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MEETING DATE:
AGENDA ITEM:
CASE:
REQUEST:
GENERAL DATA:
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COMMUNITY DEVELOPMENT BOARD
PLANNING AND DEVELOPMENT DEPARTMENT
STAFF REPORT
October 21, 2014
E. 3.
FLD2014-08024
Flexible Development application to permit a 2,360 square foot addition for
outdoor seating to an existing restaurant in the South Beach/Clearwater Pass
District of Beach by Design within the Tourist (T) District with a lot area of
18,833 square feet, a lot width of 180 feet, a front (west) setback of zero feet (to
pavement) and 4.83 feet (to porch columns), a side (north) setback of zero feet
(to pavement and staircase), a side (south) setback of 2.5 feet (to pavement) and
2.42 feet (to dumpster enclosure), a rear (east) setback of zero feet (to pavement
and dumpster enclosure), a height of 29.83 feet with 23 off-street parking spaces
as a Comprehensive Infill Redevelopment Project, under the provisions of
Section 2-803.D., Community Development Code, and a reduction in the
required number of accent trees within the foundation landscaping from fve to
zero as per the landscaping requirements as a Comprehensive Landscape
Program under the provisions of Section 3-1202.G., Community Development
Code.
Fowler Associates Architects, Inc.
Sofronas Family Revocable Trust
431 S. Gulfview Boulevard; east side
approximately 350 feet south of Fifth Street.
0.43 acres
Resort Facilities High (RFH)
Tourist (T) District
Beach by Design; Clearwater Pass
Tourist (T) District
Tourist (T) District
Tourist (T) District
Tourist (T) District
Mixed Use (Restaurant/Residential)
Mixed Use (Restaurant/Residential)
of South Gulfview Boulevard,
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ANALYSIS:
Site Location and Existing Conditions:
The 0.43 acre site is located along the east side of
South Gulfview Boulevard, approximately 350 feet
south of Fifth Street. The site is accessed via an
existing driveway into the subject property from
Gulfview Boulevard. The existing development
consists of a two-story building with 8,918 square
feet of restaurant space, 1,144 square feet of
outdoor patio area, two attached dwellings on the
second floor, parking area and landscaping.
The subject property is located within the Tourist
(T) District where the intent of the Tourist District
is that development be consistent with the
Countywide Future Land Use Plan. The Future
Land Use Plan use is Resort Facilities High (RFH)
where the intent and purpose of which is to depict
those areas of the county that are now developed, or
appropriate to be developed, in high density
residential and resort, tourist facility use; and to
recognize such areas as well-suited for the
combination of residential and temporary lodging
use consistent with their location, surrounding uses,
transportation facilities and natural resource
characteristics of such areas.
The immediate vicinity is characterized by a variety
of resort and tourist amenities including hotels,
condominiums, retail, restaurants and access to the
beach via the Beach Walk improvements. The
neighborhood surrounding the subject property is
zoned entirely within the Tourist (T) District except
for the beach area which is located within the Open
Space/Recreation (OS/R) District to the northwest.
Development Proposal:
The proposed project involves the expansion of the
second floor balcony area facing Gulfview
Boulevard for the purpose of adding outdoor seating
to the existing restaurant. The balcony will be
expanded by 2,360 square feet, a new stair tower and
separate elevator tower will be constructed on either
side of the existing main entrance steps. One of the two, second floor, attached dwellings will be
reduced in square footage to accommodate the patio expansion. The first floor patio area and
covered roof overhang will remain with the second floor balcony extension extending towards
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the Gulfview Boulevard frontage. The stair and elevator towers will be finished with the same
building materials and colors as the existing structure. The Mediterranean blue colored roof tiles
and blue/white color scheme will be replicated through the second floor balcony expansion. The
support columns and balcony railing will also match the existing building materials and colors.
AYChitectural �levation, proposed wesleYn farade
Architectural Elevation, pr�oposed northe�n farade
Architectural Elevation, proposed southern fa�ade
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Special Area Plan:
Beach bv Desi�n: South Beach/Clear�water Pass:
The City has demonstrated through the creation of Beach by Design and subsequent amendments
to this plan that it recognizes the need for pedestrian-friendly development in order to create a
vibrant active resort and waterfront destination serving tourists and locals alike. It is understood
that a broad range of uses including retail sales and service, hotels and motels and restaurants
contribute to the creation of the unique character and atmosphere that is Clearwater Beach. This
district is identified as a distinctive area of mixed use with high rise condominiums, resort hotels,
recreation, tourist, and neighborhood serving retail uses. The Clearwater Pass side of the area is
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relatively robust, though the availability of off-street parking is a limiting factor in the
revitalization efforts. The Clearwater Bay side properties are more modest in size and economic
assessment with smaller motel properties which are relatively successful. The balance of the
District is made up of commercial and retail properties which provide neighborhood service uses,
entertainment options and tourist shops to both residents and visitors alike. The following Beach
by Design, Design Guidelines are applicable to properties located within the "South
Beach/Clearwater Pass" district and supersede the Community Development Code.
Beach bv Design: Section VII. Design Guidelines:
Beach by Design provides that the implementation of the document involves more than
community redevelopment initiatives, it also involves private development and redevelopment
that conforms to design objectives and principles established in Beach by Design. These
objectives and principles will help the City promote safety, encourage cleanliness, and provide a
comfortable environment. It should be noted that any issue not addressed in the Design
Guidelines shall be governed by the requirements of the CDC. Furthermore, the Design
Guidelines are intended to be administered in a flexible manner to achieve the highest quality
built environment for Clearwater Beach.
Section A specifically addresses the issue of density. The proposal includes an existing
restaurant with 11,340 square feet of floor area and two attached dwellings within the two-story
building results in a FAR of 0.62. The proposed open air seating area does not impact the
existing FAR. The maximum Floor Area Ratio (FAR) of 1.0 allows up to 18,833 square feet of
floor area. The proposal is consistent with Beach by Design and the CDC with regard to density
and FAR.
Section B specifically addresses height and is delineated in three subsections.
Section B.1 provides that a height of up to 150 feet may be permitted where additional
density is allocated to the development either by TDRs, or via the Destination Resort Density
Pool pursuant to the CRD designation, or via the Hotel Density Reserve where the subject
property is located between South Gulfview Boulevaxd and the Gulf of Mexico or on the
west side of Coronado Drive. Otherwise, height is governed by the specific Beach by Design
district or, lacking such direction, the CDC. The proposal provides for a building 32 feet in
height which is consistent with this provision.
Section B.2 requires that portions of any structures which exceed 100 feet are spaced at least
100 feet apart. This section also includes overall separation requirements for structures over
100 feet in height as two options: (1) no more than two structures which exceed 100 feet
within 500 feet; or (2) no more than four structures which exceed 100 feet within 800 feet.
Since no portion of the proposed building exceeds 100 feet in height this section is not
applicable to the proposal.
Section B.3 provides that the floorplate of any portion of a building that exceeds 45 feet in
height is limited as follows:
a) Between 45 feet and 100 feet the floorplate will be no greater than 25,000 square feet
except for parking structures open to the public; and,
b) Between 100 feet and 150 feet, the floorplate will be no greater than 10,000 squaxe feet;
and,
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c) Deviations to the above floorplate requirements may be approved provided the mass and
scale of the design creates a tiered effect and complies with the m�imum building
envelop allowance above 45 feet as described in Section C. 1.4 of the Design Guidelines.
Since no portion of the proposed building exceeds 100 feet in height this section is not
applicable to the proposal.
Section C addresses issues relating to design, scale and building mass. These topics are
quantified in six parts as follows:
Section C.1 requires buildings with a footprint of greater than 5,000 square feet or a single
dimension greater than 100 feet to be constructed so that no more than two of the three
building dimensions in the vertical or horizontal planes are equal in length. The proposed
building footprint is approximately 11,441 square feet and the western farade is
approximately 124.83 feet. While the building meets the square footage threshold, only one
horizontal plane of the building extends for more than 100 feet and the fa�ade is broken into
several architectural elements, none of which is greater than 100 feet. Therefore, the
proposal is consistent with this section.
Section C.2 requires no plane or elevation to continue uninterrupted for greater than 100 feet
without an offset of more than five feet. No architectural element or portion of the fa�ade is
greater than 100 feet.
Section C.3 requires at least 60 percent of any elevation (with elevation being defined as that
portion of a building that is visible from a particular point outside the parcel proposed for
development) to be covered with windows or architectural decoration. The percentage of
architectural decoration or windows of each of the facades is as follows; west elevation
79.2%, north elevation 64.3%, south elevation 66.5% and the east elevation which does not
face a right-of-way. Therefore, this provision is supported by the proposal.
Section C.4 provides that no more than 60 percent of the theoretical maximum building
envelope located above 45 feet will be occupied by a building. The maximum building
height will be 32 feet therefore; this section is not applicable to the proposal.
Section C.5 requires that the height and mass of buildings will be correlated to: (1) the
dimensional aspects of the parcel proposed for development and (2) adjacent public spaces
such as streets and parks. The adjacent Gulfview Boulevard right-of-way is approximately
70 feet in width and the proposed height of 32 feet is significantly less than the permitted
height of 100 feet. Given the height of the building there should be no negative effect on
adjacent public spaces. Therefore, this provision is supported by the proposal.
Section C.6 permits buildings to be designed for a vertical or horizontal mix of permissible
uses. The development proposal will continue the existing uses of restaurant and attached
dwellings, which is supported by this Guideline.
Section D addresses the issues of sidewalk widths, setbacks and stepbacks. These topics are
quantified in three parts as follows:
Section D.1 The existing setback of 6.83 feet will be maintained along the western fa�ade
except for the support columns of the expanded second floor balcony. At the base of each of
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the proposed support columns the setback will be reduced to 5.83 feet. The existing sidewalk
as well as the existing landscaping within the front setback will not be impacted. Therefore,
this Guideline is met by this proposal.
Section D.2 provides that side and rear setbacks shall be governed by the provisions of the
Tourist District; the existing side (north) setback to stairs is 0.33 feet and the existing rear
(east) setback to paving is one foot; the existing conditions will not be impacted by the
proposed project. Therefore, this Guideline is met by this proposal.
Section D.3 addresses setbacks and stepbacks along Coronado and Hamden Drives. The
proposal is not located along Coronado Drive or Hamden Drive, therefore this guideline is
not applicable to the proposal.
Section E addresses issues of street-level facades and the incorporation of human-scale features
into the facades of buildings in three parts.
Section E.1 requires that at least 60 percent of the street level facades (the portion of the
building within 12 feet of grade) of buildings used for nonresidential purposes which abut a
public street or pedestrian access way, will include windows or doors that allow pedestrians
to see into the building, or landscaped or hardscaped courtyard or plazas, where street level
facades are set back at least 15 feet from the edge of the sidewalk and the area between the
sidewalk and the facade is a landscaped or hardscaped courtyard or plaza. In addition,
parking structures should utilize architectural details and design elements such as false
recessed windows, arches, planter boxes, metal grillwork, etc. instead of transparent
alternatives. When a parking garage abuts a public road or other public place, it will be
designed such that the function of the building is not readily apparent except at points of
ingress and egress.
The existing street level fa�ade is 47 percent open due to the existing ramped area and this
condition is not being impacted by the proposed project. The project includes the expansion
of the second floor patio area which will be 74 percent open and complies with this
Guideline. No parking structures are proposed and this portion of the Guideline is not
applicable.
Section E.2 provides that window coverings, and other opaque materials may cover no more
than 10 percent of the area of any street-level window in a nonresidential building that fronts
on a public right-of-way. No window coverings are planned for the existing and new
windows facing the street and therefore, this Guideline is not applicable.
Section E.3 requires that building entrances should be aesthetically inviting and easily
identified. The entrance to the building is generous in size and includes the addition of the
elevator and stair towers to further accentuate the entrance. Therefore, this Guideline is met
by this proposal.
Section E.4 recommends the use of awnings and other structures that offer pedestrians cover
from the elements especially at entryways. The existing restaurant has always used awning
and canopies to protect the customers and this tradition will be maintained. Additionally, the
second floor patio area will feature a covered roof area for protection of the customers.
Therefore, this Guideline is met by this proposal.
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Section F addresses issues related to the treatment of parking areas. To create a well-defined and
aesthetically appealing street boundary, all parking areas will be separated from public rights-of-
way by a landscaped decorative wall, fence or other opaque landscape treatment of not less than
three feet and not more than 3.5 in height. The existing parking area will remain as well as the
existing landscaping surrounding the parking area will remain. The existing landscaping will be
trimmed in order to ensure that open sight distance triangles are maintained, therefore, the
project is consistent with this Guideline.
Section G addresses issues related to signage. A sign package has not been included with the
submittal. Any proposed signage will be required to meet the requirements of this section of
Beach by Design and any applicable portions of the Community Development Code.
Section H addresses issues related to sidewalks (also addressed in part by Section D, above) and
provides that all sidewalks along arterials and retail streets should be at least 10 feet in width.
The existing sidewalk is four feet in width and will not be impacted by the proposed project.
The issue of expanding the sidewalk to comply with the required 10 foot width shall be
acknowledged by the applicant in order to meet compliance with this Guideline.
Section I addresses issues related to street furniture and bicycle racks. The project includes the
installation of a new bike rack and the proposed location shall not impact existing landscaping.
The bike rack will not impact the sidewalk or pedestrian traffic, which is consistent with this
Guideline.
Section J addresses issues related to street lighting. Street lighting installed by the City already
exists along Gulfview Boulevard. Additional street lighting is not proposed with this
development. Therefore, this section is not applicable to the proposal.
Section K addresses issues related to fountains. A fountain is not proposed with this
development. Therefore, this section is not applicable to the proposal.
Section L addresses issues related to materials and colors. Finish materials and building colors
are required to reflect Florida or coastal vernacular themes. The existing blue tile roof material
will be utilized in the expanded second floor porch roof with architectural definition being
provided at the terminus both the elevator and stair towers as well as at the northern corner of the
expanded porch roof. The remainder of the blue, white and brown color scheme and existing
building materials will either remain as existing or be replicated through the proposed expansion.
The existing signage will remain in the location above the main entrance and additional proposed
signage will be pursued through a separate application. The proposed color scheme and material
schedule meets the requirements of this section.
Comprehensive Plan:
The proposal is in support of the following Goals, Objectives and/or Policies of the City's
Comprehensive Plan as follows:
Future Land Use Plan Element:
Objective A.3.1 — All signage within the City of Clea�vater shall be consistent with the
Clea�vater sign code, as found within the Community Development Code, and all proposed
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signs shall be evaluated to determine their effectivenes�
enhancing the safery and attractiveness of the streetscape.
The proposal does not include a sign package at this
committed to complying with a11 requirements of the CDC.
Objective.
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in reducing visual clutter and in
time. However, the applicant has
Therefore, the proposal supports this
Objective A.S.S — Promote high qualiry design standards that support Clearrvater's image and
contribute to its identity.
Policy A.S.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 as a minimum standard development within the
Tourist District and a site design generally consistent with other development in the area along
Gulfview Boulevard. The immediate area surrounding the subject property is pedestrian-
oriented with a variety of commercial uses providing amenities to the visiting tourist as well as
resident of the community. The proposed project will provide upgrades to the existing site and
provide for an active desirable use within the established commercial area.
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
Policy A.6.4.1 - The development or redevelopment of small parcels [less than one (1) acreJ
which are currently receiving an adequate level of service shall be specifically encouraged by
administration of land development and concurrency management regulatory systems as a
method of promoting urban infill.
The subject property is a small parcel in comparison to the majority of surrounding parcels and
as such provides for limited development and/or redevelopment options which would be
consistent with the CDC. The proposed expansion of an existing restaurant will continue to
provide a commercial amenity to the existing neighborhood.
Objective A.6.6 - Tourism is a substantial element of the City's economic base and as such the
City shall continue to support the maintenance and enhancement of this important economic
sector.
The proposed restaurant expansion will support the tourist base and the proposal meets this
Objective.
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.
The proposal includes expansion of the second floor outdoor patio seating area to an existing
restaurant which already provides outdoor patio seating on the first floor. The combined first
and second floor outdoor seating areas will enhance the interaction between the existing use, the
attractive fa�ade and the inviting area to pedestrians through the maintained architectural
character and overall building character. As explored in detail previously in this document, the
proposal is consistent with the Design Guidelines of Beach by Design including those provisions
addressing pedestrian scale, setbacks, stepbacks and proportionality vis-a-vis building height and
street widths and supports this Policy.
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Community Development Code:
The proposal supports the general purpose, intent and basic planning objectives of the CDC as
follows:
Section 1-103.B.1. Allowing property owners to enhance the value of their property through
innovative and creative redevelopment.
The location and shape of the parcel is similar to other parcels in the area, however, the size is
slightly smaller than the majority of the parcels fronting along Gulfview Boulevard. The
existing restaurant and proposed expansion is consistent with the character of the area along
Gulfview Boulevard with regard to use and the proposal will result in a project consistent with
elements of the Comprehensive Plan, as provided above.
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.
Surrounding properties include a variety of commercial and tourism related uses consistent with
the Tourist District and the proposed restaurant expansion will enhance the immediate area. The
surrounding land uses of hotels, retail, and beach areas will benefit from the continuation of the
full-service restaurant within walking distance. The proposal is consistent with the level of
design (both site and building) as applied to surrounding area properties and others throughout
the City. It is anticipated that the proposal will result in a positive impact on those surrounding
properties. Therefore, the proposal supports this CDC section.
Section 1-103. D. It is the further purpose of this Development Code to make the beautification of
the ciry 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 an expansion to an existing full-service restaurant with landscape planting
areas and extensive outdoor customer area. The applicant has demonstrated that the proposed
building and site plan are consistent with what is required by the CDC as well as Beach by
Design.
Section 1-103. E. 5. Preserve the natural resources and aesthetic character of the community for
both the resident and tourist population consistent with the city's economic underpinnings.
The development proposal will support both the resident and tourist populations with a full-
service restaurant. The proposal will be consistent with regard to the desired form and function
of the Design Guidelines of Beach by Design, therefore, the proposal supports this CDC Section.
Section 2-801 Intent of the Tourist District and Resort High Facilities FLUP classification.
The CDC provides that the Tourist (T) District may be located in more than one land use
category. It is the intent of the T 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 T District shall be detertnined 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
T District that have an area within the boundaries of and governed by a special area plan
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approved by the city council and the countywide planning authority, ma�cimum development
potential shall be as set forth for each classification of use and location in the approved plan.
Section 2.3.3.4.6 of the Countywide Land Use Rules provides that the purpose of the Resort
Facilities High (RFH) FLUP classification is to depict those areas of the county that are now
developed, or appropriate to be developed, in high density residential and resort, tourist facility
use; and to recognize such areas as well-suited for the combination of residential and temporary
lodging use consistent with their location, surrounding uses, transportation facilities and natural
resource characteristics of such areas. The proposed restaurant expansion is consistent with the
permitted secondary uses of the RFH FLUP.
Development Parameters:
Floor Area Ratio (FAR�
Pursuant to the Countywide Plan Rules and CDC Section 2-801.1, the maximum FAR for
properties with a Future Land Use Plan (FLUP) designation of Resort Facilities High (RFH) is
1.0. The existing FAR is 0.62, which is consistent with the Countywide Plan Rules and the
CDC.
Impervious Surface Ratio (ISR�
Pursuant to the Countywide Plan Rules and CDC Section 2-801.1, the maximum allowable ISR
is 0.95. The existing ISR is 0.51 and the proposed project will have an ISR of 0.51, which is
consistent with the Countywide Plan Rules and the CDC.
Minimum Lot Area and Width:
Pursuant to CDC Table 2-803, there is no minimum required lot area or lot width for a
Comprehensive Infill Redevelopment Project. However, for a point of comparison, the required
lot area and width for a restaurant is between 5,000 and 10,000 square feet and 50 and 100 feet,
respectively. The lot area is 18,833 square feet and the lot width is 180 feet which is consistent
with the requirements of the CDC.
Minimum Setbacks:
Pursuant to CDC Table 2-803, there are no minimum required setbacks for a Comprehensive
Infill Redevelopment Project. The proposed building front (west) setback will be 4.83 feet to
proposed support columns for the second floor balcony expansion. The remainder of the site will
continue with the existing conditions as follows, the side setbacks will be zero feet (north) to an
access staircase from second floor and 2.42 feet (south) to the existing dumpster enclosure and
the rear (east) setback will be zero feet to the existing dumpster enclosure. The proposed project
will reduce the existing front setback by two feet and the remainder of the existing conditions
will not be impacted which is consistent with the requirements of the Comprehensive Infill
Redevelopment project of the CDC.
Maximum Building Hei h�t�.
Pursuant to CDC Table 2-803, there is no maximum height for a Comprehensive Infill
Redevelopment Project; however, the maximum allowable height for a restaurant can range
between 25 and 100 feet. The proposed building will be a maximum of 29.83 feet which is
consistent with the requirements of the CDC.
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Minimum Off-Street Parkin�:
Pursuant to CDC Section 3-201.C., outdoor seating areas are exempt from parking requirements.
As this proposal involves only the construction of 2,360 square feet of outdoor seating area, no
off-street parking is required and the proposal is in compliance with Code. It is noted that 23
off-street parking space currently exist on-site and will be retained with this proposal.
Mechanical Equipment:
Pursuant to CDC Section 3-201.D.1, all outside mechanical equipment must be screened so as
not to be visible from public streets andlor abutting properties. The proposed project will not
impact the existing mechanical equipment placement. Based upon the above, the development
proposal is consistent with this Code provision.
Sight Visibilit�Trian�les:
Pursuant to CDC Section 3-904.A, 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. The existing landscaping within the sight visibility triangles will
be maintained and trimmed in order to comply with the CDC requirements.
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. All utilities which serve the site are existing underground, which is consistent
with the CDC.
Landscapin�
Pursuant to CDC Section 3-1202.D, there are no perimeter buffers required in the Tourist
District. However, pursuant to CDC Section 3-1202.E.2, foundation landscaping that is five feet
in width is required. The applicant has submitted a Comprehensive Landscaping Application
consistent with CDC Section 3-1202.G. The existing mature landscaping along the western
foundation area will be retained through the proposed project and meets the five foot
requirement. While the dimension is consistent, the number of accent trees is deficient with zero
existing where five are required. The proposed landscaping plan identifies that the southern
property line will be planted with plant materials including six cabbage palms with a continuous
row of viburnum. The planting area along the northern portion of the driveway entrance will be
planted with five sea grapes and 24 variegated jasmine. The proposed driveway entrance
plantings will provide additional enhancement of that area while also maintaining the required
sight visibility triangle. The existing and proposed landscaping plan is consistent with the CDC.
Solid Waste:
The proposed project does not include any proposed changes to the existing dumpster enclosure
or solid waste removal from the site.
Si n� a�e:
While signage has been depicted in the proposed drawings, a formal sign package has not been
submitted. All signage will be required to meet the applicable portions of the CDC and the
Design Guidelines of Beach by Design.
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Compliance with General Applicability Standards:
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 locatec�
The proposal includes the 2,360 square foot expansion of the outdoor patio area of an existing
two-story mixed use within the T District on Gulfview Boulevard, approximately 350 feet south
of the intersection of Gulfview Boulevard with Fifth Street. The area features a variety of retail
sales, services, overnight accommodations, restaurants and attached dwellings uses. The
buildings along the eastern side of the street range from two to four stories while the western side
of the street features multi-story attached dwellings and beachfront hotels. The proposed
expansion will not impact the ability of the existing use to blend in with the existing
development pattern, scale and character of the area and therefore, the proposal supports this
CDC 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.
Most of the immediate area is built-out and the proposed restaurant expansion will provide a
viable use and serve as an additional amenity to the existing combination of area land uses. The
proposal 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 proposed development will adhere to current building practices and laws as the existing
restaurant operations are subject to the prevue of the health board which further ensures the
health and safety of the customer base and immediate community. The proposal will likely have
no effect, negative or otherwise, on the health or safety of persons residing or working in the
neighborhood. Therefore, the proposal is consistent with this CDC Section.
Section 3-914.A.4. The proposed development is designed to minimize traffic congestion.
The proposal has been designed to have a minimal effect on traffic congestion. It is anticipated
that the site will depend on the existing customer base and captured trips resulting in a primarily
pedestrian customer base. The existing parking area of 23 spaces will be retained through the
proposed expansion project and the additional outdoor seating is exempt from parking
requirements under CDC, Section 3-201.C. The proposal will not negatively impact existing
traffic congestion and will in fact minimize traffic to the subject property as the majority of the
customer base will be drawn from the immediate area of overnight accommodations and
residential units. Therefore, the proposal is consistent with this CDC Section.
Section 3-914.A.5. The proposed development is consistent with the community character of the
immediate vicinity.
As previously discussed, the community character consists primarily of a variety of commercial
and tourist oriented uses including retail sales and service, overnight accommodations, and
restaurants. The modern architectural style of the building combined with the open air concept
of the outdoor patio axeas and proposed architectural detailing will complement and enhance
adjacent properties. The existing building materials and color scheme will be utilized through
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the architectural definition and building materials of the proposed building expansion.
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 minimizes adverse visual and acoustic impacts on
adjacent properties. There should be no olfactory impacts of any kind. The proposed building
expansion will be designed to blend into the existing structure and the immediate area which will
provide an improved amenity for the existing tourist oriented uses. The hours of operation will
remain the same as existing which is consistent with other surrounding uses. Therefore, the
proposal is consistent with this CDC Section.
Compliance with Comprehensive Infill Redevelopment:
The proposal supports the specific Comprehensive Infill Redevelopment Project criteria pursuant
to CDC Section 2-803.D.1-6 as follows:
1. The development or redevelopment is otherwise impractical without deviations fi�om the use
and/or development standards set forth in this zoning district.
The proposed restaurant improvements incorporate an existing structure and the location of
the physical building maintains the existing setbacks with the exception of the support
columns for the expanded second floor outdoor seating area. Without the minor front yard
setback reduction for the new support columns, the new outdoor seating area cannot be
constructed as the required cantilever would not be feasible. The open air concept restaurant
will provide the terraced layout without requiring intrusion into the public right-of-way. The
applicant has provided for a development proportionately-scaled to the site and consistent
with the pattern of development in the area and as desired by Beach by Design. 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 development of the site will be consistent with a variety of 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 previously 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.
As mentioned, all surrounding properties are developed with a variety of commercial and
tourist oriented uses including restaurants, overnight accommodations, retail sales and
services. The proposal should have no impact on the ability of adjacent properties to
redevelop or otherwise be improved. Therefore, the proposal is consistent with this CDC
Section.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed
development.
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As discussed in detail, the proposal is similar to and will support adjacent uses. In addition,
the proposed building addition design, orientation, landscaping and site layout is similar to
adjacent properties. 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:
a. The proposed use is permitted in this zoning district as a minimum standard, flexible
standard or flexible development use;
The existing restaurant and attached dwellings are permitted uses within the T District
and are permitted by the underlying future land use category of RFH. 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.
As mentioned, surrounding properties are developed with a variety of uses including
overnight accommodations, retail, restaurants, and tourist oriented uses. The proposed
restaurant expansion will support and complement surrounding uses with regard to form
and function as the construction will take place within the general footprint of the
existing structure. The proposal will have no negative effect on the ability of surrounding
properties to be redeveloped or otherwise improved. Therefore, the proposal is consistent
with this CDC Section.
b. The proposed development complies with applicable design guidelines adopted by the
city.
The subject property is located within the "South Beach/Clearwater Pass" character
district of Beach by Design and is consistent with the established criteria of the design
guidelines as examined in detail in this report.
c. The design, scale and intensity of the proposed development supports the established or
emerging character of an area.
The proposal provides for a use similar in type and site configuration to other existing
surrounding uses within this area of Clearwater Beach. The property is located within the
T District and provides for a permitted use and 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;
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■ Building step backs; and
■ Distinctive roofs forms.
The proposed restaurant is being development within the "South Beach/Clearwater Pass"
character district of Beach by Design. The project will add vitality and promote context
for the streetscape envisioned within the character district. The proposed architectural
character incorporates elements anticipated within Beach by Design, and 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.
The proposed buffers and setbacks provide appropriate buffering and distances between
buildings, similar to adjacent and surrounding developments. The landscape design will
present an inviting topical appearance and meets the intent of Beach by Design.
Additionally, the applicant has submitted a Comprehensive Landscaping Application as
part of the submittal identifying that the existing landscaping is designed as part of the
architectural theme of the building. As part of the proposed project the southern property
line will be enhanced with new palms and replacement of the Sabal palms; therefore, the
proposal is consistent with this CDC Section.
Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by
substantial competent evidence that he is entitled to the approval requested.
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.
Compliance with Comprehensive Landscaping Flexibility Criteria:
The proposal supports the specific Comprehensive Landscaping Flexibility Criteria pursuant to
CDC Section 3-1202.G.1-5 as follows:
1. Architectural Theme. (a)The landscaping in a Comprehensive Landscaping program shall be
designed as a part of the architectural theme of the principal buildings proposed or
development on the parcel for the development.
The existing mature front yard landscaping will remain as part of the proposed project. The
proposed column installation for the second floor balcony expansion will not eliminate any
of the existing plantings. The southern property line will be enhanced with new palm trees
and replacement of sabal palms which is in keeping with the existing theme of the property.
2. Lighting. Any lighting proposed as part of a Comprehensive Landscaping program is
automatically controlled so that the lighting is turned off when the business is closed.
The existing lot lighting will not be impacted through the proposed project and will continue
to be on only during existing operational hours and will remain as "turtle friendly."
3. Community Character. The landscape treatment proposed in the Comprehensive Landscape
Program will enhance the community character of the City of Clearwater.
The proposed landscaping, new and existing, is in keeping with the Beach by Design
guidelines and will enhance the buffering of the property to the south.
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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.
The existing and proposed landscaping treatment as part of the proposed project will not only
improve the value of the subject property but will provide additional buffering to the
proposed restaurant development to the south.
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 subject property is located within the South Beach/Clearwater Pass character district of
Beach by Design and is consistent with other surrounding properties.
Code Enforcement Analysis:
There are no active Code Compliance cases for the subject property.
Compliance with Standards and Criteria:
The following table depicts the consistency of the development proposal with the standards for
Comprehensive Infill Redevelopment as per CDC Tables 2-803:
Standard Proposed Consistent Inconsistent
Floor Area Ratio 1.00 0.62 X
Impervious Surface Ratio 0.95 0.51 X
Minimum Lot Area N/A 18,833 square feet (0.43 acres) X
Minimum Lot Width N/A 180 feet X
Minimum Setbacks Front: West: N/A 4.83 feet to building X
Zero feet to paving
Rear: East N/A Zero feet to building X
Zero feet to paving
Side: North: N/A Zero feet to building X
Zero feet to paving
South: N/A 2.42 feet to building X
2.5 feet to paving
Maximum Height N/A 29.83 feet X
Minimum Determined by the community 23 spaces X�
Off-Street Parking development coordinator
based on the specific use
and/or ITE Manual standards
� See analysis in Staff Report
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PLANNING & DEVELOPMENT
DEVELOPMENT REVIEW DIVISION
Compliance with General Applicability Standards:
The following table depicts the consistency of the development proposal with the General
Standards for Level One and Level Two Approvals as per CDC 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.
2. The proposed development will not hinder or discourage development and use of
adjacent land and buildings or significantly impair the value thereof.
3. The proposed development will not adversely affect the health or safety of persons
residing or working in the neighborhood.
4. The proposed development is designed to minimize traffic congestion.
5. The proposed development is consistent with the community character of the
immediate vicinity.
6. The design of the proposed development minimizes adverse effects, including
visual, acoustic and olfactory and hours of operation impacts on adjacent properties.
1 See arralysis in Staff Report
Consistent I Inconsistent
X
X
X
X
X
X
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 architectural 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. Communiry 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
conidor plan which the City of Clearwater has prepaxed and adopted for the area in
which the narcel nronosed for develonment is located.
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Consistent
�
Inconsistent
X
X
X
NA NA
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Compliance with Flexibility Criteria:
The following table depicts the consistency of the development proposal with the Flexibility
criteria as per CDC Section 2-803.D.1-6. (Comprehensive Infill Redevelo ment Project :
Consistent Inconsistent
1. The development or redevelopment is otherwise impractical without deviations from X'
the use and/or development standards set forth in this zoning district.
2. The development or redevelopment will be consistent with the goals and policies of X'
the Comprehensive Plan, as well as with the general purpose, intent and basic
planning objectives of this Code, and with the intent and purpose of this zoning
district.
3. The development or redevelopment will not impede the normal and orderly XI
development and improvement of surrounding properties.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed X'
development.
5. The proposed use shall otherwise be permitted by the underlying future land use X'
category, be compatible with adjacent land uses, will not substantially alter the
essential use characteristics of the neighborhood; and shall demonstrate compliance
with one or more of the following objectives:
a. The proposed use is permitted in this zoning district as a minimum standard,
flexible standard or flexible development use;
b. The proposed use would be a significant economic contributor to the City's
economic base by diversifying the local economy or by creating jobs;
c. The development proposal accommodates the expansion or redevelopment of
an existing economic contributor;
d. The proposed use provides for the provision of affordable housing;
e. The proposed use provides for development or redevelopment in an area that is
characterized by other similar development and where a land use plan
amendment and rezoning would result in a spot land use or zoning designation;
or
f. The proposed use provides for the development of a new and/or preservation of
a working waterfront use.
6. Flexibility with regard to use, lot width, required setbacks, height and off-street XI
parking are justified based on demonstrated compliance with all of the following
design objectives:
a. The proposed development will not impede the normal and orderly
development and improvement of the surrounding properties for uses permitted
in this zoning district;
b. The proposed development complies with applicable design guidelines adopted
by the City;
c. The design, scale and intensity of the proposed development supports the
established or emerging character of an area;
d. In order to form a cohesive, visually interesting and attractive appearance, the
proposed development incorporates a substantial number of the following
design elements:
❑ Changes in horizontal building planes;
❑ Use of architectural details such as columns, cornices, stringcourses,
pilasters, porticos, balconies, railings, awnings, etc.;
❑ Variety in materials, colors and textures;
❑ Distinctive fenestration patterns;
❑ Building step backs; and
0 Distinctive roofs forms.
e. The proposed development provides for appropriate buffers, enhanced
landscape design and appropriate distances between buildings.
� See analysis in Staff Report
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SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its meeting of September 4, 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 0.43 acre site is located on the east side of Gulfview Boulevard, approximately 350
feet south of the intersection of Gulfview Boulevard with Fifth Street;
2. That the subject property is located within the Tourist (T) District and the Resort Facilities
High (RFH) Future Land Use Plan category;
3. That the subject property is located within the "South Beach/Clearwater Pass" character
district of Beach by Design;
4. That the proposal is to expand the second floor outdoor seating area by 2,360 square feet and
is subject to the requisite development parameters per Article 2 Division 8 of the CDC;
5. That the site is currently developed with a full service restaurant and two attached dwelling
units;
6. The subject property is comprised of one parcel with approximately 180 feet of frontage
along Gulfview Boulevard;
7. The proposal includes a front (west) setback of zero feet (to paving) and 4.83 feet (to porch
columns), a side (north) setback of zero feet (to paving and staircase), a side (south) setback
of 2.5 feet (to paving) and 2.42 feet (to dumpster enclosure), a rear (east) setback of zero feet
(to paving and to dumpster enclosure), a building height of 29.83 feet with 23 parking
spaces; and,
8. There are no active Code Compliance cases for the subject property.
Conclusions of Law:
The Planning and Development Department, having made the above findings of fact, reaches the
following conclusions of law:
1. That the development proposal is consistent with the pattern of development of the
surrounding neighborhood;
2. That the development proposal is consistent with the South Beach/Clearwater Pass character
district of Beach by Design;
3. That the development proposal is consistent with the Design Guidelines of Beach by Design.
4. That the development proposal is consistent with applicable portions of the City's
Comprehensive Plan including Future Land Use Plan Element Objectives and Policies;
A.3.1, A.5.5, A.5.5.1, A.6.4, A.6.4.1, A.6.6 and A.6.8.3;
5. That the development proposal is consistent with the general purpose, intent and basic
pl�nning objectiv�s of th� Community Devel�pment Code;
6. That the development proposal is consistent with the Standards as per Tables 2-801.1 and 2-
803, Community Development Code;
7. That the development proposal is consistent with the Standards as per Table 2-803 of the
Community Development Code with regard to Comprehensive Infill Redevelopment Project;
8. That the development proposal is consistent with the Flexibility Criteria as per Section 2-
803.D of the Community Development Code;
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9. That the development proposal is consistent with the General Standards for Level One and
Level Two Approvals as per Section 3-914.A of the Community Development Code;
10. That the development proposal is consistent with the Comprehensive Landscaping Flexibility
Criteria as per Section 3-1202.G(1-5) of the Community Development Code; and,
11. 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 pertnit a 2,360 square foot addition for outdoor seating
to an existing restaurant in the South Beach/Clearwater Pass District of Beach by Design within
the Tourist (T) District with a lot area of 18,833 square feet, a lot width of 180 feet, a front
(west) setback of zero feet (to pavement) and 4.83 feet (to porch columns), a side (north) setback
of zero feet (to pavement and staircase), a side (south) setback of 2.5 feet (to pavement) and 2.42
feet (to dumpster enclosure), a rear (east) setback of zero feet (to pavement and dumpster
enclosure), a height of 29.83 feet with 23 off-street parking spaces as a Comprehensive Infill
Redevelopment Project, under the provisions of Section 2-803.D., Community Development
Code, and a reduction in the required number of accent trees within the foundation landscaping
from five to zero as per the landscaping requirements as a Comprehensive Landscape Program
under the provisions of Section 3-1202.G., Community Development Code, subject to the
following conditions:
Conditions of Approval:
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 all signage be reviewed and approved pursuant to the City's sign ordinance and that the
maximum square footage of any freestanding signs be limited to the minimum permitted by
the CDC with regard to area, height and number without the opportunity to apply for a
Comprehensive Sign Program;
3. 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;
4. That all other applicable local, state andlor federal permits be obtained before
commencement of the development;
Timing Conditions:
5. That application for a building permit be submitted no later than October 21, 2015, unless
time extensions are granted pursuant to CDC Section 4-407;
6. That prior to the issuance of any permits all design considerations for construction within a
flood zone be submitted to and approved by Staff;
7. That prior to the issuance of any building permits, 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
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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;
8. That prior to the issuance of Certiiicate of Occupancy that all required Transportation Impact
Fees be paid;
9. That prior to the issuance of any permits 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 and/or Federal standards including ADA requirements (truncated
domes per FDOT Index #304); and,
10. That prior to the issuance of any permit, all requirements of the General Engineering, Traffic
Engineering and Fire Departments be addressed.
Prepared by Planning and Development Department Staff: ��_� �
Melissa Hauck- Baker, AICP, Planner II
Community Development Board October 21, 2014
FLD2014-08024 — Page 20
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LookinQ east from Gulfview Boulevard.
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FLD2014-08024
Melissa Hauck-Baker, AICP, NJPP
100 South Myrtle Avenue Clearwater Florida 33756
727-562-4567 a�2855 melissa.hauck-baker(a�mvclearwater.com
PROFESSIONAL EXPERIENCE
• Planner II, Development Review Division - July 2013 to Present
City of Clearwater, FL
Provide professional urban planning services to citizens, City Officials and businesses regarding Land Development
Review procedures and legal requirements of the Community Development Code for the City. Assist in the day to
day planning and zoning operations as well as long range planning initiatives, interdepartmental cooperation and
assistance. Conduct plan reviews, site investigations, report preparation, meeting attendance and presentation of
findings as relating to proposed development projects and required regulatory review procedures.
Professional Planner Consultant - March 2010 to June 2013
Melissa Hauck Baker, AICP, NJPP
Provide consulting services to clients as requested for various residential and commercial scale projects as relating to
the necessary zoning and planning review processes required by the specific governing entity. Supervise the
preparation of reports and plans, conduct site visits, attend and present findings at municipal and all related public
meetings, coordinate with applicant, various municipal staff and related professional consultants.
5enior Associate — January 2005 to March 2010
Project Manager - Apri12001 to January 2005
KEPG, LLC, Atlantic City, NJ
Oversee consulting services provided to municipal clients in the area of zoning, planning, master planning and
redevelopment planning. Review all proposed projects before any required municipal board, authority and
commission as well as any additional jurisdictional requirement of other local, state and federal entities. Provide
professional guidance regarding planning and zoning concepts, zoning ordinance development, urban design issues,
master plans, and redevelopment plans as outlined within the New Jersey Municipal Land Use Law. Supervise the
preparation of reports and plans, conduct site visits, attend and present findings at municipal and all related public
meetings, coordinate with firm staff, various municipal staff and related consultants to effectuate an efficient and
thorough review process.
Zoning Administrator - June 1998 to Apri12001
City Planner - November 1994 to May 1998
Historic Preservation Specialist - September 1993 to October 1994
City of Reading, PA
Staff liaison and administrator to the Zoning Hearing Board, Planning Commission, Historic Architectural Review
Board, Reading Redevelopment Authority and Fine Arts Board. Enforcement, interpretation and regulatory
cooperation of the following ordinances; subdivision, land development, historic preservation, redevelopment and
zoning. Provide assistance with downtown, neighborhood, comprehensive master plan, parks, recreation, and public
property planning. Conduct site inspections, process violations, and pursue cases through the court system. Assist
with review of proposed development projects in conjunction with planning, engineering, and building code staff as
well as with the preparation of the Comprehensive Master Plan. Generate graphics for various presentations as
required by the department.
EDUCATION
Bachelor of Landscap� Architecture, State Uni � ersity of 1`Tew York, S;�racuse, 199?
LICENSES AND ASSOCIATION MEMBERSHIPS
American Institute of Certified Planners #023351 (2009 to Present)
American Planning Association (2001 to Present)
Florida Chapter (2013 to Present)
New Jersey Chapter (2001 to 2012)
Licensed New Jersey Professional Planner #33LI00609500 (2009 to Present)
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Planning & Development Department
Flexible Development Application
Attached Dwellings, Mixed-Uses or Non-Residential Uses
IT IS INCUMBENT UPON THE APPLICANT TO SUBMIT COMPLETE AND CQRRECT INFORMATION. ANY MISLEADING, DECEPTIVE,
INCOMPLETE OR INCORRECT INFORMATION MAY INVALIDATE YOUR APPLICATION.
ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITI'ED IN PERSON (NO FAX OR DELIVERIES)
TO THE PI.ANNING & DEVELOPMEIVT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE.
A TOTAI OF il COMPIETE 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 SUBMITTAI 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 FILIN6 THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABIE REQUIREMENTS OF THE
COMMUNITY DEVELOPMENT CODE.
FIRE DEPT PRELIMARY SITE PLAN REVIEW FEE: $200
APPLICATION FEE: $1,205
PROPERTY OWNER (PER DEED): Softonas Family Revocable Trust / James Sofronas, Tre.
MAILING ADDRESS: 431 S. Gulfview Blvd. Clearwater, FL 33767
PHONE NUMBER: (�27) 461-3329
EMAII: maltikatis@aol.com
AGENT QR REPRESENTATIVE: Fowler Associates Architects, Inc.
MAI�ING ADDRESS: 1421 Court St., Suite D, Clearwater, FL 33756
PHONE NUMBER: (727) 449-2021
EMAIL: fowlerarch@aol.com
ADDRESS OF SUBJECT PROPERTY:
PARCEL NUMBER(S):
LEGAL DESCRIPTION:
PROPOSED USE(S)
431 S. Guifview Blvd. Clearwater, FL 33767
07-29-15-S2380-000-0780
Lots 78, 79, 80 &3' of 58' of T/A Adjacent, Lloyd-White-Skinner Subdivision
Mixed Use: Restaurant / Residential
DESCRIPTION OF REQUEST: Remodel a portion of one of the second floor apartments and extend the current balcony
Specifically identify the request to align with the ground floor patio areas; this new second floor patio seating area is
(include oll requested code flexibility; approx. 2,360 s.f. and will seat approx. 155 customers. The ground floor patio seating
e.g., reduction in required number of W��� be reduced by 312 s.f. to provide for stairs and elevator access. This will require
parking spaces, height setbacks, lot
si2e, lot width, specific use, etc.): 1. relief of required parking from 87 to 23 (existing on site) 2. relief from the required rear
setback from 10' to 1' (@ parking lot; 16'@ structure) 3. relief from front yard setback of
0'-10" to 4'-10". 4. relief from side yard setback of 0'-10' to 0'-4" (to existing exit stairs)
Planning & Development Deparfinent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727�62-4567; Fax: 727-562-d865
Page 1 af 8 Revised 01/12
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Planning & Development Department
Flexible Development Application
Data Sheet
PLEASE ENSURE THAT THE FOLLOWING INFORMATION IS FILIED OUT, IN ITS ENTIRETY. FAILURE TO COMPLETE THIS FORM
WILL RESULT IN YOUR APPIICATION BEING FOUND INCOMPIETE APID POSSIBLY DEFERRED UNTIL THE FOLLOWING
APPUCATION CYCLE.
ZONII�G DISTRICT:
FUTURE LAND USE PLAN DESIGNATION:
EXISTIN6 USE (currently existing on sitej:
Tourist(T)
Resort Facilities High (RFH)
Mixed Use: Restaurant and Residential
PROPOSED USE (new use, if any; plus existing, it to remain): Mixed Use: Restaurant and Residential
SITE AREA: 18,833
sq. ft. 0.43
acres
GROSS FLOOR AREA (total square footage of all buildings):
Existing: 8,91$ (enclosed) sq. ft. (10,062 s.f. including patio areas)
Proposed: 8,918 (enclosed) sq. ft. (11,441 s.f. including patio areas)
Maximum Allowable: 18,833 sq. ft.
GROSS FLOOR AREA (total square footage devoted to each use, if there will be multiple uses):
First u�e: (Restaurant) 5,535 sq. ft. (4,854 s.f. gr. flr. + 681 s.f. sec. flr)
Second use: (Residential) 2,601 sq. ft. (3,282 s.f. less 681 s.f.)
Third use: (Patio seats) 3,204 sq. ft. (844 s.f. gr. flr. + 2,360 s.f. second flr.)
FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site):
Existing: 8,141 s.f. = 0.42 (9,292 s.f. incl. patio seating = 0.49)
Proposed: 8,136 s.f = 0.43 (11,340 s.f. incl. patio seating = 0.62)
Maxirr�um Allowable: 18,833s.f.= 1.00
BUILDING COVERAGE/FOOTPRINT (1�` floor square footage of all buitdings):
Existing: 5,535 sq. ft. ( 29.4 % of site) (6,679 S.F. w/ patio = 35.5%)
Proposed: 5,847 sq. ft. ( 31.0 % of site) (6,679 S.F. w/ patio = 35.5%)
Maxim�um Permitted: 18,833 sq. ft. ( 100.0 % of site)
GREEIV SPACE WITHIN VEHICULAR USE AREA (green space within the parking Iot and interior of site; not perimeter buffer):
Existing: 107 sq. ft. ( �•57 % of site)
Proposed: 107 sq. ft. ( 0.57 . % of site)
VEHICULAR USE AREA (parking spaces, drive aisles, loading area):
Existing: 9,647 sq. ft. ( 51.2
Propo�ed: 9,647 sq. ft. ( 51.2
% of site)
% of site)
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 2 of 8 Revised 01/12
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IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the totat square footage of entire site):
Existing: 0.51
Proposed: 0.51
Maximum Permitted: 0.95
DENSITY (units, rooms or beds per acre): BUILDING HEIGHT:
Existing: 2 Existing: 29'-10" from grade (25'-6" flr. to flr.)
Proposed: 2 Proposed: Same
Maximum Permitted: 12.9 Maximum Permitted: 25' to 35'
OFF-STREET PARKING:
Existing: 23
Proposed: 23
Minimum Required: 39 to 83
WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROJECT UPON COMPLETION? $ 115,700.00
ZONING DISTRICTS FOR ALL ADJACENT PROPERTY:
North: Tourist (Ovemight Accommodations)
South: Tourist (Retail / New Restaurant)
East: Tourist (parking for overnight accommodations)
West: Tourist (S. Gulfview Blvd./ Beach)
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
accurate to the best of my knowledge and authorize . to me and/or by
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 pu6lic,
My commission expires:
Planning & Development Departrnent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727�62-4567; Fax: 727-562-4865
Page 3 of 8 Revised 01/12
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� Site Plan Submittal Package Check list
IN ADDITION TO THE COMPLETED FLEXIBIE DEVELOPMENT (FLD) APPLICATION, ALL FLD APPLICATIONS SHALL INCLUDE A SITE
PIAN SUBMITTAL PACKAGE THAT INCLUDES THE FOLIOWING INFORMATION AND/OR PLANS:
� Responses to the flexibility criteria for the specific use(s) being requested as set forth in the Zoning District(s) in which the
subject property is located. The attached Flexible Development Application Flexibility Criteria sheet shail be used to provide
these responses.
� Responses tn the General Applicability criteria set forth in Section 3-914.A. The attached Flexible Development Application
General Applicability Criteria sheet shall be used to provide these responses.
❑ A signed and sealed survey of the property prepared by a registered land surveyor including the location of the property,
dimensions, acreage, location of all current structures/improvements, location of all public and private easements including
official records book and page numbers and street right(s)-of-way within and adjacent to the site.
❑ If the application would result in the removal or relocation of mobile home owners residing in a mobile home park as
N/A provided in F.S. § 723.083, the application must provide that information required by Section 4-202.A.5.
❑ If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawall or other si milar
N/A marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional
engineer, bearing the seal and signature of the engineer, except signed and sealed plans shall not be required for the repair
or replacement of decking, stringers, railing, lower landings, tie piles, or the patching or reinforcing of existing piling on
private and commercial docks.
� A site plan prepared by a professional architect, engineer or landscape architect drawn to a minimum scale of one inch equals
50 feet on a sheet size not to exceed 24 inches by 36 inches that includes the following information:
�1 Index sheet of the same size shall be included with individual sheet numbers referenced thereon.
� North arrow, scale, location map and date prepared.
� Identification of the boundaries of phases, if development is proposed to be constructed in phases.
� Location of the Coastal Construction Control Line (CCCL), whether the property is located within a Special Flood Hazard
Area, and the Base Flood Elevation (BFE) ofthe property, as applicable. SEE FEMA MAP, ATfACHED.
� Location, footprint and size of all existing and proposed buildings and structures on the site.
� Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points
of access.
� Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and
seawalts and any proposed utility easements.
� Location of onsite and offsite stormwater management facilities as well as a narrative describing the proposed
stormwater control plan including calculations. Additional data necessary to demonsfirate compliance with the City of
Clearwater Storm Drainage Design Criteria manual may be required at time of building construction permit.
� Location of solid waste collection facilities, required screening and provisions for accessibility for collection.
� Location of off-street loading area, if required by Section 3-1406.
� All adjacent right(s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections
and bus shelters.
� Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structural overhangs and building
separations.
� Building or structure elevation drawings that depict the proposed building height and building materials.
Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 72�-562-4865
Page 4 of 8 Revised 01l12
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� Typicai floor plans, including floor plans for each floor of any parking garage.
N/Ap Demolition plan.
N/AO Identification a�d description of watercourses, wetlands, tree masses, specimen trees, and other environmentally
sensitive areas.
$I 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.
N/AC] 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.
N/AO A tree inventory, prepared by a certified arborist, of all trees four inches DBH or more that reflects the size, canopy, and
condition of such trees may be required if deemed applicable by staff. Check with staff.
�] A Traffic Impact Study shall be required for all proposed developments if the total generated net new trips meet one or more
of the following conditions:
■ Proposal is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the
abutting streets) and/or 1,000 or more new trips per day; or
■ Anticipated new trip generation degrades the level of service as adopted in the City's Comprehensive Plan to
unacceptable levels; or
■ The study area contains a segment of roadway andjor intersertion 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.
N/A❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved
or remodeled in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser's
current records, or if an amendment is required to an existing approved site plan; or a parking lot requires additional
landscaping pursuant to the provisions of Article 3, Division 14. The landscape plan shall include the following information, if
not otherwise required in conjunction with the application for development approval:
❑ Location, size, description, specifications and quantities of all existing and proposed landscape materials, including
botanical and common names.
❑ Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line.
❑ Interior landscape areas hatched and/or shaded and labeled a�d interior landscape cove�age, expressed both in square
feet, exclusive of perimeter landscaped strips, and as a percentage of the paved area coverage of the parking lot and
vehicular use areas.
❑ Location of existing and proposed structures and improvements, including but not limited to sidewalks, walls, fences,
pools, patios, dumpster pads, pad mounted transformers, �re hydrants, overhead obstructions, curbs, water lines,
sanitary sewer lines, storm drains, seawalls, utility easements, treatment of all ground surfaces, and any other features
that may influence the proposed landscape.
❑ Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landscape
islands and curbing.
❑ Drainage and retention areas, including swales, side slopes and bottom elevations.
❑ Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any.
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fan: 727-562-4865
Page 5 of 8 Revised 01/12
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Planning & Development Departrnent
Flexible Development Application
" General Applicability Criteria
PROVIDE COMPLETE RESPONSES TO EACH OF THE SIX (6) GENERAL APPLICABILIT1( CRITERIA EXPLAINING HOW, IN DETAII, THE
CRITERION IS BEIN6 COMPLIED WITH PER THIS DEYELOPMENT 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.
The remodeling and expansion of the patio seating is in keeping with the scale and density of the neighborhood and
adjacent properties and is in keeping with the tourist character of the Beach.
2. The p�oposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings
or significantly impair the value thereof.
Because the "footprinY' of the existing structure will change slightly, no adjacent properties will be impacted. In fact,
this project will encourage pedestrian traffic and provide altemate dining experiences for tourists and residents
alike.
3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood
of the proposed use.
This expansion is for an existing use and will not impact health or safety of individuals in the neighborhood.
4. The proposed development is designed to minimize traffic congestion.
The parking requirements will be expanded for the additional enclosed restaurant space (681 s.f.) but no additional
parking is required for patio /sidewalk cafe type seating.
5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for
development.
Outdoor restaurant seating is encouraged by the tourist market and the expansion of the existing is consistent with
the character of the adjacent properties and of the district.
6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of
operation impacts, on adjacent properties.
As this is an expansion of an existing use, no adverse effects will be impacted on adjacent properties.
Planning & Development Department, 700 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 6 of 8 Revised 01/12
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} C+��Wt�1,Cr Flexible Develo ment A lication
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" Flexibility Criteria
PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBILITY CRITERIA FOR THE SPECIFIC USE�S) BEING REQUESTED AS SET
FORTH IN THE 20NING DISTRICT(S) IN WHICH THE SUBJECT PROPERTY IS LOCA7ED. EXPLAIN HOW, IN DETAIL, EACH CRITERION
IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY).
BEACH BY DESIGN
1. See the attached.
Z Stormwater
3.
L!
6.
8.
8.
The existing and new roof elements will continue tp be equiped with gutters and dowlspouts
and the westerly roofs will continue to drain to the existing detention areas in the front.
Planning & Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page 7 of 8 Revised 01/12
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Planning & Development Department
Flexible Development Application
� Affidavit to Authorize Agent/Representative
1. Provide names of all property owners on deed - PRINT fuil names:
Safronas Family Revocable Trust / James Safronas, Tre.
2. That (I am/we are) the owner(s) and record title holder(s) of the following described property:
431 S. Gulfview Blvd. Clearwater, FL 33767
3. That this property constitutes the property for which a request for (describe request):
Remodel existing residential unit to allow for additional restaurant area and patio seating.
4. That the undersigned (has/have) appointed and (does/do) appoint:
Fowler Associates Architects, Inc. Stephen R. Fowler, AIA, NCARB
as (his/their) agent(s) to execute any petitions or other documents necessary to affect such petition;
5. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described
property;
6. That site visits to the property are necessary by City representatives in order to process this application and the owner
authorizes City representatives to visit and photograph the property described in this application;
7. That (I/we), the undersigned authority, hereby certify that the foregoing is true and correct.
t.� � _..
ameS Sofronas, Pr perty Owner Property Owner
Property Owner
STATE OF FLORIDA, COUNTY OF PINELLAS
Property Owner
BEF�RE ME THE UNDERStGNED, AN OFFICER DULY COMMISSIONED BY THE LAWS OF THE STATE OF FLORIDA, ON
�1 +-�. �2v 1 �
TH�S �—I DAY OF �� , , PERSONALLY APPEARED
L�- YY��-'
WHO HAVING BEEN FIRST DULY SWORN
DEPOSED AND SAYS THAT HE/SHE FULLY UNDERSTANDS THE GONTENTS O�E AFFIDAVIT THAT HE/SHE SIGNED.
`��uJ,,,r �p �,,� ,
K.�'ii'�' ��� i f`"` �r�.K-�'V' - - - - - - - ---
Notary Seal/Stamp
My Commission
Planning 8 Development Departrnent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727-562-4865
Page S of 8 Revissd 01/12
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SECTION 2-203.
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;
Without the minor front yard setbacks, far the new co�umns, the new patio seating area cannot
be cnnstructed as the required cantiiever is not feasible.
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;
This small addition to the existing restaurant will p�ovide additional outdoor patio seating for
customers and provide views of the Gulf waters which are currently partially blocked by the duries.
In addition, the expansion will fur#her enhance khe fa�ade by addir�g twa v�rtical elements ta a
rather simple elevatinn.
3. The development or redevelopment will not impede the normal and orderly development and
improvement of surrounding properties;
Because the remodeliny/addition is 85% interior, the surrounding properties are not impacted nor
impeded their potential redevelopment.
4. Adjoining properties will not suffer substantial detriment as a result of the proposed development;
The only exterior addition to the facility will be toward the street, and therefare, adjacent properties
are not impacted.
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;
The current use is Mixed Use (Restaurant/Residential), which is a permitted use in this
zoning district.
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;
ihe increase of 2,048 5.�. �af patio seating (approximately 135 new seats) will be a great
impact to the job marker, sales taxes, and visitor destinations.
c. The development proposal accommodates the expansion or redevelopment of an existing
economic contributor;
This addition and remodeling to an existing Seactr landmark will greatly coniribute to the
local economy.
d. The proposed use provides for the provision of affordable housing;
Since the current owners of the facility plan to continue to live there, and the remaining
smaller apartment, will not be rented; but rather be available to their family and guests, no
affordable housing stock is anticipated.
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
Because this project is an expansion to an already permitted use in an area of similar tourist
activities, no zoning change is required and therefare no "spot zoning" is required.
f. The proposed use provides for the development of a new, and/or preservatian of a working
waterFront use.
The expansion to the existing restaurant facility will enable many more tourists and local
guests to further enjoy views of the Beach, and will not impact on the waterfront.
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;
Because the majority of the expansion will be internal to the "footprint" of the existing
structure, adjacent properties will not be hindered in any future redevelopment.
b. The proposed development complies with applicable design guidelines adopted by the city;
This expansion complies with the spirit and intent of "Beach by Design" as outlined therein.
c. The design, scale and intensity of the proposed development supports the established or
emerging character of an area;
The scale and design of this expansion is in keeping with the "neighborhood fabric" of the
Beach and the immediate 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;
The addition of the vertical elements and covered patio to the north makes for a more
interesting facade
• Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos,
balconies, railings, awnings, etc.;
The increase of baicony/patio seating spaces and railings, as well as a r�ew colonnade
satisfies this design element request.
• Variety in materials, colors and textures;
Additional glazed roof tile, to match the existing, as well as a glass faced elevator and stair
tower and umbrellas will pravide a visual variety af colo�s.
• Distinctive fenestration patterns;
The introduction of the glass faced stairs, elevator hoist way and elevator cab will provide
some very exciting fenestration elements.
• Building stepbacks; and
The existing building "footprint" and flat fa�ade will be enhanced by the introduction of the
vertical elements which will require a reduction in the existing front setback from 6'-10" at
the narrowest point to 4'-10" to the face of the new column.
• Distinctive roofs forms.
The new stair tower and elevator as well as the new cnvered seating element at the north
will provided the desired interesting roof forms and offer relief from the upper floor flat roofs.
e. The proposed development provides for appropriate buffers, enhanced landscape design
and appropriate distances between buildings.
The existing building "footprinY' provides for littfe buffering along the north�rly property line,
however this area is heavily landscaped and provides privacy between the two properties.
The existing parking area cannot provide for landscaping along the east property line and
the landscaping material along the southerly property line will be enhanced. The lush
landscaping along the S. Gulfview Blvd. R.O.W. will be maintained.
,� , ;
BEACH BY DESIGN, DESIGN GUIDELINES:.
A Density:
1. The maximum allowed floor area ratio (FAR) for non-residentiai development is 1.0; this project
has a FAR of 0.62; weil below the threshold.
2. No TDR's will be used for this project.
B. Height:
1. The maximum height altowed is 100', whereas this development will have a maximum height of
32'.
2. No portion of this project will exceed 100'.
3. No floorplate of this project will exceed 45'.
C. Design, Scale and Mass of Buildings:
1. The west facade is greater than 100' (124'-10"), however the facade is broken into several
architectural elements, none of which is greater than 100', to comply with the massing guidelines.
2. No architectural element or portion of the facade is greater than 100'.
3. The percents of architectural decoration or windows is as follows:
West Elevation: 79.2%
North Elevation: 64.3%
South Elevation: 66.5%
East Elevation (does not face R.O.W.): 31.9%
4. N/A.
5. With the addition of the elevato� and stair tower, the mass and scale of the facade will be in
keeping with the pedestrian scale of Beach Walk .
6. N/A.
D. Setbacks and Step backs:
1. Rights-of-Way: The existing setback of 6'-10" will be reduced by 12, but only at the new structural
columns needed to support the new second floor balconies. The existing sidewalks wilt not be
impacted.
2. Side and Rear Setbacks: These are addressed in the Flexible Development Application.
3. N/A ( Coronado and Hamden Drives)
E. Street-Level Facades:
1.
a.& b. The street level facade (the lower 12') is 47% due to the existing ramped area. However the open
area of the new patio area is 74% open to the street.
b. N/A. (Parking Structures).
2. No window coverings are planned for the existing and new windows facing the street.
3. The building entrance will be destinctive and inviting with the addition of the elevator and stair towers.
4. This iandmark restaurant has always used awnings and canopies to protect its customers and this tradition.
� , a
F. Parking Areas:
1. The existing parking area landscape buffers are to remain and due to the required sight triangles,
no additionad landscaping or screening walls wili be installed.
G. Signage:
1. A comprehensive sign application wiil be submitted for the additional signage.
H. Sidewalks:
1. The existing sidewalks and "Beach Walk" landscaping will remain..
I. Street Furniture and Bike Racks:
1. A new 5 ststion bike rack will be installed to encourage ridership..
J. Street Lighting:
1. No additional street lighting is required nor necessary.
K. Fountains:
1. Fountains are to be added.
L. Materials and Colors:
1. The architectural theme of the existing will be expanded and enhansed as indicated in the proposed
exterior elevations.
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