounding neighborhood and/or comply with design standards when required. Response: The proposal is a mixed-use development that was designed uniquely for this location. The project does not follow any corporate design. Prospect Park - Mixed-Use Development Flexible Development Land Use Narrative - 2014-05-09 22 u �� Cardno� Shapingthe Future CITY OF CLEARWATER PROSPECT PARK MIXED USE DEVELOPMENT Prepared for. Prospect Real Estate Group Prepared by: Cardno 380 Park Place Boulevard, Suite 300 Clearwater, Florida 33759 727.531.3505 www.cardno.com � Parking Demand Study — 05.09.2014 Prospect Park Mixed-Use Project Summary The proposed project is a mixed use development that includes commercial uses and attached residential units in Downtown Clearwater. The project site is located along Cleveland Street, S Prospect Avenue, Martin Luther King Jr. Avenue, Pierce Street and Prospect Park. Buildings A and B are situated along the Cleveland Street frontage and are designed to be activated with ground floor commercial spaces, live/work units, and amenity uses that serve the apartment units within the development. Attached residential units are planned in all the buildings and are located on the upper floors above the commercial uses. Building A includes ground-level Live/work Units and aiso includes Amenity space for the residential units. The Amenity spaces include a leasing office and a business center/cyber cafe reserved only for the residents (non-commercial space). Building B includes commercial areas that will be leased to third party tenants and specifically includes Retail Sales and Service and Restaurant spaces. Building B also includes Amenity space that is an accessory to the residential units. The target demographic is young professionals that have a career focus in technology and/or creative pursuits. The unit mix and amenity package directly targets the young professional that seeks an urban community with walking distance to commercial and social destinations. The 1- and 2-bedroom units and resident amenities are geared to satisfy the diverse and individualistic lifestyles desired by the "creative class", all within a four-story building. To further enhance the "live/work-play ethos" and 24-hour culture, the community includes seven live/work units along Cleveland Street. The attached residential units are planned as one-bedroom, two-bedroom, and live/work units. The live-work units are designed as one- bedroom residences that include a portion of the unit area as flex space that can be used for retail sales and service. The project is designed to be urban in form, siting buiidings close to the adjacent streets and placing a gated parking area interior to the project. The parking area is planned to primarily serve the residential units. However, the parking area is planned to be open and available to commercial patrons and employees during the day time. Commercial patrons are also contemplated to use alternate modes of transportation including transit, bicycle, or walking. Commercial patrons are also envisioned to utilize existing public parking facilities including streets and public parking garages located within 1/4 mile of the project. The following chart summarizes the development proposal in terms of land uses, area, and units. Commercial Uses 12,996 .. ._ _ --_____.___._______. . .__.____ _---- _._ _..__._._ Retail Sales and Service (Shops) 8, 996 .. . �..,___ _ _____�_—__ Restaurant (Sit Down) 4, 000 _.. - -- Attached Residential Uses 257 dwelling units __ __._.._._ _ ...._- - 1-Bedroom Units (includes 7 Live/work units) 176 (68.5% of total) _.._ _ _ _.___� ... ._______ __ __--- 2-Bedroom Units 81 (31.5% of total) _ _ - _ _ _ _ _-- ---- - - � ---------- Accessory Amenity Uses (e.g. leasing otfice, business center, lounge, 9,125 sf exercise area) _. _ _- -- ----___ ----- — _._..__ ....._. Note: Commercial areas include adjacent ancillary building areas such as corridors, service areas, and loading. 0 Parking Demand Study — 05.09.2014 Prospect Park Mixed-Use Building B 12,996 sf Commercial Retail Sales and Service (Shops) 8, 996 sf A A (including 3,103 sf of adjacent corridors, service, and loadings) Restaurant (Sit Down) 4, 000 sf �� - -- -- --- _ — - _ _ Note: Commercial areas include adjacent ancillary building areas such as corridors, service areas, and loading. Citv Required Parkinq Calculations The Downtown District (D) section of the code requires low and high minimum parking ratios for each land use. When determining the number of required off street parking spaces results in a fractional space, any fraction less than one half space shall be rounded down to the nearest whole number and any fraction of one-half space or more shall be rounded up. Commercial Uses Pursuant to the Clearwater Code, Retail Sales and Service uses require between 2 to 4 stalls per 1,000 square feet. Restaurant uses require 5 to 10 stalls per 1,000 square feet. This parking ratio standard applies to the Restaurant (Sit-down) in Building B. The projecYs commercial uses required between 38 and 76 stalls. Attached Residential Uses The Clearwater Code requires that Attached Residential units provide between 1 to 1.5 stalls per unit. When applying this standard to the project density, the residential uses require between 257 and 386 stalls. The chart below lists the required parking calculations for use in the Downtown District. Land Use Commercial Retail Sales and Service __.__.____._._ ._ _----- Restaurant (Sit-down) Required Area (s� Low Ratio (per 1,000 sfl 12,996 8, 996 2 4, 000 5 Required Required Required High Ratio Low High (per 1,000 s� Requirement Requirement 4 18 36 10 �20 40 Required Commercial Minimum Parking Range 38 76 _ _-- -----_..________.-- ---------�_ _____._. _ _. _ Land Use Units Low Ratio (per unit) High Ratio (per Low High _ _ _ . _ _ _ ________ unit) Requirement Requirement Residential -�-__ -__ _---- - -- Attached Residential 257 1.0 1.5 257 386 _ __ _ -- --- ---- _ _.._ _ _ Required Residential Minimum Parking Range 257 386 Note: Commercial areas include adjacent ancillary building areas such as corridors, service areas, and loading. -- _.. _._ _ . _ _ _ _ __ _ ___.__ _ _ _ _ _ _ . 3 Parking Demand Study - 05.09.2014 Prospect Park Mixed-Use ITE Parkinq Generation Manual Calculations The Institute of Transportation Engineers (ITE) Parking Generation Manual provides low and high minimum parking ratios for each land use based on field observations and data analyses. The manual is standard reference for conducting parking requirement analyses, site impact studies, on-site circulation studies and other Land Use related studies. Commercial Uses Pursuant to the ITE Parking Generation Manual, the Retail Sales and Service portion of the project is classified as Land Use: 820 Shopping Center. The manual suggests that the use will require a low parking ratio of 2.50 stalls per 1,000 sf on non-Fridays and a high ratio of 2.94 per 1,000 sf on Fridays. The Restaurant (sit-down) portion in Building B is classified as Land Use: 932 High- Turnover (Sit-Down) Restaurant. The manual identifies that a restaurant with no-bar or lounge will require an average of 5.55 stalls per 1,000 sf. Based on the ITE Parking Generation Ratio, the commercial components of the development will require 45 to 49 parking stalls to adequately serve the commercial uses. Attached Residential Uses The Attached Residential portions of the project are classified as Land Use: 221 Low/Mid-Rise Apartments. The manual suggests that the use will require a low parking ratio of 1.03 stalls per unit on Saturdays and a high ratio of 1.20 per unit on Fridays. As a result, the residential portions of the site are projected to need 265 to 308 parking stalls to adequately serve the residences. Based on the field studies and published ITE Parking Generation Ratios, the ITE findings suggest much less parking will be needed to accommodate the proposed uses than what is required by the Downtown DistricYs higher end parking ratio. The chart below lists the parking calculations using the ITE Parking Generation Manual assumptions. Low Ratio - Non-Peak High Ratio - Low High Land Use Area Peak (per 1,00o s� �per 1,00o s� Requirement Requirement �_ T--- _ __ _ Commercial 12,996 Retail Sales and Service (820 shopping center) Restaurant Uses (932 High-Turnover Sit- down restaurant) 8,996 2.50 4,000 5.55 2.94 23 5.55 22 27 22 Reguired Commercial Minimum Parking Range � 45 49 � � Units Low Ratio - Saturday High Ratio - Low High Land Use (per unit) Friday Requirement Requirement (per unit) Residential � __--- __.__.. ---- __ —___ __. . _..- ---.... --- Attached Residential 257 1.03 1.2 265 308 --- __ �____ _ Required Residential Minimum Parking Range 265 308 Parking Demand Study – 05.09.2014 Prospect Park Mixed-Use Proposed On-Site Parkinq Attached Residential Uses The project is planned to provide a secured and gated parking area interior to the development. The parking area includes 300 stalls comprised of surface and private garage parking areas. The parking area is planned to primarily serve the project residents and secured in evening/night time hours. Parking is available at a rate of 1.0 stall per one-bedroom (and live/work) unit. Parking is available at a rate of 1.5 stall for two-bedroom units. Based on these ratios the project includes 300 designated stalls to be used by the project residents. The proposed parking quantity is within the Code required range of 257 to 386 and the ITE Parking Generation Manual range of 265 to 308. Residential guests are planned to use alternative modes of transportation, or use public parking on adjacent streets and nearby garages. Commercial Uses The commercial components of the project are designed and planned to function like traditional downtown/main street establishments. In this arrangement, the commercial portions of the project are intended to function like the established shops in the western portions of Cleveland Street where the urban environment is focused on pedestrian activity and patronage. Patrons are encouraged to use alternative modes of transportation including walking, bicycling and transit. Other commercial patrons and employees are expected to use one of the 694 available public parking stalls within 1/4 mile of the project. The on-site parking lot will be open and available to commercial patrons during day time hours. The following charts list the proposed on-site parking and assigned residential parking strategies. Off-Street Parking Stalls Provided Residential Attached Residential Commercial K�� 300 On-site stalls 0 designated on-site stalls / day-use of +/- 300 on-site stalls (694 public parking stalls are available within 1/4 miles from the site) 1.17 stalls per unit arkin ratio --�--- � ------ N/A (1) The on-site parking lot will be open and made available to commercial patrons during day-time hours. (2) Commercial uses are planned to be partially served by alternative modes of transportation such as transit, walking, and bicycling. (3) Commercial uses are planned to reply on available downtown district public parking for patrons and employees that choose to drive. ___ _ ___. __.. _ _ _ Number of Units Reserved On-site Stalls -- __ _------------- ----- (Evenin�and Ni�httime) —___ Residential Units �� 257 dwelling units 300 1-Bedroom Units 176 1 stall per unit 2-Bedroom Units _.__. _ _ ___ __ _ _ . Live/work Units (1-Bedroom) . __._ _ _._. Accessory Amenity Uses (e.g. leasing office, lounge, exercise area) _ . _ _ _. 81 7 9,125 sf 1.50 sta//s per unit 1 stall per unit 0 (accessory use) Parking Demand Study — 05.09.2014 Prospect Park Mixed-Use Available Downtown District Public Parkinq At the time of this study, the downtown area has over 694 available public parking stalls within 1/4 mile of the project. This includes a combination of striped street parking and public parking structures. Commercial patrons, employees, and residential guests are anticipated to utilize these public parking facilities. This approach will reduce the land area impact associated with surface lots and encourages the use of existing capital improvements in the immediate vicinity. This parking behavior and alternative transportation usage is customary of downtown districts. On Street Striped Parking 1/4 mile from site 124 _ __ .._ __ _______ - Cleveland Street 72 14 $0.50 metered stalls (west of South East Avenue) _ _. Martin Luther Kin� Jr Avenue Park Street S. Prospect Avenue � Public Parking Garage 4 31 5$0.50 metered stalls (west of South East Avenue 17 - - - _- -- � --- --- -- 570 _ _ ---- Munici al Services Gara e Free Public Parking all times ot er p g 474 than M-F 6am - 5�m _ _._ _ _ ----- _____�___-__ -- - - � --- ---- ---, __ Station Square Parking Garage 96 $.50 per hour ($5.00 per day / � $48 15per month - � - - - - - _ -- _ _. Total Ava�lable Public Parkin� 694 -- -- _ _ ._ _ _ _ __._ _ __ _._ __ �_ _---- ___ ___._ Source: The information in this chart was obtained from the Clearwater powntown Parking Facilities map dated 2013-02-11 and from aerial photo�ra�h. Transit Downtown Clearwater is well served with public transit. The immediate vicinity is served by 12 bus lines that originate from the Park Street Terminal located 0.30 miles from the project site. The lines provide local access to immediately surrounding neighborhoods as well as regional connections to other cities in the larger metropolitan area. This extensive transit service in the downtown area creates opportunities to use other modes of transportation other than the private automobile. Cleveland Street Bus Lines 61 and 76 _ _ ______ � ______�_ S. Prospect Avenue Bus Lines 61 and 76 ____ � _— �___ - S. Myrtle Avenue Bus Lines 78, 66, and 18 _ __ __ _ _ - -- - ..._._. _ _...... ------------------- - --- S. Missouri Avenue Bus Lines 60 and 61 _ _ _ --.._...-- ---- - _ - - — Park Street Terminal Bus Lines 18, 52, 60, 62, 66, 67, 73, 76, 78, 98, J, and T Parking Demand Study — 05.09.2014 Prosaect Park Mixed-Use Conclusions Prospect Park is intended to complement existing commercial uses along Cleveland Street and provide downtown housing that will add patronage to these businesses. The project will extend the commercial activity further east along Cleveland Street to strengthen the area as a walking, shopping district. This arrangement will also create a downtown district that is feasible for alternative modes of transportation including walking, bicycling, and public transportation. The surrounding streets and two nearby parking garages provide ample parking on a district scale, eliminating the need for surface parking fields to serve commercial uses. Each residential unit will be assigned a parking space located internal to the project. The project will provide 300 on-site stalls that are intended to primarily service project residents. The ratios used to determine requirements aligns with the Downtown District's parking goal and coincides with ITE studies. Guests will be encouraged to use alternative modes of transportation and/or utilize public parking on nearby streets. Commercial patrons will have access to the on-site parking lot during day time hours. Generally, commercial patrons and employees are encouraged to use alternative modes of transportation and/or use one of the 694 public parking stalls located within %< mile of the site. The commercial establishments in the development are expected to capitalize and complement other shopping activity that occurs along Cleveland Street. For these reasons, the proposed development is expected to adequately accommodate the parking demand. Attachments: I: Clearwater powntown Parking Facilities Map - 2013-02-11 II: PSTA Bus System Map 0 N � N.T.S. � �Q x � � M�A4j,� �?�� c (.L� ''G � �9y1 � I � � � O W �' a �, U RATE TIME LIMIT \ No Charge Unlimited �No Charge Limited $.25/Hr. 10 Hours $.50IHr. 3 Hours —$.50/Hr. 2 Hours �$.50/Hr. 1 Hour �ti�$.50IHr. 30 Minutes �$.50Mr. 15 Minutes � Restricted Parking � Permit Only � City Parking Garages - Rate info below Information Subject to Change CITY GARAGES A GARDEN AVENUE GARAGE B MUNICIPAL SVCS. GARAGE C STATION SQUARE PARKING GARAGE PARKING LOTS 1a LIBRARY 1b WINTERS DOLPHIN TALE ADVENTURE 2 HARBORVIEW CENTER 4 N. GARDEN AVE. 5 COACHMAN 10 CITY HALL 11 DOWNTOWN BOAT SLIPS SOUTH 13 LARGE COURTHOUSELOT 14 DOWNTOWN BOAT SLIPS NORTH 15 CITY HALL OVERFLOW 16 COURT ST. & GARDEN AVE. 17 COURT STREET & FT. HARRISON 19 COURT ST. & OSCEOLA AVE. 21 COUNTY PARKING GARAGE 22 OAKAVE. 23 PARK / PIERCE ST. 24 CHESTNUT ST. 29 FT. HARRISON AVE. PC PINELLAS COUNTY LOT DaWNTOWN STREETS ON STREET PARKING � COACHMAN z � PARK Q � �m 1G J Tale Adventure HARBORVIEW � J F VI ADDRESS ;i �— siHtt COURT HOUSE 2� —� NO. SPACES 28 GARDEN AVE. 250 640 PIERCE ST. 474 628 CLEVELAND ST. 96 ADDRESS NO.SPACES 36 N. OSCEOLA AVE. 36 N. OSCEOLA AVE. 300 CLEVELAND ST. 35 WATTERSON AVE. 101 DREW ST. 112 S. OSCEOLA AVE. 150 PIERCE ST. 475 OAK AVE. 100 DREW ST. 220 PIERCE ST. 318 GARDEN AVE. 351 S. FT. HARRISON AVE. 311 S. OSCEOLA AVE. 310 COURT ST. 450 OAK AVE. 620 PIERCE ST. 615 COURT ST. 420 S. FT. HARRISON AVE. NE CORNER PIERCE AND FT HARRISON �s 50 168 s 261 51/66 42 35 19 63 7 20 39 11 85/39 18/12 37 26 105 0 � ; �- POST OFFICE G W p � FIRE STATION �;� + � _ill� vi U HOURLY/MONTHLY RATE $.50 ($5.00/day, $48.15/mo.) 7am-7pm Employees only M-F 6am-Spm $.50 ($5.00/day, $48.15/mo.) � 0 z �y ■ ARKING �� L� � � .� � ■� � .� V � LL � _ ■� L a i = i� O � � 3 � � wL' W �/� �V � �w' W � V Notes: • Downtown rates in effect 8:00 am - 6:00 pm, Monday - Friday, all other times no charge, except where posted; . Does not include handicap or reserved spaces No. SPACES ° Clearwater 407 — �.. � � . ' ` ��.� ,= ,` ' U �_ �� 4.'"`�`, General Parking Information: (727) 562-4704 Parking System Hotline: (727) 562-4892 www.myClearwater.com/parking 0 0 � � � �� aa N � �U � O R a o0 � � o N p� � � V N ^ , � y .. S ��. 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O +-i N M . � � v� -:, �D V ,.,,'� � N�;a.. „ .:: ..-� .y ;,� .-t .-i „ , � :, r �P ; , � ,<.,�. m,' ..� .,� r.��a � . _ . 3 . , �,.� __ ..u„�s r ....�t�t , a .. ._. y � _..;.ms& M �. ..� M . �.. �>_, �., �..� ...� ., ., ..,, .,,.� ,,., . � � .a ��,,,� R�i, � t ,�,� . .. .,,. �� ._ .; , �.,=�a� ��. ., . �,,... .. ..�.� , � , _ �:�..,e ''� aa � da�\�\a ( , w.�:. •„�-�� ;n �a�a� .-_. -� _ � � . . ., 4 am�+a 'i�., � 1 � . � ..._� . �. �,,�"�.��",.�+�au�iYe� ��..�w,�a rt..,.,,. ; � .a�8 � g,��, �� '"�r . , �� . � �� 0 � C earwater U Planning & Development Department Comprehensive Landscaping Application 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, IF NECESSARY, WILL 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 I NTO S ETS. THE APPLICANT, BY FILING THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE COMMUNITY DEVELOPMENT CODE. PROPERTY OWNER (PER DEED): Ci� of Clearwater & City of Clearwater Community Redevelopment Agency MAILING ADDRESS: Clearwater City Hall 1st Floor 112 S. Osceola Avenue Ciearwater, FL 33756 PHONE NUMBER: EMAIL: APPLICANT(S): nr_rw�T no ocoorccw�rnT�ve. MAILING ADDRESS: PHONE NUMBER: EMAIL: Br�an Zarlenqa Go Cardno TBE Anne Pollack c/o Fletcher & Fischer P.L. 380 Park Place Boulevard #300 Cleanvater, FL 33759 501 E. Kennedy Boulevard #802 Tampa, FL 33602 (727) 431-1547 (813) 898-2836 bryan.zarlenga@cardno.com apollack@fletchefischer.com ADDRESS OF SUBJECT PROPERTY: SE of Intersection of Cleveland Street & Prospect Avenue DESCRIPTION oF REqUEST: (a) to reduce the minimum island width from 8-ft for portions of the parking lot, and Specifically identify the request (b) to provide more than 10 stalls in a row. (include all requested code flexibility,• e.g., reduction in required number of parking spaces, height setbacks, lot size, lot width, specific use, etc.J: 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. produced as identification. Signature of property owner or representative Notary public, My commission expires: Planning & Development Department, 700 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 1 of 2 Revised 01/12 ° �le��water U Pl�nning & Dev�loprt�ent Department Comprehensive Landscapin� Application IT IS WVCU�ENT U�PO�t TW� APi►tiCANT TO SU�MIT COMPIETE AND CORIRECT Ihl�O�IAATIUN. ANY NHSLEaD�lG, �ECEPTtV�, tNCOR�4PlETE OR W�lCOIRRECT IlWFORMATIdN MAY INVALtDATE YOU� APPLICATIORI. AI,L APFUCAtb�iS J4�E TO dE F�L1�D OUT COMPLEiELY ANfl CQRR�CTLY, A�FD SUBIIA�TTED IiW PfRSON �NO FAl( QR t�Lt1�ERIES) TO TI�E PiAW� � I?�W�LOPMI�NT �EPARTNlENT BY NOON ON 7M� SCME011tED �ADll�lfi QAT4. A TOT/4l OF 11 CQN�Pi,[Tff SETS Of PIANS AWD APPLI�:ATlOM MAT�I�t1�4L.S �1 O�t�14VA1 AND 10 C4W�S) AS IREqiIi�ED VIfITH4N AIRE Tt) BL St�M�TT�O FOfl IEEYIEW �Y T!# OEVffI��MENT REW1�W GOiY�iYltTTEE. SUO�EQUEhIT �iU:IV�ITTAL f0� THE COIlN�i�I1TY DEVfLO�MEIVT �OARD, � h1ECESSARY, W�.L �EQUIRE 15 CO�APiffTE SEYS OF PiJ1� A!� ARPUCATk�N MAT�RtAtS (i O�It',�NAL AM� 14 COPiES). P1ANS AND APPIICATI01V5 ARE �EL�UIR�D TO iff COtLATED, STA�1.L0 AND FOLDED �H'fO S�TS. TM€ APIPi.lCANT, BY FII� TFHS APPLtCATl0�1, AGREES TO C0�11JPi.Y WITM iILL APi�LKABI� R�Qt�1REM�NTS OF TM4� COhAM�W�NITY nEN1E4C�AEWT CO�. �R�PEIt7Y OVkr1+�ffR t��t D��o►�; Gitv ot Cba�w►atar � C��( of Ci�;�v�tt�r C�rru�rn�r �t �ncv - MA�Lt�iG 1�it�SS: Cl��rwat�r Cify Ha� 1 a� �loor 112 S, O�ac� /4v�n+�� C .�L �7�Q �hCONt ltl.�'Iw�ER: EMAIi: ��4�� Br,ran Z�Rsrtc� �,} Ctudno i� /ir� �Yacic c�lo f� t I�fs�r P l M10.titf�Ci ADD�tE55: � Park Paloe �v�d #k3�C1 Ctss�+rtsE�r. FL 337� bQ1 �. K� 11t�4Asva� I�CI't T�r�, FL 33802 !t#ON� NtN�BER: (T2� 431-t!647 {31�j OID�-2�36 �MF4Ft: b�Yan.zari�nqsQcarAt�o.car� .aornn SEE UPDATED PAGE 1 "� �lt73peG�— At�}RESS Of Sl1�tECT P�OP€IRTY: &W e ctKNi 4�f CIBw�i ��t &�ii-��W��19i-�R� I�1�C1iJ� D€�SGFE�PI'�+i Of �QUfST: �p�ct�y kler►t�y Et�t request fhxiwde al� reqwesttd cadr }'►��l�iNty; t.�., ft�tt�an in requ�ed ras�r6er � parkfiiy� spc�ces, htf@h� atEbatA�, foc stre. �l' wfdtlL sP!'E'�it �►s� ttt.j: �tequesting Eo to Division 92, Genar�rl r� Code. As an a�en 5-�t MVid� 6o�da�'ror1 �� alo�g bL� iaced8S , S Mar�n Lt�t� Avr�►� �nd Pie�ce Street dscaping c� �ec:lk�t �-12�12.� c�f d� Corrunur�ity STATE OF �lOR1DA, COUNTY CtR RI�iWELIAS I, the tr�d�rsigrr�ed, acknowledge that �fi Swom to snd s�bsa-N�d b�fore mt �hls � day of repres�tatbr►s rna@e � this ap�#ca�ion are true and �!� �. accucate to the best of my know�adge �nd authorize .� �1—�• to me and/or by City represe�tativc vislt �nd photo�raph the �wwho ts p�rsona!!y known has iNE Prope�'tY d�sufbcd this �plitat�on. produced as klentfficafibn. , �,,3 , . `�"� qnneMarie M� Wtlls � "�'--.�. - Yc+"i�w!M�ne,.,.. �. � 5i�nature o� Prcaperty' owner a reprase+�tative N u '��....:.., �,,, ..,,,.;�v„�roTMY.oa+i My mmmissfon expires: � ` �.�� Pf�nrolnq & Dsv�lop�snt D�pa►trnent,100 �. Myrtls Av.nuo� Clearwa4�r L 3376l, id; 727-662-4667; Fax: 727-�62�48ab Pa�! 9 at � ��' AnneMla�e Wllls r�ovts.d o�r�z �,�,� C�IANSSIONOEE8431�9 �'",r',�� EXPIRES: N011. 2d, �Oi 6 '�'hs�t�N� r:iflY.�lIRCYk�*3RY•.^rq ° ��.r�vater V Pl�nning 8c Development Depart�nent Comprehensive Landscaping Applicatf on IT IS �KUMBENT 1�P0lV Tk� /�PPLtCANT t0 SU�MiT COMPLffTE AND CORItECT I�NfO�N1A'FION. ANY IMIISL�II4444b41riG, DfCEPTfVE, IAICOM�LETE t?R t�CORRECt lfiIFORMATIO�W MAY I�lVALIDATE YOUR APPLKATION. A!l AP�i.ICATtO�fS ARE TO �� tLLED OUT COMPi�TELY AND CORR�CTLY, AND SLIBMITTED IM P�RSON (R10 FAX OR t1�U�lERiESj 70 TF� RLAJd�G �i DEN4LOPMENT DEPAItTMENT BY MOON OM THf SCHEbULED DQAW.INE t1ATE. A TOTAL (� 11 CO�LETF SfsTS Of PiANS AND A�PLKATWN I�AATERIALS (1 OIt�NNAI ANfl iA tOPi�S� AIS RE(�U��D WITHIN A�E TO 8E Sl��1i11't'Eb �Of� REWIEVN �Y TFtE DfVELOPMENT RE�EW COMMITTHE�. 3U83E4WEWT SU�i�ITTAI �0� Ttl� COMI1�ttIM11'Y t�1�LO�M�NT �OAIiD, IF NfCESSARY, W1tl REQUIRE 1S CO�PIETE SETS O,f RiANS AN�D APP1,lCA►TION MATffRfAtS (i OfitfGlNAI AND 34 CO�IES). PtANS AND APPLlCATIQNS AR� REQ�I�EQ TO �E CQ�.LATED, STAPI�p AI� Ft3iDED INFI'O S€TS. TF� APPti�NT, BY Ftt�lG TH�S APPLICATIOIW, AGREES TO COMPtY WITW All apPLICA�LE IREQ�IF��ER�IENTS OF TME can�turiinr ��r��r co�. �R(3�PERTY O�MER (PH� t�E�j: C�y oi CJe�rwater � G�/ at Cl��rrwater Cc�nwnuni�v Redav�ku�rar►t l�f�y M�tMG A�ESS: Cl�r�rwa�r City H�i 1 st Fbor 112 �. O�ec� A� Ctsarv�a��er. FL ��7�f3 P#�!� Nt/�M�ER: �!!`AAkI: ��i�i ;i�N�,14T�+ N�Ltt�iCa AD{�€�: P�I�NE Mt�lwl��F4: �MAlL: SEE UPDATED PAGE 1 A�ES$ O� St1��CT P�OF'ERTY: O�SCRfiPTKi�I Of REQUEST: 3ptt�/fta/ly idrnt�y Eh� re�uest (i»clude mN rtqaesitid so�e f�ex�6bN/ty: e.q., �trct�ru� h� reqsrked rwntbrr o/ parkMq �aus, hei�, setbt4cres, bt slze, bt widl�, s�cy%at� etc.jr _�tvsn tfr�an� c% Cardr�o T�E /Mws PoNac.lc do Fk#dae�r � F�c�er P.L �0 Psrk P�e �SOUlevard 1�d00 (�+eanv�ar, �I. 337'N fOt �. I&�dy �ca�l�vscA I�AG�t Tarr�a FL 3�Q02 �sr� �a,.,�� a� a�-� bqr�.zad�,pa�dno.car, �polb�k�nstChe�fisd�er.com R�ques#ir� to !o Diviaton 92, Gen�re� rtent Code. As � e�eri 5-� wi�� k�nd�c� �r�ings a�krr�g bwik� fac�des !h� S(w4�w�i� l.wlhet Ki�M�enws. a�d Pierce Street �rcis Sec�ion �-12f�2.� of tFu� Gc�t'+rnwnity STATE OF FLORIDA, COUWTY OF P1IWELLAS ,�C' I, th� wndersigned, acknawlea�ge that ail Swc�h to �nd aubscribed betore me this �� day o# representa�ic+na macfe M thts appl�catlon are frWe and ,�� 2t„�/ . to rr�e ar►d/or by �ccurate to the best of rrty knowr�gdje and authorize City represent�tives to Wsit snd photognph the '. i who is personaMy known has property deac�b�d M EMia ap�catton. prodwced ss iden�fkation. m S�n�ture ot puopertyr ovarter or representative Notary public, My commission e�tres: Phu�nt� � RavNo�ant Dapartmw�t,1011 S. Myrt�s Awnuo, CltarwAtor, FL S37a6, TN: I�a�� ! af 4 PYbrye St of far�s � a4zee �v�rioao» � Planning & Development Department Y�l��rr°water Com rehensive Landsca in ,� lication .. p P � pp � Flexibflfty Criteria ��OV1DE CQMFI.ETH RESPO�IS�S TO EACH Of TFtE FkVE (5� FtEX161LITY CRITERIA �XRLAiN�1+JG MOWV, �i DfTA1L, THf CRITEI�10�! FS B�FN� COMPLI�D W1?H P�R 7HiS CON4Pft�HENSiVE LAFFDSCAPItYG PttQPOSAt. 1. ArcF�i�ect�ral Tt�erne: 0 Thre �ndsca�b�g in a Comprehensiwe landscap#ng pr�ram shaN be deaigneai as a part of Ehe arct�tectural theme of the prbutp�i betil�n�s proposed or cieveloped on the parcet proposed fcr the devctopment. see att�ched ��dt�t "A" '�e d��gr�,, ctis�actQr, bcatian and/o►" materials of ehe landscape treatment proposed in fiF►e Com�ehensive landuspbig pr�ram sh�a� be demor�straf�y rnore attractive than landscaping othervaise permitted on the pmrcet proposcd for de�lopr�ent wnder tMe mir�#mum �ndscape standards. N� 2. ilg�►ti�q. Aryt �g�t�r� �re�osed as s part of a CornprehensWe L�ndscapMg pro`ran� ts autorna�tcably controU�d so that tFre 1��►ttng is t�ne�f � w#tien Ci�e bwsiness is elosed. � � , . ` � p�~ . 3. Cc�mmmunJty t7re�acter. Tf�e t�ndscape trcatment proposed In the Comprehensive landscape �res;ram w€tt ent�ar►ce the cr�w�+ character o# ti� City of Cie�nnrater. s�e alt�ctted �xJ�i�t "A" 4. �ropert�y thtfues. The �ndscape treatrr►ent proposed M th: Comprehenslve Landscaping program will have a ber�e�Iclai impact on the value at the property in the bnmediate vicinfty of the parccl proposed for deveiapment. se� �tt�ctt�d �xttib�t "A" 5. Special Area or Scenk CvrrJdar �fan. The I�ndscape Ereatment proposed ht the Comprehensive l�ndscape Progrpm Is consistent u+rlthi any sp�clal �rea cx scenic conkior plan whicM tMe Gity of qearwater f�as preparEtl and ado}�ted for fAe �rea in whicM ti� partel propoud tor deveFc�pment is located. see �ttached Exhdbit "A" Pianning i Dovetopment Depsrt�nont,100 3. Myrtie Avenua, Clearvvahr, FL 53766. Tel: 729-b62-�1547; Fax: 727-562-4366 Pa�t 2 of 2 R�vkod �U12 Exhibit A— Comprehensive Landscape Proqram - Flexibilitv Criteria Updated 05-08-2014 1. The design, character, location and/or materials of the landscape treatment proposed in the Comprehensive Landscaping program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. For this site, landscaping is predominately required for the parking areas; whereas there is no required site perimeter landscaping required in the Downtown District. The applicant is seeking a Comprehensive Landscape Program (a) to reduce the minimum island width from 8-ft for portions of the parking lot, and (b) to provide more than 10 stalls i n a row. The site is designed as an urban mixed use development with buildings located close to the rights-of-way. Parking is concentrated internal to the project and located behind building fa�ade. It is the goal to cluster the parking stalls in order to maximum parking in the downtown environment. As an alternative, landscaping island widths are increased on the end-caps and there is additional landscape areas located around the vehicular use areas. Additionally, the amenity area will be landscaped. Planting installation will enhance the building architecture in these areas and create a series of "rooms" for users to enjoy. 2. Lighting. Any lighting proposed as a part of a Comprehensive Landscaping program is automatically controlled so that the lighting is turned off when the business is closed. The project is a mixed-use development with residential being the largest land use component. As a result, lighting will be provided as needed for safety and in compliance with applicable community development code provisions. Lighting will be utilized as part of the overall landscape package and will be a part of an automatically controlled system. Lighting will be used primarily to highlight pedestrian areas for additional safety, focal points in the landscape such as palm trees or entries to buildings and minor ambience lighting throughout the planter beds and amenity area. Lighting details will be provided as part of construction plan documents. Community Character. The landscape treatment proposed in the Comprehensive Landscape Program will enhance the community character of the City of Clearwater. The landscape package will enhance the community character through the use of plant materials that are already found within the City of Clearwater and through cutting edge design. The Owner of the project wants to create a memorable experience for tenants and visitors. This will be achieved through creative hardscape design, on-site amenities and strategically placed landscape areas. The landscape areas will contain a mix of heights, colors and texture to provide a variety of experiences and sense of place depending on whether it is a commercial space, residential space or group amenity area. The high percentage of green space areas, mixed with the well-designed building architecture will provide an asset to the community for years to come. Prospect Park - Mixed-Use Comprehensive Landscape Program - 2014-05-08 1 4. Property Values. The landscape treatment proposed in the Comprehensive Landscaping program will have a beneficial impact on the value of the property in the immediate vicinity of the parcel proposed for development. As mentioned in Item #3, the proposed landscaping program will incorporate high end hardscape design, bountiful landscape areas and cutting edge amenities. It will immediately have a beneficial impact this property value and surrounding properties. 5. Special Area or Scenic Corridor Plan. The landscape treatment proposed in the Comprehensive Landscape Program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel proposed for development is located. The project is applicable to the Downtown Clearwater Redevelopment Plan — Design Guidelines. The project is seeking a concurrent Flexible Development land use approval. As part of the concurrent review, the applicant has provided a narrative to respond to each of the downtown design guidelines. Generally speaking, the guidelines require that the buildings be located close to streets with parking behind buildings. The guidelines also require that adequate building separation be provided "to function in a manner that complements the surrounding areas". To respond to these guidelines, the proposed landscaping plan focuses landscaping to the sides and rear of buildings. It also clusters the parking landscape islands to end caps in order to maximize parking efficiency. Additionally, the landscape plan also provides urban-scaled planters with seat walls along Cleveland Street to enhance the pedestrian environment. Prospect Park - Mixed-Use Comprehensive Landscape Program - 2014-05-08 2 ° le ater � C ar�w U Planning & Development Department Public Amenities Incentive Pool Application 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 WILL 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. PROPERTY OWNER (PER DEED): City of Clearwater & City of Clearwater Community Redevelopment Agency MAILING ADDRESS: Clearwater City Hall 1 st Floor 112 S. Osceola Avenue Clearwater, FL 33756 PHONE NUMBER: EMAIL: APPLICANT(S): A!`CI�IT A� �CR�LCLI�ITATI\/C. • Bryan Zarlenqa Go Cardno TBE Anne Pollack c/o Fletcher & Fischer P.L. MAILING ADDRESS: 380 Park Place Boulevard #300 Clearvvater, FL 33759 501 E. Kennedy Boulevard #802 Tampa, FL 33602 PHONE NUMBER: (727) 431-1547 (813) 898-2836 EMAIL: bryan.zarlenga@cardno.com ADDRESS OF SUBJECT PROPERTY: SE of Intersection of Cleveland Street & PARCEL NUMBER(S): see attached "Exhibit A" LEGAL DESCRIPTION: see attached "Exhibit B" apoilack@fletcherfischer.com Avenue HOW MANY DWELLING UNITS ARE PROPOSED TO BE USED FROM THE PUBLIC AMENITIES INCENTIVE POOL? HOW MUCH SQUARE FOOTAGE IS PROPOSED TO BE USED FROM THE PUBLIC AMENITIES INCENTIVE POOL? IS THERE A HEIGHT INCREASE REQUESTED? YES ❑ NO � IF YES, THEN HOW MUCH? .• none n/a Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 1 of 2 Revised 01/12 0 � � earwater U Planning & Development Department Public Amenities Incentive Pool Application PROVIDE A COMPLETE DESCRIPTION OF THE AMENITIES PROPOSED TO BE PROVIDED (attach drawings, photographs, etc. as applicable): the following amenities are proposed to be provided in the downtown district in exchange for the density increase: Residential uses in the Downtown Plan district (257 du), A mixed-use project that furthers the Plan's major redevelopment goals and character district vision (12,996 sf Commercial along Cleveland Street in the Town Lake Residential Character District in addition to the 257 residential dwelling units), AND Public-accessible open space on site (+/-7,450 sf plaza between Buildings A and B along Cleveland Street). JIHIt Vt hLVKI I, the undersigned, acknowledge that all representations made in this application are true and accurate to the best of my knowledge and authorize City representatives to visit and photograph the property described in this application. Signature of property owner or representative �H� I.UUIV 1 T Uh YIIVtLLAJ Sworn to and subscribed before me this produced Notary public, My commission expires: day of . to me and/or by J who is personally known has as identification. Planning 8 Development Department, 700 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865 Page 2 of 2 Revised 01/12 ° ��ater u Planning & D�veloprn�nt Department Public Amenitfes Incentive Pool Application RR01l�tf� A COi�PIETE QESCRtPTiON OF TF� AM�hEIT�S PROPOS�D TO �E PROVID�� (atta� dravMFn,�s, I��, etc. as a�t�b#e�: � �[['�'a a ;.s� : -M :e (13.0.'�4 � Cc�r�ci�1 a� C�ewWsnd S�r�►►et �n L� R�sid�Mi�l Cl�ac�sr Qis�rict in acic�tion !o th� 25T roskl�t#ia►{ dvra� tu�€ta). /4lriD Pul�c-siccess� � spacs on s�e {+/��Q00 sf p�z� be�►een Rw�gs A and B lerrei�d �treet). REFER TO UPDATED PAGE 2 STATE Of I !, Ehe ceridCr�r�red, acicrl0'n�lti$! �� 7t� �epreser�ta#�s �ade in �is ap�rNcatk�n sre tnre arr►�d acc�aste 4o t�e best of my kr�vriee�ge ar�cl a�+�ri:e CiEy rre�ar atfiaea to vlsit anc3 �o�raph the Property d �fs spp#cation. Sw�n to snd subscribed bef�re er� ti�s _,�\� c�y of . �_'�. ta ra�e arsal�r byr ___, �to ts peirso�IM kr►own has Rrodwced as identi�calFor►. 11�teMariO tN� Signatura o1 praA�rt1► awr� ar re�re�senta�Fve Mht��lb�c, �� ,��fi�es t t,+. �s, ��a �- � � `� 1i�W1%ACf.viti�'OL�".:.:ft My co�fulon expires: _�� ( �� 7 R�it� i d�bp�►t f�ar�t.1QA �. tA�r�N kvsnue� GMatwator, FL 3'7�8� T�I: r21-S82-1EtT; Fiuts T27�682��65 O� 4 d 2 Raris�f 04�Ht ° �e��ater �� Plannittg � Dev�lop�ent D�partment Public Amenities Incentive Pooi Application P�O�E A COM�EtE DESCR�PTION Of TNfiE A4�h�T6E5 PRElPOSED TO BE P�OVi�ED �afiE�cf► drawi�s, �'�#F'�, e#c. as ap�pNca�ei: n f;��i7 - � w r �i'3,@�4 � COt'lifT�FC� 8� Cs� .�r�ft YO'YVR �i�C� ROS�CI�1� Ch�flICi81' i��P�C1 �1'1 �t{��i t0 qtie 357 c�ktec�l �Ii�g c�s}, ANE? �tl�[C-��E O�l@M �}!C!f Ali i�C (+I$,4QO gi �� I98�W@@R ��f A C�V�I�'ItI Sif@�E�. REFER TO UPDATED PAGE 2 STA7E QF 1 1, tF►e ur�d�r�t�ed, sdcnt�w�e Eh�t �FI represenis�bns r�s� i� t1�#s ap��ics�n sre tn�e s�d accur�Ee to the t�st �f rny ict►ovvlec#ge s�d wtF�otFze Gieyr cepreser�fatives to vk#t and P#�oEe�rsp� �F►e property descr��d t� eF►is a�alicat�cu�. Sigrtature ot praperty owrt�er � rrpresentst�ve 5rw� to �d s�iscrFbed bei�are rne tA#s _�.31 @ay � � _, I . t0 rr►e as�d/ar I�v �`�A�` J� vPho ts persor�aily keww� t�►as eroefiucsd is i�ienfif�icattc�. Neiary pc�k, �Ny commissbn expires: ��+�� a�:aa tonc+3of� PMnr�N� i Qovebp�o�tt Da�tarlms�t, !00 t�. M�rt� �4vtnug Ctearwstsr, FL S.176a, TN: 727-662�48�7; F�t: T27-ii2-48i� �� 2 �t 3 t�tav�s�d OtN! Exhibit A— Parcel ID Numbers & Property Owners Parcel ID Number Property Owner 15-29-15-54450-002-0090 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-00000-220-0900 15-29-15-16830-002-0160 15-29-15-53928-005-0012 15-29-15-53928-005-0010 15-29-15-57010-000-0990 15-29-15-57010-000-0980 15-29-15-57010-000-0970 15-29-15-57010-000-0960 15-29-15-57010-000-0950 15-29-15-57010-000-0520 15-29-15-57010-000-0510 15-29-15-57010-000-0500 15-29-15-57010-000-0490 15-29-15-57010-000-0480 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0470 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0460 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0450 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0440 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0430 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0420 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0400 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0390 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0380 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0750 CLEARWATER, CITY OF 15-29-15-57010-000-0360 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0340 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0330 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0320 15-29-15-57010-000-0300 15-29-15-57010-000-0290 15-29-15-57010-000-0280 15-2 9-15-57010-000-0260 15-29-15-57010-000-0250 15-29-15-57010-000-0240 15-29-15-57010-000-0230 15-29-15-57010-000-0220 15-29-15-57010-000-0210 15-29-15-57010-000-0200 15-29-15-57010-000-0190 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0560 15-29-15-57010-000-0550 15-29-15-57010-000-0540 15-29-15-57010-000-0530 15-29-15-57010-000-0370 15-29-15-16830-002-0180 15-29-15-57010-000-0003 15-29-15-57010-000-0003 15-29-15-57010-000-0180 15-29-15-57010-000-0170 15-29-15-57010-000-0160 15-29-15-57010-000-0810 15-29-15-57010-000-0800 15-29-15-57010-000-0790 15-29-15-57010-000-0780 15-29-15-57010-000-0770 15-29-15-57010-000-0760 15-29-15-57010-000-1000 15-29-15-57010-000-0640 15-29-15-57010-000-0630 15-29-15-57010-000-0620 15-29-15-57010-000-0610 15-29-15-57010-000-0600 15-29-15-57010-000-0580 15-29-15-57010-000-0570 15-29-15-57010-000-0940 15-29-15-57010-000-0930 15-29-15-57010-000-0920 15-29-15-57010-000-0910 15-29-15-57010-000-0900 15-29-15-57010-000-0890 15-29-15-57010-000-0870 15-29-15-57010-000-0860 15-29-15-57010-000-0850 15-29-15-57010-000-0840 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF CLEARWATER, CITY OF 15-29-15-57010-000-0830 CLEARWATER, CITY OF 15-29-15-57010-000-0820 CLEARWATER, CITY OF 15-29-15-57010-000-0410 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL 15-29-15-57010-000-0350 15-29-15-57010-000-0880 15-29-15-57010-000-0270 15-29-15-57010-000-0590 15-29-15-57010-000-0310 COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL CLEARWATER, CITY OF COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL COMMUNITY REDEV AGENCY OF THE CITY OF CLRWTR FL � i � i _._ �4 �W> � , � . � S .. �' ti � '• .� �� ":j ��&� -r' ,- '� . . ,j:: .:�r � � . � �,. 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G:\Civil\GIS\12DES\Clearwater\mxd\TownPondDistrict.mxd 01\31\2014 Exhibit B — Le4al Descriqtion BEGINNING AT THE SOUTHEAST CORNER OF LOT 11, BLOCK 2, MAGNOLIA PARK SUBDIVISION, AS RECORDED IN PLAT BOOK 3, PAGE 43 PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA, SAID POINT ALSO BEING ON THE BOUNDARY LINE OF MEDITERRANEAN VILLAGE IN THE PARK SUBDIVISION AS RECORDED IN PLAT BOOK 125, PAGES 44 THROUGH 46, PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA, THENCE ALONG THE BOUNDARY LINE OF SAID MEDITERRANEAN VILLAGE IN THE PARK, THE FOLLOWING THREE COURSES: SOUTH 00°02'16" WEST, 8.16 FEET; THENCE NORTH 89°57'44" WEST, 21.42 FEET; THENCE SOUTH 00°17'21" WEST, 52.12 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF PARK STREET; THENCE LEAVING THE SAID BOUNDARY LINE OF MEDITERRANEAN VILLAGE IN THE PARK AND ALONG THE SAID SOUTH RIGHT OF WAY LINE OF PARK STREET, SOUTH 89°39'49" EAST 288.90 FEET TO A POINT ON THE WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE; THENCE LEAVING THE SAID SOUTH RIGHT OF WAY LINE OF PARK STREET AND ALONG THE SAID WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE, SOUTH 00°04'00" WEST 264.88 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF PIERCE STREET; THENCE LEAVING THE SAID WEST RIGHT OF WAY LINE OF SOUTH MARTIN LUTHER KING, JR. AVENUE AND ALONG THE SAID NORTH RIGHT OF WAY LINE OF PIERCE STREET AND THE EXTENSION THEREOF, NORTH 89°39'04" WEST 386.83 FEET; THENCE LEAVING THE SAID EXTENSION OF THE NORTH RIGHT OF WAY LINE OF PIERCE STREET, NORTH 05°34'56" WEST 61.39 FEET; THENCE NORTH 15°56'32" WEST, 122.03 FEET; THENCE NORTH 29°12'41" WEST, 115.70 FEET; THENCE NORTH 53°04'15" WEST, 52.08 FEET; THENCE NORTH 89°54'47" WEST, 252.52 FEET TO A POINT ON THE EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE; THENCE ALONG THE SAID EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE, NORTH 00°05'13" EAST, 251.17 FEET TO A POINT ON THE SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, SAID POINT BEING THE NORTHWEST CORNER OF TRACT 2 OF SAID MEDITERRANEAN VILLAGE IN THE PARK; THENCE LEAVING THE SAID EAST RIGHT OF WAY LINE OF SOUTH PROSPECT AVENUE, ALONG THE SAID SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, SOUTH 89°41'20" EAST, 647.02 FEET TO A POINT ON THE WEST LINE OF THE EAST 50 FEET OF BLOCK 5, MRS. SARAH MCMULLEN'S SUBDIVISION, AS RECORDED IN PLAT BOOK 1, PAGE 41, PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA; THENCE LEAVING THE SAID SOUTH RIGHT OF WAY LINE OF CLEVELAND STREET, ALONG THE SAID WEST BOUNDARY LINE OF THE EAST 50 FEET OF BLOCK 5, SOUTH 00°03'59" WEST, 235.00 FEET TO A POINT ON THE NORTH RIGHT OF WAY LINE OF PARK STREET; THENCE LEAVING THE SAID WEST BOUNDARY LINE OF THE EAST 50 FEET OF BLOCK 5, ALONG THE SAID NORTH RIGHT OF WAY LINE OF PARK STREET, NORTH 89°41'20" WEST, 137.10 FEET TO THE POINT OF BEGINNING. CONTAINING 279,998 SQUARE FEET (6.428 ACRES) MORE OR LESS. � � LL � } H U City of Clearwater Community Redevelopment Agency � REAL �� T ESTATE ,�'J"rlli`!I� �7lit�f�ij �� x�erteu�•cf � RO U p � _ ___ �. -- ,� _.� �" `.,'„� _ ..-� � � �a ; � � .. � iC �, , . . . 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