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MEETING DATE:
AGENDA ITEM:
CASE:
C4MMUNITY DEVELUPMENT BOARD
PLANNING AND DEVELOPMENT DEPARTMENT STAFF
REPORT
Novernber 18, 2014
F.l
FLD2014-06015
REQUEST: Flexible Development application to permit a change of use from affice to an
accessory dwelling unit for 553.92 syuure feet of second story floor area within
an existing two-story five-unit building in the Commercial (C) District as a
Comprehensive Infill Redevelopment Project pursuant to Community
Development Code (CDC} Section 2-704.E.
GENERAL DATA:
Owner/,4pplicun� ............... Yvonne Lassen
Locarion .......................... 1428 and 1426 Gulf to Bay aoulevard; The property is located on the north side
of Gulf to Bay Boulevard approximately 265 feet southeast from Park Street.
Prnperty.4ize_....__......._.... 0.36 acres
Futtrre Land Use Plan.....
"lon ing ... .. . .. . ... ... ... .. . ... ..
.Special Area Plan... ... .
Ac jacenc 'loning.... North.
South:
F,a.st:
West:
EYisting I.and Use... ... ....
Proposed Land Use........
Commercial General (CG}
C;ommercial ((:) District
Glearwater powntown Redevelopment Plan
East Gateway Character District
Comrnercial (C) District
Medium Density Residential (MDR)
Commercial (C) District
Commercial (C) District
Commercial (C) District
Office
Office and One Accessory Dwelling Ilnit
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ANALYSIS:
Site Location and Existing Conditions:
The 0.36 acre site is located on the northeast side
of Gulf to Bay Boulevard approximately 265 feet
southeast from Pazk Street with vehiculaz access
onto the site from Gulf to Bay. The parcel contains
two buildings (A & B) each having two stories.
Each of the two building's floor areas is 5,539
square feet for a total floor area of l 1,078 square
feet. Each building contains five units with the
second floor of each unit only being accessed from
lhe interior of lhe first ticwr area. According to City
records, multiple business tax receipts have been
issued for offices throughout the two buildings.
There are 22 off-street pazking spaces serving the
site with no handicapped accessible spaces. There
is an existing svlid waste dumpster located in the
northwest corner af the property that is screened
per Code. There is existing landscaping along the
southwest building fa�ade fronting Gulf-to-Bay
providing buffering frorn the right-of-way.
The subject property is within the Comrnercial (C)
District; the intent and purpose af which is to
provide the citizens of the City of Clearwater
with convenient access to goods and services
throughout the city without adversely impacting the
integrity of residential neighborhoods, diminishing
the scenic quality of the city or negatively
impacting the safe and efficient movement of
people and things within the City of Clearwater.
The accessory dwelling use is allowed in the C
District but pursuant to CDC Section 2-703.A.�,
flexible standard criteria, the floor area can be no
more than 25 percent of the principal use.
The immediate vicinity is characterized by a
variety of uses including offices to the south and
west, attached and detached dwellings to the north,
east and southwest and retail sales and services to
the northwest. The surrounding properties are
within the C and Mediurn Density Residential
(MDR) Districts.
Code Enforcement Analysis:
There are no active Code Compliance cases for the
subject pr�perty.
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Developmcnt Proposal:
The proposal is to change the use of 553.92 square feet of second floor area in Unit 7 of Building
B from office to an accessory dwelling unit.
The existing building will remain unchanged and the existing off-street pazking area will be re-
striped with no parking area development proposed. Therefore, as there will be no building
additions or modifications to the existing site improvements, there will be no impact upon the
F.A.R., I.S.R., minimum lot areal size, maximum building height, and minimum setback
development standards. Furthermore, the accessory dwelling unit does not change the parking
requirement of the subject property and there are 22 pazking spaces and 22 parking spaces are
required. The devel�rment propasal's compliance with those remaining applicable development
standards of the Community Development Code (CDC) is discussed below.
The application is being processed as a Level Two Comprehensive Infill Redevelopment
application as an accessory dwelling unit is not listed as a minimum standard use and the criteria
listed as Flexible Standard Development use is that the floor azea can be no more than 25 percent
of the floor area of the principal use. As the floor area of the accessory use (553.92 square feet)
is the same as the principal use (office and 553.92 square feet) a Level Two Comprehensive
[nfill Redevelopment application is required.
Special Area Pian: The subject property is located within the East Gateway Character District
of the Clearwater llowntown Redevelopment Yian.
East Gateway is generally characterized by a mixed land use pattern of residential housing
interspersed with pockets of pooriy maintained rental properties and outdated strip commercial.
"fhis District struggles with a negative image of crime due to the location of problematic uses
such as day labor facilities, old matels and social service agencies that provide service to the
homeless population. '1'he commercial sector is burdened with a declining business base, an array
of deteriorating infrastructure, a mismatch of uses, and an increasing number of vacant
storefronts.
It is envisioned that the East Gateway will be a vibrant, stable, diverse neighborhood defined by
its unique cultural base and missed land uses. It will continue to be developed as a low and low
medium density residential neighborhood supported with neighborhood commercial and
professional office concentrated along the major corridors of Cleveland Street, Gulf to Bay
Boulevard, Court Street and Missouri Avenue.
As mentioned no changes to the building or site are proposed and approval of the application wilt
have little effect on the sunounding East Gateway community. However, one positive staff
anticipates is that there will now be an occupied residential unit in an area that is otherwise
vacant during the night and weekend.
Development Parameters:
Mechanica! Equipment:
Pursuant to CDC Section 3-201.D.1, all outside mechanical equipment must be screened so as
not to be visible from public streets and/or abutting properties. Mechanical equipment for all 10
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units is located on the roof of the existing buildings and partially screened by existing parapets
and trees along the rear (northeast) property line. Requiring additional screening for the addition
of an accessory dwelling unit would be impracticable.
Soled Waste:
A dumpster not including Code compliant screening exists at the northwest corner property. As
part of the application, the Code required screening will be provided and the propasal has been
faund to be acceptable by the C.ity's Solid Waste and Fire Departments_
Sd na e;
The pmlmsal d�es
Code requirements.
nnt include any signage and any f�rthcoming signage rackage must meet
Comprehensive Plan:
The proposal is supported by various Goals, Objectives and/or Policies of the City's
Comprehensive Plan as follows:
Future Land Use Plan Element
Policy A.S.S.1 Development should be designed to maintain and support the existing or
envisioned character of the neighborhood.
The addition of the accessory dwelling unit to u building that was designed to facilitate work/
live units supports the existing character of the neighborhood by reducing the vacancy of the
property. Thus, the proposal is consistent with this Policy.
Objective A.b.4 — Due to the built-out character of the ciry of Clearwater, compact urban
development within the urbarr 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 c�rrently receiving an adequate level of service shal! be specifically e»couraged by
administration of land development and concurrency management regulatory systems as a
method of promoding urban infill.
The subject property is a small parcel (0.36 acres) and as such provides for limited development
and/or rcdcvclopmcnt aptions which would bc consistcnt with thc CDC. Thc proposcd accessory
dwelling unit will occupy floor area and provide a dwelling for a space that otherwise most likely
be vacant in an already blighted neighborhood.
Community Development Code:
1'he proposal supports the general purpose, intent and basic planning objectives of this Code as
follows:
Section 1-103. B.2. Ensuring that development and redevelopment will not have a negative
impact an the value of surrounding properties and wherever practicable promoting development
and redevelopment which wil! enhance the value of surrounding properties.
The subject property is located along a major arterial (Gulf to Bay Boulevard) approximately 265
fect southeast from Park Street. Surrounding properties ar� chazacterized by a variety of uses
including offices to the south and west, attached and detached dwellings to the north, east and
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southwest and retail sales and services to the northwest. 7he proposed development (accessory
dwelling} is surrounded by c�mpatihle uses. As previously mentioned, the additi�n �f the
accessory dwelling unit will add a resident to an area typically vacant during nights and
weekends. It is anticipated that the proposal will result in a positive impact on those surrounding
properties. Therefore, the pro�sal gup�rts this C�de secti�n.
GenerAl ApplicAbility Criteri�t Requirements:
The pro�sa) supports �f the ('reneral APrlicahility requirements of this Cocie as follows:
Section 3-919 A 1 The�roposed development ofthe land will bc in harmonv with the scale, bull�
coverage density and character of adjacerrt properties in which it is located.
As mentioned, the proposal includes a change of use to an existing second floor space with no
changes to the building. Therefore, the proposal supports this Code section.
Section 3-914 A 2 The proposed develonment will not hinder or discourage developrnent and
use of adiacent land and buildinQS or siQnircanttv impair the value thereol.'
Surrounding properties are generally developed with a number of uses including detached and
attached dwellings, office and retail sales and services. [t has been operating in its c:urrenl
configuration for over 32 years without apparent detriment to adjacent properties. Staff
anticipates that the establishment of the accessory dwelling use will have littie to no change of
public perception of the subject property. As such, the appruval �f the applicatiun will likely nol
hinder or discowage development and use of adjacent land and buildings or significantly impair
the value thereof. Therefore, the proposal supports this Code section.
Section 3-914.A.3. The propased development will not adversel�aff'ect the health or sa�t�oj
persons residing or working in the neighborhood.
Approval af the applicatian will permit a change of use from office to accessory dwelling use for
the second floor space of one of ten units. Staff anticipates that there will be little to no change of
public perception of the subject property. As such, the approval of the application will likely
have no effect on the health and/or safety of persons residing or working in the neighborhood.
Therefore, the proposal supports this Code section.
Sectiotr 3-914.A.4. The�ronosed development rs designed to minimize tra�c congestion.
Approval of the application will likely have minimal effect, negative or otherwise, on traffic
congestion since there will be no change to the ptuking demand for thc sitc. Furthcrmorc, a
handicapped accessible space is proposed to meet parking Code standards. Therefore, the
proposal supports this Code section.
Sectior� 3-914.A.S. The proposed development is consistent with the communitv character ofthe
immediate vicinilv.
As mentioned there is no change to the building or site besides re-striping the parking area and
dumpster screening. Therefore, the proposal supports this Code section.
Section 3-914.A.6. The design of �he pronosed develoPment minimizes adverse e, fects. including
visual, acoustic and olfactory and hours oj overation impacts on adjacent properties.
Approval of the application should not result in any adverse olfactory, visual and acoustic
impacts on adjacent properties as the only ehange proposed is use from office to accessory
dwelling unit. Therefore, the proposal supports this Code section.
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Compli�tnce with Compre6ensive Infill Redevelopment:
The proposal supports the specific Com�rehensive Tnfill Redevelorment Project criteria pursuant
to CDC Section 2-803.D.1-b as follows:
The develorment nr redevelopment is ntherwi.ce rmpractical withnul deviatinn.c from the use
and/or devedopment standards set jorth in this zoning district.
As mentioned, the application is being processed as a Level Two Comprehensive Infill
Redevelopment application as an accessory dwelling unit is not listed as a minimum standard
use and the criteria listed as Flexible Standard Development use is that the floor area can be
no more than 25 percent of the floor area of the principal use. As the floor area of the
accessory use (553.92 squarc feet) is the same as the principal ase (office and 553.92 4quare
feet) a Level Two Comprehensive Infill Redevelopment application is required. 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
nhjective.c nf this C'nde, and with the intent and �ur�se nf thi,s zoning distric.t.
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 af the CDC as examined in detail previausly in this document. Therefore, the
proposal is consistent with this CDC Sectian.
3. The. deve.lopme.nt or redevelvpment will not impede the normal and orderly development and
improvemenl of surrounding propert ies.
As mentioned, surrounding properties aze generally developed with a number of uses
including detached and attached dwellings, office and retail sales and services. It has been
operating in its current configuration for over 32 years without apparent detriment to adjacent
properties. Staff anticipates that the establishment of the accessory dwelling use will have
little to no change of public perception of the subject property. Therefore, the proposal is
consistent with this CDC Section.
�t. Adjoining properties will not s���j`�er substantinl detriment as cr result of !he praposed
development.
As mentioned, surrounding properties are generally developed with a number of uses
including detached and attached dwellings, of�ice and retail sales and services. It has heen
operating in its current configuration for over 32 years without apparent detriment to adjacent
properties. Staff anticipates that the establishment of the accessory dwelling use will have
little to no change of public perception of the subject property. Therefore, the proposal is
consistent with this CDC Section.
S. The proposed use shall vtherwise be permitted by the underlying fulure land use category, be
compatible with adjacent land uses, will not substantially alter the essential use
characteristics o� the »eighborhood; and shall demonstrate compliance with one or »tore of
six objectives:
a. The proposed use is permitted in this aoning district as a minimum standard, flexihle
standard or�lexible development use;
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The proposed accessory dwelling use is a permitted use within the C District as a Flexible
Standard development use. Therefore, the pro�sal is consistent with this CnC Section.
6. Flezibiliry with regard to r�.se, lot width, required setbacks, height and o,fJ`=street parking are
justified ha.ced on dem�nstrated cnmPliance with all nf the fnllowing design ohjectives:
a. The proposed development will not impede the normal and orderly developmeht and
improvement of the surrounding properties for uses permitted in titis aoning district.
No flexihility is requested_ Therefore, the proposal is consistent with this CDC Section.
b. The proposed development complies with applicable design guidelines adopted by the
city.
While the subject property is located within the East Gateway character district of the
Cleazwater powntown Redevelopment Plan, no changes to the buitding or site are
prnposed. As such, this secti�n is nM applicahie.
c. The design, scale and interrsity of the proposed development supports the established or
emerging character nf an area.
The proposal provides for a use complimentary to the existing surrounding uses within
this area. The property is located within the C District and provides for a permitted use
and therefore, the praposal is consistent with this CDC Section.
d. In order to form a cohesive, visually interesting and attractive appearance, the proposed
developmerrt incvrporntes a substnnlial n��mber of the followirrg design elemenfs:
■ Changes in horizontal building planes;
■ Use of architectural details such as colum»s, cornices, stringcourses, pilasters,
porticos, balc.onies, rarlings, rnvnings, e.lc.. ;
■ variery in materials, colors arrd textures;
■ Distinctive fenestration patterns;
■ Building step bnc.ks; and
■ Distinctrve roofs forms.
As mentioned, no changes to the building are praposed. However, incotporated into the
building design are a number of elements including brick columns, distinetive window
fenestration pattern, distinctive roof form and variety of building materials and colors.
therefore, the proposat is consistent with this CDC Section.
e. The proposed devetopment provides far appropriate bu,�j"ers, enhanced landscape design
and appropriate distances between buildings.
As mentioned, no changes to the building or site are proposed. As such, this section is not
applicable.
Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by
suhstantial competent evidence that he is entitled to the approval requested.
Thc applicant has adcquatcly dcmonstratcd through thc submittal of substantial competent
evidence that the request is entitled to the approval requested as required by CDC Section 4-
206.D.4.
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COMPLIANCE WITH FLEXIBILITY CRITERIA:
The following tahie dePicts the c�nsistency of the development propasal with the Flexibility
criteria as per CDC Section 2-704.E (Comprehensive Infill Redevelopment Project) (C District):
l. The development or redevelopment is olherwise impractical without deviations
from the use and/or devetopment standards set foRh in this zoning district.
2. Tha development or redevelopment will be consistent with the goals and
policies of the Comprehensive Plan, es well as with the gcneral purpose, intent
and basic planning objectives of this Code, and with the intent and purpose of
this zoning disaict.
3. ihe development or redevelopmcnt will not impede the norrnal and orderly
development and improvement of surrounding properties.
4. Adjoining properties will not suffer substantial detriment as a result of the
�mpoced development.
S. The proposed use shail otherwise be permitted by the underlying future (and usc
category, be compatibie with adJacent land uses, will not substanlially alter the
essential use characteristics of the neighborhood; and shalt demonstrate
compliance with one or more of the following objectives:
a. The proposcd use is permitted in this zoning district as a minimum
standard, tlexible standard or flexible development use;
b. The proposed use would be a significant economic canlributor 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 Iand
use plan amendment and rezoning would resalt in a spot land use or
wning 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
parking are justified based on demonstrated compliance with all of the following
de.4ign objectives:
a. The proposed development will not impede the normal pnd orderly
development and improvement of the surrounding pmperties for u4es
permitted in this zoning district;
b. 7'he pmposccl develnpment complics with applicahle design guidelines
adopted by the Giry;
c. The desig�, ccale �nd inten�ity of the proM+se�1 development so�ports
the established or emerging character of an area;
d. In order to form a cohesive, visually interecting and attractive
appearance, the proposed devclopment incorporates a substantial
number of the foll�wing design elements:
t] Changes in horizontal building ptanes;
O 11.ce of architectural details such ac c�lumns, cnmices, stringcourses,
pilasters, porticos, balconies, railings, awnings, etc.;
❑ Variety in materi»Is, color� �nd texturea;
O Distinctive fencstration patterns;
❑ Ruilding ete�hacks; Anc1
O Distinctive roofs %rms.
e.. 'I'he proposed development provides for appropriate butTen, enhanced
tandscape design and appro�riate distances between buildings.
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Con�istent Incoesistent
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GOMYLIANG� Wl'!'H t;�NEItAL AYPLICAl31L1TY STANDARDS:
The following table depicts the consistency of the development proposat with the General
Standards for Level Two Approvals as per CDC Section 3-914.A:
1. 1'he proposed development of the land will be in harmony with the scale, bulk,
coverage, density and character of adjaccnt propertics in which it is located.
2. 'The proposed developmeni will not hinder or discourage devetopment end use of
adjacent land and buildings or significantly impair thc valuc thacof.
3. The proposed development will not adversely affect the health or safery of persons
residing or working in the neighborhood.
4. The proposed development is designed to minimize traf'fic congestion.
S. 'fhe proposed development is rnnsistent with the community character of the
immediate vicinity.
6_ 7'he design of the proposed development minimizes adverse effects, including
visual. acoustic and olfactorv and hours of operation impacts on adjacent properties.
Cousi�tent � Inconsiatent
X
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SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its mccting of July 03, 2014, and deemed the development proposal to be lcgally sufficient,
based upon the follawing findings of fact and conclusions of law:
Findi s 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 follawing findings of fact:
1. That the 0.36 acre site is located on the north side of Gulf to Bay Boulevard approximately
265 southeast from Park Street;
2. That the subject property is located within the Commercial (C} District and the
corresponding Commercial General (CG) Future Land [1se Plan categ�ry;
3. That the subject property is located within the East Gateway Character District of the
Cleatwater powntown Redevelopment Plan;
4. That the pr�perty is currently being used as nffice space within twa buildings;
5. That the proposal includes a change of use for 553.92 square feet of second floor area for one
unit within a two-story building containing five units; and
6. That there are no active Code C�mpliance 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 applicable portions of the Comprehensive
Plan including Future Ls�nd Use Plan Element, Objective A.6.4 and Policies A.5.5.1 And
A,6.4.1;
3. That the proposal consistent with the general purpose, intent and basic planning objectives of
CDC Section 1-103.B.2.;
4. That the development proposal is consistent with the maximum devetopment potentia(
pursuant to CDC Section 2-701.1.;
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5. '1'hat the development proposal is consistent with the r'lexibility criteria pursuant to CllC
Section 2-704.E.; and
6. That the development proposal is consistent with the General Standards for Level Two
Approvals pursuant to CUC Section 3-914.A.
Based upon the above, the Planning and Development Department recommends APPROVAL of
r'lexible llevelopment application to permit a change of use from oi�ice to an accessory dwelling
unit for 553.92 square feet of second story floor area within an existing two-story five-unit
building in the Commercial (C) District as a Comprehensive Infill Redevelopment Project
pursuant to Community llevelopment Code (CUC) Section 2-7U4.E. subject tv the following
conditions-
Conditions of Approval:
1. That prior to issuance of a certiiicate af occupancy, evidence that title to the accessory
dwelling is vested in the ownership of the principal use be provided;
2. That prior to issutince of n certificate of occupancy, Code cornpliant dumpstcr scrccning bc
provided;
3. T'hat prior to the issuance of any building permits, the plans shall show parking stall
dirnensions of at least nine by 18 feet �nd shall dcmonstratc a minimum 24-foot widc drivc
aisle width;
4. That prior to khe issuance of any building permits, the Fire Department may require the
provision of a Water Study performed by a Firc Protcction Enginecr 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 proj ect. The water supply must be able to support the
needs of any required fire sprinkler, standpipe and/or fire pump. If a firc pump is rcquircd,
then the water supply must be able to supply 150 percent of its rated capacity;
5. That issuance of a development permit by the City of Clearwater dces not in any way
crcate any right on thc 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 irnposed by a state
or federal agency or undertakes actions that result in a violation of state or federal law;
6. That all other applicable local, state and/or federal permits be obtained
before commencement of the development; and
"7. That application for a building permit be submitted no later than November 18, 2015,
unless time extensions are granted pursuant to CDC Section 4-407.
Prepazed by Planning and Development Department Staff:
Attachments: Photographs
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Matt Jackson, Planner III
View ol� ihe buildin� lor the accessory
dwelling unit.
View looking at the surrounding properties to
the east.
View of the northwcst corner of the property
and solid waste area. The solid waste
dumpster will be screened as part of� the
application.
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View looking at the property to the northwest.
1428 Gulf to Bay
FLD2014-06015
Matthew JACkaon
100 South Myrtle Avenue
Clesrwater, Florida 33756
(727) 562-4584
matthew. iackson��? mvclearwater.com
PROFESSIONAL EXPERIENCE
o Plsnner III February 201310 present
City o,,/'Clearwa�er, Clennvater, Florida
Duties include perfonning the technical review and preparatian of staff reports for various land
Jevelvpment applicatiu►tis, the urgani�atiun of data acid its �li�play in urder tv track infunnation anel
provide status reports, and making presentations to various City Boards and Committees.
❑ Planner II
City oJClearwater, Clearwater, Florida May 2011 !o February 2013
(ktober 2008 to June 201 D
Regulate growth and development of the City in accordance with land resource ordinances and
regulations related to community development. Landscape plan review including: conceptual, and
variance. Reviews and analyzes site plans and conducts field studies to determine the integrity of
development plans and their compatibility with surroundings. Interdepartmental and wning
assistance. Respond as a City representative to citizens, City officials, and businesses concerning
ordinances and regulations. Make recommendations and presentations at staff level at variaus review
committees, boazds, and meetings.
o P1Anaer I
Calvin-Giordano and Associa�es, Fort Lauderdate, Florida May 2005 to December 2007
Project manager for various development applications such as plat, site plan, rezoning and variances.
In-depth government agency, in-house and client coordination to ensure that the projects maintained
submittal schedules stayed within budget constraints and aitained approval. Schedule and lead
pruject kie;k-uft meelinga, enaure rnunicipxl prujeU con�itiuns were resolved, pruduce suppc�rtin�
documents and make site visits as well. Research and prepare due diligence reports including subject
matter such as zoning, land uses, densities, available public utilities and land development costs.
Member of ernergency mitigation committee formed to preparc and mitigate for natural or rnan-made
disasters affecting Calvin, Giordano and Associates and local municipalities.
❑ Manager
Churrh Street Entertuinneent, Urlundo, Flvrida Septeniber 1999 ta Februwy 2004
Supervised and managed daytime and nighttime operations of a bar and nightclub entertainment
complex including 100+ staff. Conducted hiring and training operations including security and
inventory control. Managed and reconciled nightly gross revenues as well as preparing and
delivering deposits. Assisted in taking inventory and preparing weekly inventory orders, marketing
and special events.
o Liaguist
US Army, Fort Campbell, KY October 1991 to October 1995
Maintain fluency in the Arabic language and knowledge of customs and culture as well as military
readiness for possible deployments or training operations. Co-managed intelligence �athering
operation in Naiti including coordination between multiple Special Forces units and civilian
authorities. Interpreter between U.S. and Egyptisn soldiers during training exercises. Liaison
between Special Forces battalions to coordinate certification training.
EDUCATION
o Master of Arts, Urban and Regional Planning, Florida Atlantic University, 2007
ct Bachelor of Arts, Urban and Regional Planning, Rollins College, 2004
� �learwater
u
1428 GULF TO BAY BLVD B
FLD2014-06015
1
Yvonne Guevara
Zoning: Commercial
Fl� Attas #: 288A
Attached Dwellings, Mtxea-v�e� �, �.�.. ______
IT IS INCUMBENT UPON THE APPUCANT TO SUBMIT COMPLETE AND CORRECT INFORMATION. /4NY MISLEADtNG, DECEPTIVE,
INCOMPLETE OR INCORRECT INFORMATION MAY INVAUDATE YOUR APPUCATION.
ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED IN PERSON (NO FAX OR DELIVERIES)
TO THE PLANNING & DEVELOPMENT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE.
A TOTAL OF 11 COMPLETE SETS OF PIANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHIN
ARE TO BE SUBMITTED FOR REVIEW BY THE DEVELOPMENT REVIEW COMMITTEE. SUBSEQUENT SUBMI7TAL FOR THE
COMMUNITY DEVELOPMENT BOARD WILL REQUIRE 15 COMPLETE SETS OF PU►NS AND APPUCATION MATERlAIS (1 ORIGINAL
AND 14 COPIES�. PLANS AND APPLICATIONS ARE REQUIRED TO BE COLLATED, STAPLED AND FOLDED INTO SETS.
THE APPLICANT, BY FILING THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE
COMMUNITY DEVELQPMENT CODE.
FIRE DEPT PREUMARY SITE PLAN REVIEW fEE: $200
APPLICATION FEE: $1,205
PROPER7r owNER (PeR �eE�): YVONNE LASSEN (CURRENT NAME: YVONNE GUEV,
MAILiNG ADDRESS: 1428 Gulf to Bav Blvd, Clearwater, Florida 33755
PHONE NUMBER: 727-542-7899
EMAIL: ykeller5@gma
AGENT OR REPRESENTATIVE:
�
MAILING ADDRESS:
PHONE NUMBER:
EMAIL:
�
ADDRESS OF SUBJECT PROPERTY: 1428 Guif to Bay Blvd, Unit B
PARCEL NUMBER(S): 14-29-15-17868-002-0070
Clearwater, Florida 33755
LEGAL DESCRIPTION: CONTINENTAL SQUARE OFFICE CONDO BLDG B, UNIT 7
PROPOSED USE(5): Office with accessory dwelling
DESCRIPTION OF REQUEST: The current condominium unit is entirely office space. tt is desired to provide an accessory dwelling
Speci�icolly identijy the request unit on the second floor of unit #7. This albwance will cause 50% of the unit's square footage to be
(include a/l requested code flexibility,• used for residentiai. Current code allows for only 25°/a of the unit floor are to be used as accessory
e.g., reduction in required number of
porking spaces, height setbocks, lot dwelling. w
size, lot width, specific use, etc.J:
Planning 8 Development Departrnent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727562-4567; Fax: 727-562-4865
Page 1 of 8 Revised 01/12
° Clearwater
�
Planning & Deveiopment Department
Flexible Development Application
Data Sheet
PLEASE ENSURE THAT THE FOLLOWING INFORMATION IS FILLED OUT, IN ITS ENTIRETY. FAILURE TO COMPIETE THIS FORM
WILL RESULT IN YOUR APPLICATION BEING FOUND iNCOMPLETE AND POSSIBLY DEFERRED UNTIL THE FOLLOWING
APPUCATION CYCLE.
20NING DISTRICT:
FUTURE LAND USE PLAN DESIGNATION:
EXISTING USE (currently existing on site}:
Commercial
Commercial General
Office
PROPOSED USE (new use, if any; plus existing, if to remain): Office and Accessory Residential
SITE AREA: 15,743 sq. ft. 0.36
GROSS FLOOR AREA (total square footage of all buildings):
Existing: 12,416(1216/unit) sq. ft.
Proposed: 12,416(1216/unit) sq. ft.
Maximum Allowable: 8689 sq. ft.
acres
GROSS FLOOR AREA (total square footage devoted to each use, if there will be muRiple uses):
First use: 582 sq. ft.
Second use: 582 sq. ft.
Third use:
sq. ft.
FLOOR AREA RATIO (total square footage of all buildings divided by the total square footage of entire site):
Existing: 0.789
Proposed: 0.789
Maximum Allowable: 0.55
BUILDING COVERAGE/FOOTPRINT (1S` floor square footage of all buildings):
Existing: 6600 sq. ft. ( 42 % of site)
Proposed: 6600 sq. ft. ( 42 % of site)
Maximum Permitted: sq. ft. ( % of site)
GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer):
Existing: 0 sq. ft. ( 0 % of sitea
Proposed: 0 sq, ft. ( 0 % of site)
VEHICULAR USE AREA (parking spaces, drive aisles, loading area):
Existing: 6719 sq. ft. ( 42.7 % of site)
Proposed: 6719 sq. ft. ( 42.7 % of site)
Planning & Development Depa�tment,100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727S62r4567; Fau; 727-562-4865
Page 2 of 8 Revised 01H2
0
IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the total square footage of entire site):
Existing: 0.846
Proposed: 0.846
Maximum Permitted: 0.9
DENSITY (units, rooms or beds per acrej:
Existing: 0
Proposed: 10
Maximum Permitted: 8
OFF-STREET PARKING:
Existing: 23
Proposed: 23
Minimum Required: 18 shared
BUILDING HEIGHT:
Existing: 21
Proposed: 21
Maximum Permitted: 25-50
WHAT IS THE ESTIMATED TOTAL VALUE Of THE PROJECT UPON COMPLETION? $���92 UNiT "7" ONLY
ZONING DISTRICTS FOR ALL ADIACENT PROPERTY:
North: MDR
South: C
East: C
West: C
STATE OF FLORIDA, COUNTY OF PlNELLAS �
I, the undersigned, acknowledge that all Sworn to and subscribed before me thir���� �""'_ �day of
representations made in this application are true and
accurate to the best of my knowledge and authorize •` 'lG . to me and/or by
City representatives to visit and photograph the , who is personally known has
property described in this application. produced ..J<— ��(�'�I(D� �G�� ���� � as identification.
/1/ �I.� o .� , r--a ,---�.�
of property owner or representative Notary pub`lic,
My commission expi
SHERRY LYNN WATIpNS
MY COMMISSION # EE853072
EJiPIRES Jenui�r pg. 2p17
Planning & Development Departrnent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727562-4567; Fax: 727-562-4865
Page 3 of 8 Revised 01/12
o Planning & Development Department
� � earwater Flexible Development Application
� Site Plan Submittal Package Check list
IN ADDITION TO THE COMPLEfED FLEXIBLE DEVELOPMENT (FLD) APPLICATION, ALL FLD APPLICATIONS SHAII INCLUDE A StTE
PLAN SUBMITTAL PACKAGE THAT INCLUDES THE FOLLOWING INFORMATION AND/OR PLANS:
❑ Responses to the flexibility criteria for the specific use(s) being requested as set forth in the Zoning District(s) in which the
subject property is located. The attached Flexible Development Application Flexibility Criteria sheet shall be used to provide
these responses.
0 Responses to the General Applicability criteria set forth in Section 3-914.A. The attached Flexible Development Application
General Applicability Criteria sheet shall be used to provide these responses.
❑ A signed and sealed survey of the property prepared by a registered land surveyor inc{uding the location of the property,
dimensions, acreage, location of all current structures/improvements, Iceation of alI public and private easements including
official records book and page numbers and street right(s)-of-way within and adjacent to the site.
❑ If the application would result in the removal or relocation of mobile home owners residing in a mobile home park as
provided in F.S. § 723.083, the application must provide that information required by Section 4202.A.5.
0 If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawall or other si milar
marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional
engineer, bearing the seal and signature of the engineer, extept signed and sealed plans shall not be required for the repair
or replacement of decking, stringers, railing, lower landings, tie piles, or the patching or reinforcing of existing piling on
private and commercial docks.
❑ A site plan prepared by a professional architect, engineer or landscape architect drawn to a minimum scale of one inch equals
50 feet on a sheet size not to exceed 24 inches by 36 inches that includes the following information:
❑ Index sheet of the same size shall be included with individual sheet numbers referenced thereon.
❑ North arrow, scale, location map and date prepared.
❑ Identification of the boundaries of phases, if development is proposed to be constructed in phases.
❑ Location of the Coastal Construction Control Line (CCCLj, whether the property is located within a Special Flood Hazard
Area, and the Base Flood Elevation (BFE) of the property, as applicable.
0 Location, footprint and size of all existing and proposed buildings and structures on the site.
0 Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points
of access.
❑ Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and
seawalls and any proposed utility easements.
❑ location of onsite and offsite stormwater management facilities as well as a narrative describing the proposed
stormwater control plan including calculations. Additional data necessary to demonstrate compliance with the City of
Clearwater Storm Drainage Design Criteria manual may be required at time of building construction permit.
❑ Location of solid waste collection facilities, required screening and provisions for accessibiliry 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.
D Building or strudure elevation drawings that depict the proposed building height and building materials.
Plannirtg & Development Departrnertt, 100 S. MyrHe Avenue, Clearwater, FL 33756, Tel: 727�562-456T; Fax: 727-562-4865
Page 4 of 8 Revised 01/12
❑ Typical floor plans, including floor pians for each floor of any parking garage.
❑ Demolition plan.
❑ Identification and description of watercourses, wetlands, tree masses, specimen trees, and other environmentaily
sensitive areas.
❑ If a deviation from the parking standards is requested that is greater than 50% (excluding those standards where the
difference between the top and bottom of the range is one parking space), then a parking demand study will need to be
provided. The findings of the study will be used in determining whether or not deviations to the parking standards are
approved. Please see the adopted Parking Demand Study Guidelines for further information.
❑ A tree survey showing the {ocation, 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.
O 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 applicab�e by staff. Check with staff.
0 A Tra�c Impact Study shall be required for all proposed developments if the total generated net new trips meet one or more
of the following conditions:
� Proposai is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the
abutting streets) and/or 1,000 or more new trips per day; or
■ Anticipated new trip generation degrades the level of service as adopted in the City's Comprehensive Plan to
unacceptable levels; or
■ The study area contains a segment of roadway and/or intersection with five reportable accidents within a prfor twelve
month period, or the segment and/or intersection exists on the Cit�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. Examp{es include developments that are expected to negatively impact a constrained roadway or developments
with unknown trip generation and/or other unknown factors.
❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved
or remodeled in a value of 25% or more of the valuation of the principal structure as refleded 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, specitications and quantities of all existing and proposed landscape materials, including
botanical and common names.
0 Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line.
D Interior landscape areas hatched and/or shaded and labeled and interior landscape coverage, expressed both in square
feet, exclusive of perimeter landscaped strips, and as a percentage of the paved area coverage of the parking lot and
vehicular use areas.
O Location of existing and proposed structures and improvements, including but not limited to sidewalks, walls, fences,
pools, patios, dumpster pads, pad mounted transformers, fire hydrants, overhead obstructions, curbs, water lines,
sanitary sewer lines, storm drains, seawalls, utility easements, treatment of all ground surfaces, and any other features
that may influence the proposed landscape.
❑ Location o# 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.
0 Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any.
Planning 8 Development Departrnertt, 100 3. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: T27�62-4865
Page 5 of 8 Revised 01h2
o Planning & Development Department
� � �arwater Flexible Development Application
� Fie�ubility Criteria
PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXiBIL�ITY CRITERIA FOR THE SPEpFIC USE(S) BEING REQUESTED AS SET
FORTH IN THE ZONING DISTRICT(S) IN WHICH THE SUBJECT PROPERTII IS LOCATED. EXPLAIN HOW, IN DETAII, EACH CRITERION
IS BEING COMPLIED WITH PER Tk115 DEYELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY).
1 Section 2-703.A - The request is for permission to exceed the permitted are limit of 25% for accessory dwelling
z.
3.
4.
6.
8.
as part of an existing office condo unit. Total area being requested includes the second Noor interior space (430sfl as weil
as the second fioor porch (151sf).
Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-4567; Fax: 727�62-4865
Page 7 of 8 Revised 01H2
o Planning & Development Department
� C earwater Flexible Development Application
� General Applicability Criteria
PROVIDE COMPLETE RESPONSES TO EACH OF THE SIX (6) 6ENERAL APPUCABILITY CRITERIA EXPLAINING HOW, IN DETAIL, THE
CRITERIOM tS BEING COMPLlED WITH PER THIS DEVELOPMENT PROPOSAL
1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent
properties in which it is located.
The property and use is consistent with adjacent and area uses_ The change to 2nd floor dwellings will help the site
to be more consistent with the residences located to the North. The required parking load will also be reduced due to
a lower requirement of accessory dweltings versus office. No change is planned to the exterior of the buildings.
2. The proposed development will not hinder or discourage the appropriate development and use of adjacent land and buildings
or significantly impair the value thereof.
The is no proposed change in the building envelope and thus there will be no decrease in the future
development potential of adjacent properties.
3. The proposed development will not adversely affec[ the health or safety or persons residing or working in the neighborhood
of the proposed use.
The will be no negative impact to the area due to the partial change to accessory dwellings in the second floors.
However, positive impacts are all of those which occur due to having a full time occupancy by residents.
4. The proposed development is designed to minimize tra�c congestion.
The exiting site access is well designed and allows for appropriate and ease vehicular connection both to and from
the site. Entering vehicles can easily enter the drive and exiting vehicles can enter traffic in the appropriate direction.
5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for
development.
The current buildings are consistent with the character of the area in scale and style. There is no proposed change.
6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of
operation impacts, on adjacent properties.
The PUD faces "inward" and thus does not negatively impact adjacent properties. Parking is buffered and
partially enclosed by both of the buildings as well as the landscaping on the south/front of the property.
Planning S DevelopmeM Departmerrt, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727562-4567; Fax: 727562-4865
Page 6 of 8 Revised 01/12
__ _ __
o (� Planning & Development Department
� L�a����r Flexible Develo ment A lication
P PP
`' Flexibility Criteria
PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBILITY CRITERIA FOR THE SPEUFtC USE(S) BEING REQUESTED AS SET
FORTH Il�i THE 20NING DISTRiCT(S) IN WHICH THE SUBJECT PROPERTY IS LOCATED. EXPLAIN HOW, IN DETAII, EACH CRITERION
IS BEING COMPUED WITH PER THIS DEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY).
1 Section 2-703.A - The request is for permission to exceed the permitted are limit of 25% for accessory dwelling
as part of an existing office condo unit. It is not feasible to use less than the requested portion of the 2nd
floor as residential due to its small size. Request is for the least reasonable floor area to be converted.
Z The provision of accessory dwelling is consistent with the intent of the CDC to include residential within the
Downtown districts. It is also consistent with the immediate area which includes mostly commerical and residen6al.
3 The redevelopment will not change the exterior of the building and does not further hinder redevelopment of
adjacent properties. With the decrease in parking and traffic due to this development, the load of the site
lessens the burden on existing infrastructure and is thus and enhancement to the area in that way as well.
4 Adjoining properties will suffer no detriment as a result of the proposed accessory dwelling use since no exterior
change to the building is planned and the load on the site in general will be reduced with regard to traffic.
5 The addition of residential use to this condo unit is fully consistent with the uses allowed by the zoning
and the future land use. It is also consistent with the east gateway character district. The residential
use may also contribute to the local area economy and enhance further redevelopment efforts in the area.
6 The existing rear setback non-conformity does not inhibit redevelopment of the existing residential properties
s.
to the rear of the site. In general the existing building does not conform to the setbacks in the guidelines
but compliance on this point is impossible without demolition of existing structures and full redevelopment.
Planning 8 Development Departrnent, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tet: 727�62-456T; Fax: 727-562-4865
Page 7 of 8 Revised 01/12
•��..��h•I�L,i�A R C H i T E C T lJ R E
7 RESPONSE TO DRC REVIEW COMMENTS
y Application FLD2014-06015
October 7, 2014
To Whom It May Concern:
= Below are the responses to review comments for development application number FLD2014-
; 06015. Responses are listed by reviewing department and numbers as shown in official City
response.
Engineering Review:
1. Existing utility easement already shown on drawing. Not on masonry wa11 updated to
reflect fact of wall being existing. No change to this area of site is proposed.
2. It is acknowledged that plan review shall be required at time of submittal for building
permit and new comments may be fortheoming.
Environmental Review:
1. It is acknowledge that an asbestos survey will be conducted and report submitted prior to
issuance of building permit for any work on structures.
2. No chan�e to grading or disruptian of existing grade is praposed wiih this pr�ject. If at
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residence.
Planning Review:
L It is understood that all conditions from all departments must be met prior to moving on
to the CDB.
2. See plans for updated areas
3. See revised area calculations on A100 for new total combining areas on second floor.
4. It is acknowledged that this review does not constitute building code compliance or
review. Project has be discussed with Building Review.
Solid Waste Review:
l. See sheet A1.00 for dumpster enclosure
Stornlwater Reviw:
1. It is acknowledged that plan review shall be required at time of submittal for building
permit and new comments may be forthcoming.
Traffic Review:
l. Dimension and note added to plan to reflect restriping to gain compliance. Current deficiency
is that stripes on Blg A side do not extend to a full 18'. Adequate space is available.
2. Accessible stall added. See A1.00
3. Accessible parking stall detail and signage added. Sce A1.00
Highest Regards
Chris Mi11er, Architect
AR 91601
1121 Jackson Road, Clearwater, FL. 33765
727.244.48?8 tel
license number AR 91601
Summary of Parking Lot Use
Continentaf Square —1426 & 1428 Gulf To Bay Blvd, Clearwater FL, 33755
25 total parking spaces
20 reserved parking spaces (2 per condo unit, directly in front of each unit}
5 guest parking spaces at entrance (3 on Southwest side, 2 on NW side)
A parking use survey was taken to quantify actual parking lot usage for
various times of day and different days of the week.
(Note — At each given time, multiple photos were taken from different and
can be furnished if needed.)
Survey summary as follows:
1. Monday, 25 August, to show use of the parking lot on an average
business day.
9:20 am — 10 cars in the lot
11:50am —10 cars in the lot
3:30pm — 8 cars in the lot
5:25pm — 9 cars in the lot
2. Thursday, 18 September.
10:22 am — 9 cars in the lot
4:OOpm —12carsinthelot
3. Friday, 19 September
2:55 pm — 8 cars in the lot