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FLD2014-09026� � ��+��t�� COMMUNITY DEVELOPMENT BOARD _ .�_�._ , `,.-_.t_, _, ,,^..,,�.,,_�,_ PLANNING AND DEVELOPMENT DEPARTMENT - - : �' �"� .' "�''' ` � STAFF REPORT a :- , �,_,: , _.^�=.t-•.._`.r MEETING DATE: AGENDA ITEM: CASE: REQUEST: GENERAL DATA: Agent... ... ... ... ... ... ... ... ... Applicant/ Owner ... .......... Location ... ... ... ................. Property Size ... ............... .. Future Land Use Plan...... Zoning... ... ... ... ... ... ... ... . Special Area Plan ............. Adjacent Zoning.... North. South. East.• West: Existing Land Use........... Proposed Land Use... ... . November 18, 2014 E.1. FLD2014-09026 (related to REZ2014-09004 and LUP2014-09003) Flexible Development application to establish a Planned Medical Campus within the Institutional (I) District under the provisions of Community Development Code (CDC) Section 2-1204.C. Katherine E. Cole/E.D. Armstrong, III; Hill Ward Henderson, P.A. Morton Plant Hospital Association, Inc. Generally 300 Pinellas Street; generally bound by the Pinellas Trail and the Seaboard Coastal Railroad (east), Jeffords Street (north), South Druid Road (west) and Corbett Street (south). 66.38 acres Institutional (I) and Residential/Office General (R/OG) (R/OG proposed to be changed to Institutional (I) see LUP2014-09003) Institutional (I), Office (0) and Commercial (C) Districts (O and C proposed to be changed to Institutional (I) see REZ2014-09004) None Low Density Residential (LDR); Low_ Medium Density Residential (LMDR); Office (0); Industrial Research Technology (IRT); Commercial (C) Districts Town of Belleair; Industrial Research Technology (IRT) District Office (0); Industrial Research Technology (IRT) Districts Town of Belleair; Clearwater Harbor; Commercial (C); Industrial Research Technology (IRT) Districts Planned Medical Campus Planned Medical Campus � C��l ��ll.l Level II Flexible Development Application Review P��G & DEV�LOPMENT DEVELOPMENT REVIEW DIVISION _1" . „ �.� �_i`__ . _ ANALYSIS: Site Location and Existing Conditions: The 66.38-acre campus is generally located between Clearwater Harbor (west), the Seaboard Coastal Railroad (east), Jeffords Street and Magnolia Drive (north) and Corbett and A Streets (south) and is comprised approximately 50 parcels. The bulk of the campus is located west of South Fort Harrison Avenue between Jeffords Street and Corbett Street. A large surface parking lot is located between Magnolia Drive and Jeffords Street and the Pinellas Trail and the Seaboard Coastal Railroad tracks. The hospital campus includes approximately two dozen buildings containing 687 beds and 1.3 million square feet of floor area. Existing parking (3,446 spaces) is accommodated via nine surface lots and two parking garages generally located around the perimeter of the campus. One existing parking garage is located at the southwest corner of Jeffords Street and South Fort Harrison Avenue (504 spaces). A second parking garage is located south or Pinellas Street west of the Heart and Vascular Building (433 spaces). These two facilities provide a total of 937 spaces. Nine surface parking lots, eight of which are located around the perimeter of the campus, provide the remaining 2,509 spaces. It should be noted that 322 spaces are located outside the City of Clearwater reducing the complement of spaces within the City to 3,124. While the campus is generally zoned Institutional District there are several parcels which are not. Multiple parcels along the north side of Jeffords Street are within the Low Density Residential (LDR) and Office (0) districts. All of these parcels also have a Future Land Use Plan (FLUP) classification of Residential/ Office General (R/OG). There are two parcels generally bound by South Fort Harrison Avenue, Grand Central Street, Hamlet Avenue and Pinellas Street a zoning of � D� �a PROJECT o SI TE _ ��, 0 CLEARW T R_ ° D o ❑� �... � ��L4�A112�.::;`:::: : ;:. ❑ � � :�:�::��:;�.�:a �:: p::.::: .: .:q.:...: :'L-�.r ' — .;.�:�: o . � <:.: . .: . � : . , i ° Wt3e�sr ::_. � a �i r LOCATION MAP --- - - -_-� ' �a�i � � " j .�. PINE $ .� � Q = > � � ,_� m '.DRU/D'RP� a � s� - �� T..S � �" � � �--,-�,� E_ �, f•�- i �' Detachecl Dwellings " - ? k �t ;i� Medical Clinic 'g �' _- 3; � !_^i�_ "r �; . __ . •� . -w��fi,-- � o- _' C": � ' ;OC _ to-uJ �'"tQos: °' (�f6ce ,i' t�-- ��- y i �ieri�t" "�, "° „�-.,` H;C J „� - �Q��i�i��.�SGia w� � ,. ',� ,=a � -. -��ir= - : �"! � Restaurant '�— _ �, �u. a�� M ��pY � � ,z< � ;� ,� 3f n �� P �� ^ �T � �� :� ��`�;:Q : �� .�•�.. �...�.N , �� ;�. �� {��,, ,� ,,a Detachcd Dwellings .o��r.r�: ql, �• Medic.�l Clinic �� ;�.� �� t ::{ W�� EXISTING SURROUNDING USES MAP Community Development Board - December 16, 2014 FLD2014-09026 - Page 2 ' L�L[sl 1'1rLtl�1 Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT p PP DEVELOPMENT REVIEW DIVISION - � W �. _ Commercial (C) and a FLUP of Commercial General (CG). All of the parcels which are not within the Institutional (I) district and FLUP classification are concurrently the subject of rezoning and land use plan amendment applications (REZ2014-09004 and LUP2014-09003). The intent is to ensure that all parcels designated as within the Planned Medical Campus have a zoning and FLUP designation of Institutional. Please note that the analysis of this report assumes that entire designated Planned Medical Campus does, indeed, have a zoning designation and FLUP classification of Institutional (I). There are also several parcels which are functionally part of the overall campus but are within the jurisdiction of the Town of Belleair. Specifically, six parcels north of Ricker Road and east of Druid Road South and two parcels south of Watkins Road are all within the Town of Belleair. These parcels are included as part of the application solely for the purposes of providing a complete picture of the overall campus. However, it must be emphasized that the requirements of the CDC are not applicable to any portion of the site not within the City of Clearwater and no portion of any property not within the City of Clearwater is included as any part of this review, application request nor is considered with regard to intensity of use (ISR or FAR). With regard to parking, spaces outside the City of Clearwater and therefore outside the boundaries of the designated Planned Medical Campus but which may be needed at some point to fuliill parking requirements as the campus is built out will be required to be tied to the campus through recorded documents such as parking easements, deed restrictions or other such conveyances as found acceptable by Staff at such time as that parking is needed. A condition to this effect is included with Staff's recommendation. The immediate vicinity is characterized by a variety of residential and non-residential uses with most of the commercial uses extending north and south along South Fort Harrison Avenue. Residential uses in the area generally consist of single-family dwellings. Site History: The hospital complex, originally developed in 1918, contains approximately 25 primary buildings, ranging in height from approximately 15 to 110 feet, with approximately 1.3 million square feet of gross floor area. The size of the buildings range between 4,000 and nearly 200,000 square feet and are mostly located west of South Fort Harrison Avenue, south of Jeffords Street and north of Corbett Street. There are 3,446 parking spaces provided throughout the campus (322 of which are located in the Corbett Street Lot in the Town of Belleair) with a significant portion located on an outparcel south of Magnolia Street and east of the Pinellas Trail. Morton Plant received approval of a Master Plan for its 44-acre (at the time) campus by City Commission in 1995, under the regulations of the former Land Development Code. The Master Plan conceptually identified the placement of the building and parking structures and stormwater detention facilities. The Community Development Board (CDB) approved, in concept, reduced parking and building setbacks in October 1999. The CDB later approved a final site plan in January 2000. That request included a Flexible Development approval, as part of a Comprehensive Infill Redevelopment Project, with a reduction in building setback on Jeffords Street (emergency room) from 25 feet to 12.4 feet, reduction in parking lot setback on Jeffords Street and Reynolds Avenue from 25 feet to five feet, reduction in the required landscape buffer on Jeffords Street Community Development Board - December 16, 2014 FLD2014-09026 - Page 3 '��.tt�aLel Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT P PP DEVELOPMENT REVIEW DMSION ;, � :..�,�; . and Reynolds Avenue from 10 feet to five feet; and the vacation of Bay Avenue and Sadler Street rights-of-way (vacated mid-2000). The CDB subsequently approved a second set of changes to the Master Plan in October 2002 (case FLD2002-08024). The changes were specific to two area of the campus as part of a Comprehensive Infill Redevelopment Project. That included an increase in the height of a parking garage from 50 feet to 74 feet, a parking lot within the IRT District without a fence or wall four feet in height along the front (north) property along (Pinellas Street) and along the side (east) property line, a reduction in the front (north) setback along Pinellas Street from 20 feet to seven feet (to pavement) and a reduction in the side (east) setback along the Pinellas Trail right- of-way from 15 feet to five feet (to pavement). A third set of changes to the Master Plan were approved by the CDB in January 2003 (FLD2002- 10035) which anticipated most changes to the hospital completed over the last decade. The applicant has determined that the current Master Plan is now outdated and a new one is needed. It should be noted that in 2014 the CDC was amended to include, among other items, two new uses; Planned Medical Campus and Planned Medical Campus Project. Article 8, also updated to accommodate these two new uses, defines them as follows: Planned medical campus means land that is planned and developed as a whole in a single development or a programmed series of developments for the purpose of providing medical, diagnostic, and treatment services including physician, nursing, specialized accommodations, and other health services. A planned medical campus may include numerous projects to be constructed over a period of time and will include not only the buildings where various health services will be provided, but also those streets, off-street parking areas, pedestrian and bicycle circulation systems, and utilities serving those buildings. Planned medical campus project means a project that is identified as a part of an approved planned medical campus. This term expressly does not include stormwater and utility projects that are not otherwise expressly associated with or required for a primary or accessory use allowed within the campus. It should be noted that even with approval of the proposed Master Plan that each component of the Plan will need to be approved as part of a Level I Flexible Standard Development application providing additional review opportunities to ensure an overall quality product consistent with the approved Master Plan. Code Enforcement Analysis: There is one active Code Compliance case for the subject property (BIZ2013-00128) where a doctor is conducting a business without a Business Tax Receipt (BTR). Community Development Board - December 16, 2014 FLD2014-09026 - Page 4 � Cl�l 1T �Ll.� Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT P PP DEVELOPMENT REVIEW DIVISION � . ,._..� � °� ; . Development Proposal: The proposal is to establish a new Master Plan as part of a Planned Medical Campus which will effectively replace the existing Master Plan as outlined in the History section of this report. The proposed plan will reduce the number of beds by 66 (resulting in a new total of 621 beds), remove one building (34,120 square feet), add four new buildings or new building additions (574,280 square feet) and add 1,432 parking spaces. New components to the campus include a new hospital tower (110 feet), a new building south of the Adler building (60 feet) and an expansion of the Adler building itself (60 feet) all located in the effective center of the campus in the block bound by Jeffords and Pinellas Streets and Reynolds Avenue and Druid Road South. A parking garage 60 feet in height is proposed at the northwest corner of South Fort Harrison Avenue and Pinellas Street and a second parking garage 60 feet in height is located on the south side of Pinellas Street west of South Fort Harrison Avenue. In total, the proposed additions to the campus will add approximately 575,000 square feet of floor area to the existing 1.3 million square feet resulting in a total of almost 1.9 million square feet. Existing parking, as previously noted, is accommodated via surface lots and parking garages providing 3,446 spaces. The proposal adds 1,432 spaces resulting in a total of 4,878 spaces. These additional spaces are mostly provided by the aforementioned two new parking garages although new surface parking is proposed at the southwest quadrant of the campus. Two small surface parking lots are also proposed on the north side of Jeffords Street between South Fort Harrison Avenue and Bay Avenue and will provide approximately 50 spaces. It must be noted that these two lots will exist outside the Planned Medical Campus boundary but will be tied to the campus through deed restrictions requiring that the parking provided by these two parcels be made available exclusively for use by the campus. In addition, of the 4,878 proposed spaces, 371 are located within the Town of Belleair and are subject to the same condition as outlined above. The master plan includes various existing features which do not meet the development parameters of a Planned Medical Campus. Pursuant to CDC Section 6-102, a nonconforming structure may be used for any purpose permitted in the zoning district in which it is located. No changes are proposed except as specifically shown on the proposed Master Plan. Specifically these existing features are as follows: l. Setbacks: GENERAL LOCATION FEATURE EXISTING RE UIRED North of Jeffords west of Existing parking and 10 feet 50 feet along residential; Druid office buildin s 25 feet alon Druid North of Jeffords between Existing parking 15 feet/five feet 50 feet along Druid and Bay residentiaU25 feet along Cam us bound Five feet 25 feet along west and east sides of arkin lot South of Jeffords existin ER buildin 13 feet 25 feet South of Jeffords Existing orthopedic 15 feet 25 feet M.O.B and arkin deck Community Development Board - December 16, 2014 FLD2014-09026 - Page 5 ' V��ul �abel Level IT Flexible Development Application Review � .. . . , .. . . .. . � . PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION GENERAL LOCATION FEATURE EXISTING RE UIRED South of Grand Central Existing Central Utility Five feet 25 feet and west of Hamlet Plant and arkin South of Pinellas and west Exiting parking Nine feet 25 feet of the Pinellas Trail Boundary between the Existing parking and 0 feet 25 feet City of Clearwater and the buildings Town of Belleair between Ft. Harrison and Druid and south of Pinellas Street Remote parking lot bound Existing parking Five feet 25 feet by Magnolia, Pinellas Trail, railroad tracks to within approximately 150 feet of Grand Central South of Jeffords and east Sewing/Rainbow building Five feet 25 feet of the Pinellas Trail 2. Height: FEATURE Witt Building Barnard Building Morgan Pavilion Parking Deck (south of Pinellas and west of Ft. Harrison Axelrod Buildine dic M.O.B Deck (corner of Jeffords and Ft. Special Area Plan: None EXISTING 85 feet 85 feet 70 feet 63 feet 65 feet 65 feet 72 feet 60 feet 60 feet 60 feet 60 feet 60 feet 60 feet 60 feet 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.2.1 — Public institutions, such as hospitals, parks, utility facilities and government facilities, shall be provided sufficient land area to accommodate identified public needs. Policy A.2.1.2 - Growth of Morton Plant hospital shall continue to be consistent with the Morton Plant Hospital Master Plan. The proposal is an update to the Morton Plant Hospital Master Plan and is consistent with this Objective and Policy. Policy A.5.5.1 - Development should be designed to maintain and support the existing or envisioned character of the neighborhood. Policy A.5.5.3 - Explore the development of special area plans and/or design guidelines for Westfield Shoppingtown Countryside, Clearwater Mall, Hercules Industrial Area, Morton Plant Hospital Area and others, as appropriate. Community Development Board - December 16, 2014 FLD2014-09026 - Page 6 : Cl�.(�l 17�1��1 Level II Flexible Develo ment lication Review PLANNING&DEVELOPMENT p �p DEVELOPMENT REVIEW DIVISION � . . ., '� � ... .. . � . Goal A.6 - The City of Cleanvater shall utilize innovative and flexible Planning and engineering practices, and urban design standards in order to protect historic resources, ensure neighborhood preservation, redevelop blighted areas, and encourage infill development; and Policy A.6.2.1 - On a continuing basis, the Community Development Code and the site plan approval process shall be utilized in promoting infill development and/or planned developments that are compatible. The proposal provides for the orderly and logical development and redevelopment of the existing Morton Plant Hospital campus by designating the campus as a Planned Medical Campus. This process clearly outlines the long-term goals and plans for the campus and the required development parameters and criteria for a Planned Medical Campus ensures compatibility with the surrounding neighborhood. Therefore, the proposal supports this Goal and these Policies. Community Development Code: The proposal supports the general purpose, intent and basic planning objectives of this Code as follows: Section 1-103.B.1. Allowing property owners to enhance the value of their properry through innovative and creative redevelopment. As noted, the overall campus plan was last updated just over a decade ago. The proposal allows the Morton Plant Hospital campus the flexibility to adapt to changing conditions and needs of the healthcare market and better serve residents of and visitors to the area. Therefore, the proposal supports this Code section. Section I-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 are dominated by a variety of residential (primarily to the north and south) and non-residential uses (primarily along Fort Harrison Avenue) including retail sales and service, offices, medical clinics and restaurants. Changes are generally limited to additional buildings or additions to existing buildings in the effective center of the campus generally bound by Jeffords Street, South Fort Harrison Avenue, Pinellas Street and Druid Road South including two new parking garages with one located south of Pinellas Street east of the Powell Cancer Center and a second garage at the northwest corner of South Fort Harrison Avenue and Pinellas Street. New development is also proposed at the northwest corner of South Fort Harrison Avenue and Corbett Street including a new surface parking lot and building. This component, while functionally part of the Morton Plant Hospital campus is within the Town of Belleair and cannot be included as part of the Planned Medical. Therefore, the proposal supports this Code section. Section 1-103.B.3. Strengthening the city's economy and increasing its tax base as a whole. The proposal includes an approval of a new Master Plan for the Morton Plant Hospital campus. The proposal is expected to have a net increase in the tax base as a whole with the construction of new, medical buildings and support facilities. It is largely beyond dispute that the City of Clearwater is fundamentally built-out where the primary option for improvement is the redevelopment and/or refurbishing of existing sites and buildings. Improving a property typically results in an increase in its value thereby positively contributing to the City's tax base and overall economy. The net result of the proposal will be another attractive redevelopment in Community Development Board - December 16, 2014 FLD2014-09026 - Page 7 ', Vll.til 1't[1�1�1 Level II Flexible Develo mentA lication Review FLANNING&DEVELOPMENT p pP DEVELOPMENT REVIEW DIVISION ., � ,. . ��, the community which can only further interest in the improvement of surrounding properties. Therefore, the proposal supports this Code section. Section 1-103.D. It is the further purpose of this Development Code to make the beautification of the city a matter of the highest prioriry 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 will provide for an orderly and predicable series of improvements to a well- established, long-standing entity in the City. Morton Plant Hospital has a proven track record as a reliable partner with regard to the provision of attractive buildings and lush landscaping while providing a vital service to the community at-large. While a landscape plan or building elevations are not proposed at this time such items will be required to be submitted to and approved by Staff as each component of the proposed Master Plan as submitted for site plan review through a Flexible Standard Development review. Therefore, the proposal supports this Code section. Section 2-401.1 Intent of the I District and I FLUP classi acation. The CDC provides that it is the intent of the I District to establish areas where public and private organizations can establish and operate institutions with a public interest in support of the quality of life of the citizens of the City of Clearwater without adversely impacting the integrity of adjacent residential neighborhoods, diminishing the scenic quality of the City of Clearwater or negatively impacting the safe and efficient movement of people and things within the City of Clearwater. Furthermore, it is the intent of the I District that development be consistent with the Countywide Future Land Use Plan and Rules as required by state law. Section 2.3.3.7.3 of the Rules provide that the purpose of the I FLUP classification is to establish areas where public and private organizations can establish and operate institutions with a public interest in support of the quality of life of the citizens of the City of Clearwater without adversely impacting the integrity of adjacent residential neighborhoods, diminishing the scenic quality of the City of Clearwater or negatively impacting the safe and efficient movement of people and things within the City of Clearwater. Permitted Primary Uses include hospitals and medical clinics. The site has been developed as a hospital with supporting medical clinics and offices which are permitted by the I FLUP classification. Development Parameters: Intensity of Use: Pursuant to the Countywide Plan Rules and CDC Section 2-1201.1, the maximum FAR for properties with a Future Land Use Plan (FLUP) designation of Institutional (I) is 0.65 (notwithstanding bonus provisions provided for by the City's Comprehensive Plan). The maximum permitted density is 12.5 dwelling units per acre with one dwelling unit equal to three beds (37.5 beds per acre). The proposed total floor area not including the hospital (the intensity of use of which is calculated by number of beds) is 842,668 square feet. The total number of beds is 621. For projects which are subject to more than one type of intensity of use parameter development potential is determined by first calculating the amount of land needed to support the proposed amount of GFA. In this case, given a FAR of 0.65, 842,668 square feet of GFA requires 29.76 acres of land. This area is subtracted from the overall size of the site (66387 Community Development Board - December 16, 2014 FLD2014-09026 - Page 8 � C��l 1Tal�l Level II Flexible Development Application Review PLANNING & DEVELOPMENT .. .. „c°<r _= , . . DEVELOPMENT REVIEW DIVISION acres) resulting in 36.62 acres. This is then multiplied by 37.5 (the number of beds permitted per acre) which yields 1,373 beds where 621 beds are proposed, which is consistent with Code provisions. Impervious Surface Ratio I( SR� Pursuant to the Countywide Plan Rules and CDC Section 2-1201.1, the m�imum allowable ISR is 0.85. The overall proposed ISR is 0.85, which is consistent with Code provisions. Minimum Lot Area and Width: Pursuant to CDC Table 2-1204, the required lot area and lot width for a Planned Medical Campus are to be a minimum of 50 acres and 250 feet, respectively. The lot area is 6638 acres and the lot width is approximately 1,300 feet as measured along South Forth Harrison Avenue between Jeffords and Corbett Streets exceeding and/or meeting the otherwise minimum area and width required by Code. Minimum Setbacks: Pursuant to CDC Section and Table 2-1204, setbacks are administered from the outermost perimeter of the planned medical campus, irrespective of internal rights-of-way. In addition, setbacks shall be applied to all improvements within the campus (i.e. buildings and off-street parking) and where adjacent to property designated as residential in the Zoning Atlas, the minimum setback shall be increased to 50 feet. In addition helipads are required to be at least 150 feet from and external border of the Planned Medical Campus. There are multiple instances where building or paving exists within designated setbacks. These structures may continue to exist pursuant to CDC Section 6-102 which provides that nonconforming structure may be used for any purpose permitted in the zoning district in which it is located. It should be noted that this section also provides the following provisions may impact these existing structures: • Normal repair and maintenance, such as painting, cleaning, and repairing of same nonconformity may be performed on nonconforming structures. However, nonconforming structures shall be made to fully comply with the provisions of this Code, provided the cost of repair of any structure or improvement at any time exceeds 50 percent of the assessed value of the entire structure. Assessed value shall be determined by reference to the official property t� assessment rolls for the year the structure or site improvement is destroyed or damaged. • A nonconforming structure shall not be altered, enlarged or changed in any way that increases its nonconformity. Any structure or site improvement may, however, be altered to decrease its nonconformity. • Any part of a nonconforming structure which is destroyed or damaged to the extent of less than 50 percent of the assessed value of the entire structure may be repaired or restored if a complete and legally sufficient application for all required permits to repair or restore the damage is submitted within six months of the date of the damage. Any nonconforming structure which is destroyed or damaged to 50 percent or more of the assessed value may be repaired or restored only if the structure conforms to the standards of this Development Code Community Development Board - December 16, 2014 FLD2014-09026 - Page 9 '. li��.R�aLel Level II Flexible Development Application Review PLANNING& DEVELOPMENT DEVELOPMENT REVIEW DIVISION L_... ��,. . . .. . for the zoning district in which it is located. Assessed value shall be determined by reference to the official property t� assessment rolls for the year the structure is destroyed or damaged. The extent of damage or destruction shall be determined by the building official by comparing the estimated cost of repairs or restoration with the assessed value. • Should a nonconforming structure be moved for any reason, for any distance whatsoever, it shall thereafter conform to the applicable requirements of this Code. Should any portion of any structure be removed for any reason, it shall not be replaced, except in conformity to the applicable requirements of this Code. All new structures, however will meet the standards provided above. Maximum Buildin Hei h�t�. Pursuant to CDC Table 2-1024, the maximum allowable height for a Planned Medical Campus is limited to 60 feet except for those portions of the subject building(s) that are used as a hospital where the height may be 110 feet. The proposed building height of the hospital addition in the center of the Campus is proposed to be 110 feet where all other proposed buildings will be no more than 60 feet. Therefore, the proposal is consistent with the CDC. Minimum Off-Street Parkin�: Pursuant to CDC Table 2-1204, there is no minimum off-street parking requirement for a Planned Medical Campus rather; parking is determined by the community development coordinator based on the specific use and/or ITE Manual standards. The specific uses of the site have been broken down to hospital (one to two spaces per bed), medical office and retail sales and service (five spaces per 1,000 square feet of Gross Floor Area), Storage/Warehousing (1.5 spaces per 1,000 square feet of Gross Floor Area). The Campus plan includes 621 beds (621 to 1,242 spaces) and 771,253 square feet of inedical clinic and retail sales and service (3,040 spaces) and 13,574 of Storage/Warehouse (20 spaces). A total of between 3,681 and 4,302 spaces are required where 4,878 spaces will be provided (including spaces within the Town of Belleair). City Staff has determined that the proposed amount of parking is adequate to serve the Planned Master Campus. EXISTING S.F. BUILDING TO REMAI PROPOSED S.F. PROPOSED BEDS Hos ital (beds -- -- 621 Powell 36,034 -- Axelrod 103,001 __ PTAK 84,212 -- -- Harbor Oaks Medical Office 19,911 -- __ Cheek Powell HVP 105,426 -- __ Carlisle DIC to be demolished -34,120 -- __ Foundation 9,104 -- __ Foundation Annex 3,568 -- __ Auxilia 4,424 -- __ Rainbow/Sewin 4, 853 -- __ TBD (medical clinic) -- 271,500 -- Community Development Board - December 16, 2014 FLD2014-09026 - Page 10 ' C�b(Ll ��L�� Level II Flexible Development Application Review PLANNING & DEVELOPMENT .. .4^'�rs.. ._ .. . ... .. � DEVELOPMENT REVIEW DIVISION 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 located. The proposal includes the designation of the existing Morton Plant Hospital campus as a Planned Medical Campus. The campus has existed as part of the overall neighborhood for the better part of a century. The Planned Medical Campus use was recently adopted as a new use in the Institutional District of the CDC. The development parameters were specifically developed to ensure that campus development and redevelopment is consistent with the character of the area. The proposal meets all of the criteria associated with a Planned Medical Campus (as will be explored in detail elsewhere in this report. Therefore, the proposal supports this Code section. Section 3-914.A.2. The proposed development will not hinder or discourage development and use of adjacent land and buildings or significantly impair the value thereof. Nearly all adjacent properties have been developed. The hospital campus has existed in this location for nearly a century. The proposal will ensure the orderly, logical development and redevelopment of the campus and should protect the value of adjacent properties. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. The proposal will likely have no negative effects, on the health or safety of persons residing or working in the neighborhood. In fact, as the campus improves the result should be a positive effect on the health and safety of persons residing or working in the neighborhood if not the community at-large. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.4. The proposed development is designed to minimize traffic congestion. Traffic congestion is minimized by continuing to locate employee parking primarily in the parking lot adjacent to the Pinellas Trail south of Magnolia Drive and utilizing shuttles to transport employees back and forth between the lot and the rest of the campus. The proposal includes two new parking garages at the edge of the campus west of South Fort Harrison Avenue. This will enable visitors to quickly find a parking space. Morton Plant Hospital also uses (and will continue to use) an extensive wayfinding program to efficiently and effectively direct visitors and employees to the most appropriate parking locations. In addition, most of the new floor area will be located in the center of the campus. This combined with new parking consolidates most of the traffic impact to a small, defined area within the center of the campus. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A. S. The proposed development is consistent with the community character of the immediate vicinity. Community Development Board - December 16, 2014 FLD2014-09026 - Page 11 ' Vl�.ul 1't�L�l Level II Flexible Development Application Review . . .. � �. .. . . . PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION As previously discussed, the community character consists primarily of a variety of uses indicative of an intensely developed commercial corridor mostly along South Fort Harrison Avenue. Residential uses are immediately to the north and south of the prime portion of the campus on the west side of South Fort Harrison Avenue. The proposal includes the long-term redevelopment of portions of the campus in accordance with the development parameters of a Planned Medical Campus. 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. Therefore, the proposal is consistent with this CDC Section. Planned Medical Campus Criteria Requirements: The proposal supports the specific Comprehensive Infill Redevelopment Project criteria pursuant to CDC Section 2-1204.0 as follows: 1. Floor area ratio/impervious surface ratio. This shall be applied to the campus as a whole and not to individual lots within the campus. The proposed FAR is 0.65 where a maximum of 0.65 is permitted and the proposed ISR is 0.85 where a maximum of 0.85 is proposed. Therefore, the proposal is consistent with this CDC Section. 2. Minimum lot area. This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt fi°om the minimum lot area requirement. The required lot area for a Planned Medical Campus is 50 acres. The lot area is 66.38 acres. Therefore, the proposal is consistent with this CDC Section. 3. Minimum lot width. This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt from minimum lot width requirement. The required lot width for a Planned Medical Campus is 250 feet. The lot width is approximately 1,300 feet. Therefore, the proposal is consistent with this CDC Section. 4. Setbacks. a. Setbacks shall only be administered from the outermost perimeter of the planned medical campus, irrespective of internal rights-of-way. b. Setbacks shall be applied to all improvements within the campus (i. e. buildings and off- street parking). c. Where adjacent to property designated as residential in the Zoning Atlas, the minimum setback shall be increased to SO feet. As discussed in detail, there are a variety of existing structures which do not meet the required setbacks however, pursuant to the nonconformities section of the CDC these structures may remain. All new structures will meet the required 25 foot and 50 foot setbacks. Therefore, the proposal is consistent with this CDC Section. Community Development Board - December 16, 2014 FLD2014-09026 - Page 12 ' l�l�.(�l �►�L41 Level II Flexible Development Application Review . .. . . � ..� �:."'.. . . . . . PLANNIIVG & DEVELOPMENT DEVELOPMENT REVIEW DIVISION S. Maximum height. Height is limited to 60 feet except for those portions of the subject building(s) that are used as a hospital where the height may be 110 feet: As mentioned previously, there are several existing structures which exceed the otherwise required height limitations however, this is addressed by the nonconformities section of the CDC as explored in greater detail elsewhere in this report. The proposed heights of all new buildings are consistent with the requirements of a Planned Medical Campus including three buildings identified as part of Phase 7 on the Master Plan each at 60 feet in height and a new hospital tower as part of Phase 5 at up to 110 feet. Therefore, the proposal is consistent with this CDC Section. 6. Minimum off-street parking: a. A parking demand study shall be provided for all requests for a planned medical campus. The findings of the study will be used in determining whether or not the proposed off- street parking is approved. Approximately 4,000 spaces will be required where 4,878 spaces will be provided. Therefore, the proposal is consistent with this CDC Section. b. The required off-street parking must be available for each phase at the time of completion of the phase. The submitted and phasing parking provision plan indicates that adequate off-street parking will be available for each phase as it is completed. Therefore, the proposal is consistent with this CDC Section. 7. A planned medical campus must include a hospital as the primary use. The Planned Medical Campus includes a hospital as the primary use. Therefore, the proposal is consistent with this CDC Section. 8. The following accessory uses are permissible as part of an approved planned medical campus: a. Offices and clinics providing surgical and medical services to persons including, but not necessarily limited to, general practice, dentistry, psychiatry, counseling, radiology, and medical specialties. b. Hospital-related facilities such as morgues, inpatient and outpatient surgery centers, inpatient and outpatient therapy/treatment centers, and inpatient rehabilitation services. c. Clinical laboratories providing medical testing and research services. d. Hospital support facilities and staff facilities such as educational and meeting facilities, administrative facilities and exercise rooms/gyms. e. Retail sales and services related to a planned medical campus, including, but not limited to: pharmacies, gift and florist shops, medical and health care equipments sales and rentals, and food service facilities. f. Child and adult day care facilities. g. Parking facilities, lots and garages. h. Heliport facilities, subject to the following criteria: 1. The helipad shall be limited to emergency medical uses only. 2. The helipad shall be sited so as to maintain a minimum separation of 1 SO feet from any external border of the planned medical campus. Community Development Board - December 16, 2014 FLD2014-09026 - Page 13 � Cl\.�41 1'tfi�t�41 Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT p pp DEVELOPMENT REVIEW DIVISION The proposal includes many of the above uses. More importantly, no provided or proposed uses are inconsistent with those uses included with this CDC Section. Therefore, the proposal is consistent with this CDC Section. 9. In addition to those materials specifically required in the application for development approval, all applications for a planned medical campus shall include the following information unless the community development coordinator determines that such information is not necessary to evaluate the proposed planned medical campus: a. A parking management plan regarding.• taxi passenger loading and unloading; accessible paratransit pick-up, drop-off, handicapped access, and passenger waiting area; loading zones for short-term deliveries; bus stops; bicycle parking; and on-and off- street parking for employees and visitors. b. A mobility plan that includes pedestrian and bicycle circulation systems to be provided through the campus and plans for ensuring the accessibiliry ofpedestrian areas and open spaces. The plan shall also include all mass transit facilities within and adjacent to the campus. A Mobility and Parking Management Plan has been included with this submittal and includes all the items required as part of this CDC criterion. Therefore, the proposal is consistent with this CDC Section. 10. If the planned medical campus is to be developed in phases, then a schedule shall be submitted as part of the planned medical campus application. The schedule shall indicate the timing, land use, building height and floor area ratio of each phase. A phasing schedule has been included with the submittal. Therefore, the proposal is consistent with this CDC Section. 11. If the concept of any phase identified within the planned medical campus should change beyond that which can be accommodated in the Flexibility Criteria for a planned medical campus project, then the revised planned medical campus shall be resubmitted for review and approval by the communiry development board. The applicant has acknowledged this requirement. 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. Community Development Board - December 16, 2014 FLD2014-09026 - Page 14 '��LN1 1'1'ilL�.l Level II Flexible DevelopmentApplication Review � . i"�^,�,�;.ut�;� .. . PLANNING & DEVELOPMENT DEVELOPMENT REV�W DIVISION Compliance with Standards and Criteria: The following table depicts the consistency of the development proposal with the standards for a Planned Medical Campus as per CDC Tables 2-1201.1 and 2-1203: Standard Proposed Consistent� Inconsistent Floor Area Ratio 0.65 0.65 X Impervious Surface Ratio 0.85 0.85 X Minimum Lot Area 50 acres 66.38 acres X Minimum Lot Width 250 1,300 feet X Minimum Setbacks (feet) 25 feet along the 25 feet along the edges/50 feet X edges/50 feet abutting abutting residential residential Maximum Height (feet) 110 feet - Hospital 110 feet - Hospital X 60 feet - other buildings 60 feet - other buildings Minimum Determined by the 4,878 spaces X Off-Street Parking community development coordinator based on the specific use and/or ITE Manual standards See analysis in Staff Report Compliance with General Applicability Standards: The following table depicts the consistency of the development proposal with the General Standards for Level One and Two Approvals as per CDC Section 3-914.A: 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 olfactorv and hours of oneration imoacts on adiacent nronerties. 1 See analysis in Staff Report Community Development Board - December 16, 2014 FLD2014-09026 - Page 15 Consistentl I Inconsistent X X X X X '. V��.Nl 1'1't4Ll.t Level II Flexible Development Application Review . . . ..z�:.,`:�`& ;:�. a,R. : . . . . PLANNING & DEVELOPMENT DEVELOPMENT REVTEW DIVISION Compliance with Flexibility Criteria: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-1204.C. (Planned Medical Campus): 1. Floor area ratio/impervious surface ratio. This shall be applied to the campus as a whole and not to individual lots within the campus. 2. Minimum lot area. This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt from the minimum lot area requirement. 3. Minimum lot width. This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt from minimum lot width requirement. 4. Setbacks: a. Setbacks shall only be administered from the outermost perimeter of the planned medical campus, inespective of internal rights-of-way; b. Setbacks shall be applied to ail improvements within the campus (i.e. buildings and off=street parking); c. Where adjacent to property designated as residential in the Zoning Atlas, the minimum setback shall be increased to 50 feet. d. 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 e. The proposed use provides for the development of a new and/or preservation of a working waterfront use. 5. Maximum height. Height is limited to 60 feet except for those portions of the subject building(s) that are used as a hospital where the height may be 110 feet. Consistentl ( Inconsistent X 0 X ►� X 6. Minimum off-street parking: X a. A parking demand study shall be provided for all requests for a planned medical campus. The findings of the study will be used in determining whether or not the proposed off-street parking is approved; b. The required off-street parking must be available for each phase at the time of completion of the phase; 7. A planned medical campus must include a hospital as the primary use. 8. The following accessory uses are permissible as part of an approved planned medical campus: a. Offices and clinics providing surgical and medical services to persons including, but not necessarily limited to, general practice, dentistry, psychiatry, counseling, radiology, and medical specialties.; b. Hospital-related facilities such as morgues, inpatient and outpatient surgery centers, inpatient and outpatient therapy/treatment centers, and inpatient rehabilitation services. c. Clinical laboratories providing medical testing and research services; d. Hospital support facilities and staff facilities such as educational and meeting facilities, administrative facilities and exercise rooms/gyms e. Retail sales and services related to a planned medical campus, including, but not limited to: pharmacies, gift and florist shops, medical and health care equipments sales and rentals, and food service facilities. f. Child and adult day care facilities. g. Parking facilities, lots and garages. h. Heliport facilities, subject to the following criteria: 1. The helipad shall be limited to emergency medical uses only. 2. The helipad shall be sited so as to maintain a minimum separation of 150 feet from any external border of the planned medical campus. 1 See analysis in Staff Report Community Development Board - December 16, 2014 FLD2014-09026 - Page 16 X X � p�]�j } f� PLANNING & DEVELOPMENT � C\.�il 1'!'�l�l Level II Flexible Development Application Review DEVELOPMENT REVIEW DIVISION ' � ax'� .. SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of October 2, 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 66.38 acre site is generally bound by the Pinellas Trail and the Seaboard Coastal Railroad (east), Jeffords Street (north), South Druid Road (west) and Corbett Street (south); 2. That the subject property is located within the Institutional (I), Office (0), Commercial (C) Districts (O and C proposed to be changed to Institutional (I) see REZ2014-09004) 3. That the subject property is located within the Institutional (I) and Residential/Office General (R/OG) (proposed to be changed to Institutional (I) see LUP2014-09003) Future Land Use Plan categories; 4. That the subject property is not located in a special plan area; 5. That the subject property received approval of a Master Plan for its 44-acre campus by City Commission in 1995 which was subsequently updated in 1999, 2000, 2002 and 2003; 6. That the proposal is to establish a Planned Medical Campus within the Institutional (I) District under the provisions of Community Development Code (CDC) Section 2-1204.C; 7. That certain portions of the campus are subject of rezoning (REZ2014-09004 ) and land use amendment applications (LUP2014-09003; 8. The subject property is comprised of approximately 50 parcels with approximately 1,300 feet of frontage as measured along South Forth Harrison Avenue between Jeffords and Corbett Streets; and 9. 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 proposal is consistent with certain applicable portions of the Comprehensive Plan as outlined in this report. 3. That the proposal consistent with the general purpose, intent and basic planning objectives of CDC Sections 1-103.B.1 — 3 and D; 4. That the proposal is consistent with the intent of the I District FLUP classification; 5. That the development proposal is consistent with the Standards as per CDC Tables 2-1201.1 and 1204; 6. That the development proposal is consistent with the General Standards for Level One and Two Approvals as per CDC Section 3-914.A; 7. That the development proposal is consistent with the Flexibility criteria as per CDC Section 2-1204.C; and Community Development Board - December 16, 2014 FLD2014-09026 - Page 17 � Cl�.i41 1'� �L�l Level II Flexible Development Application Review nEVELOPMEN� xEV�w nME s ox u . . ";« �.tir ` . . 8. That 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. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to establish a Planned Medical Campus within the Institutional (I) District under the provisions of Community Development Code (CDC) Section 2-1204.0 subject to the following conditions: Conditions of Approval: General/Miscellaneous Conditions: 1. That approval of this Flexible Development case is subject to the approval of applications REZ2014-09004 and LUP2014-09003; Timin� Conditions: 2. That, as the Master Plan is implemented, property designated as parking on the Master Plan but existing outside the Planned Medical Campus boundaries, be tied to the Planned Medical Campus through recorded documents such as parking easements, deed restrictions or other such conveyances as found acceptable by Staff, at such time as that parking is needed in order to fulfill the parking requirements of the Planned Medical Campus and prior to the issuance of any permits for any phase which triggers the need for that parking; 3. 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 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; 4. That, prior to any permits, all future construction in the Planned Medical Campus may provide for stormwater treatment without attenuation provided drainage is routed to the private 72-inch pipe located in the parking lot south of Jeffords Street and east of Druid Road South denoted in City records located to the south of Structure 305A3065.1; 5. That, prior to any permits, all future construction shall have aboveground stormwater treatment ponds which will provide stormwater treatment adequate to concurrently serve such construction unless otherwise approved by the Clearwater Engineering Department; 6. That prior to the issuance of any Certiiicate of Occupancy that copies of recorded documents as required as outlined in condition 2, above, be submitted to Staff; and 7. That no expiration date is assigned to the Planned Medical Campus. .�------� __--' , Prepared by Planning and Development Department Staff: f� _ Mark T. Parry, AICP, Planner III Community Development Board - December 16, 2014 FLD2014-09026 - Page 18 150' MEUPAD ce��•• . ._... .,.-.__.. ... U ... . , rT� TTi 'PL I'TTU i�. I i � J i��:., . �'I.u1t1;,1 'L i I i i l._;it t!L1� �-? � --- ' G- �ICI`Tr J �f'-m��7 ,.-T-� T*Rt7,� �_j� . = �`�IN�IiNI INf�I+��+lt''-�it F;.? �,` � - � �- , .:.�:.:..�. ' � �`uu`�� uwi. �� ,�i 7 � -- -� �. Jrrrrm Trr*n rti r�r r,, — _,_ — ' p..��i :i �ii i � ,1,..._ � . F�� ..TM � n�. �T rrr� � �:; r . ..� u� � �� i � �L,i �_____� rxvosm - ��y " r.«. c�c naowo. 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PARRY 1655 Linwood Drive Tel: (727) 742.2461 Clearwater, FL 33755 E-mail: mparry tampabay.rr.com SUMMARY OF QUALIFICATIONS A dedicated, AICP certified professional Planner focused on contributing to the field of Urban Planning experienced in public and private sector planning. An excellent communicator, able to effectively interact with clients, local government officials and business professionals at all levels. Experienced in various aspects of urban design and planning, zoning regulations and permitting. OBJECTIVE To secure a Planning position which will allow me to continue improving the built environment and my community through sound and innovative planning and design principals. EDUCATION COOK COLLEGE, RUTGERS UNIVERSITY, New Brunswick, NJ B.S. Landscape Architecture Major, Urban Planning Certification B.S. Environmental Planning and Design Certificate Urban Planning Golden Key National Honor Society; Sigma Lambda Alpha Arr►erican Planning Association (Florida Chapter); member AICP #020597 40-hour OSHA (Hazwoper) Training PLANNER III PLANNING DEPARTMENT, CITY OF CLEARWATER 04/12 - Present 08/98 — 04/05 • Responsible for nonresidential and single/multi-family site plan review and permitting. • Assist in the implementation and subsequent review of the Community Development Code. • Responsible for assessing and writing Community Development Code amendments. • Land Development Code development, interpretation and application. • Provide, inspect and direct landscape review/design. • Acting Development Review Manager 9/99 — 11/99 and 01/05 — 03/05. • Manage and direct Associate Planners. . Review, process and present variance/conditional use, land use/zoning atlas amendment and annexation applications at in-house and public review meetings. • Principal Planner in creating and implementing Clearwater's Downtown Design Guidelines. Assisted in the implementation and application of the Clearwater powntown Redevelopment Plan. SENIOR PLANNER DEVELOPMENT � ENVIRONMENTAL SERVICES, CARDNO TBE 04/05 — 04/12 • Planner of record for Cities of Indian Rocks Beach, Seminole and Clearwater and Town of Belleair. • Responsible for nonresidential and single/multi-family site plan review and permitting. • Perform site design and inspections. • Provide technical planning support for engineering department. • Provide support for Zoning Code, Comprehensive Plan, Zoning and Land Use Plan amendments. • Research and write Evaluation and Appraisal Reports. . Create and update Special Area Plans/Form-based Codes. . Provide CADD support. • Assist with creating redevelopment marketing material. • Pertorm technical environmental services including soil and groundwater sampling. Designer/Owner GREENSCAPES-GLD, MARLBORO, NJ 9/92 - 6/98 • Founded and established a local garden and landscape business. • Plan and oversee installation of commercial and residential landscaping projects utilizing a variety of CADD and photo-manipulation programs. • Develop and implement advertising programs, brochures and graphics. • Estimate, bid and negotiate jobs. • Source and negotiate purchase of materials and equipment. • Manage, train and schedule installation crews. Program Supervisor LONGSTREET FARM, MONMOUTH COUNTY PARK SYSTEM, HOLMDEL, NJ • Assisted in formulating and running children's summer program ("Hayseed"). • Created and coordinated daily programs and schedules for 6-9 year old groups. • Supervised several other programs throughout the year. � Created a demand which was twice the program's capacity after the first year. COMPUTER SKILLS 6/87 - 8/93 Access, Microsoft Office, Microsoft Works, ClarisWorks, MS Word, Land Designer Pro, Permit Plan, Excel, Cornerstone, AutoCADD, PowerPoint, Publisher City of Clearwater Response to Comments - Morton Plant Hospital FLD2014-09026 — 300 Pinellas Street, Clearwater En ineering Review Prior to Community Development Board: As per Community Development Code 2-1204C, Flexible development, Planned medical campus, the phasing schedule of anticipated projects shall be provided with the timing of each phase. **SEE PAGE 164 ON DOCUMENT. Response: Phasing and timing of each respective phase was added to E�chibit B as requested. As a nonprofit, community-based hospital, the phasing and specific uses are dictated by the needs of the patient population; therefore, the space identified on the PMC is shown as shell space presuming an FAR and associated parking; at the time the Hospital submits a Planned Medical Campus Project application for approval, speciiic approvals of uses and timing will be verified. Environmental Review General Notes: DRC review is a prerequisite for Building Permit Review; additional comments may be forthcoming upon submittal of a Building Permit Application. Response: Acknowledged. 2. Additional permits from State agencies, may be required. Approval does not relieve the applicant from the requirements to obtain all other required permits and authorizations. **SEE PAGE 2 ON DOCUMENT. Response: Acknowledged. Land Resource Review Please be aware, prior to any development, prepared by a certified arborist. This plan must show how the proposed building, parking, Stormwater, irrigation and utilities impact the critical root zones (drip lines) of trees to be preserved and how you propose to address these impacts i.e.; crown elevating, root pruning and/or root aeration systems. Other data required on this plan must show the trees canopy line, actual tree barricade limits (2/3 of the drip line and/or in the root prune lines if required), and the tree barricade detail. And any other pertinent information relating to tree preservation. Provide prior to building permit. **SEE PAGE 174 ON DOCUMENT. Response: This will be provided upon application for site plan approval for planned medical campus project. Land Resource Review Prior to building pertnit, acknowledge. DRC review is a prerequisite for Building Permit Review, prior to issuance of a building permit any and all performance based erosion and sedimentation control measures must be approved by Environmental and or Stormwater Engineering, be installed properly, and inspected. **SEE PAGE 174 ON DOCUMENT. Response: Acknowledged. Land Resource Review Please be aware, prior to any development, number and tag all trees. The tag numbers and the tree inventory numbers must match. **SEE PAGE 174 ON DOCUMENT. Response: Acknowledged. Land Resource Review Please be aware, prior to any development, provide a tree inventory for all trees on site as well as any adjacent off-site trees which may be impacted by development. **SEE PAGE 174 ON DOCUMENT. Response: Acknowledged. Land Resource Review Prior to CDB, clarify if any trees will be removed for the proposal. Additional comments may apply after response is reviewed. **SEE PAGE 174 ON DOCUMENT. Response: A tree survey will be required with any Planned Medical Campus Project application. Land Resource Review Clarify if any landscaping is proposed. If trees are removed a deficit may exist and must be paid for or replaced. A landscape plan may be required. **SEE PAGE 174 ON DOCUMENT. Response: Landscaping will be proposed per Planned Medical Campus Project, per the Code. Pla.nning Review The portions of the campus within the jurisdiction of the Town of Belleair need to be more clearly shown on the overall campus plan. ** SEE PAGE 10 ON DOCUMENT. Response: See revised plans for shading associated with lands within Belleair jurisdiction. Also, the narrative included with Exhibit B describes the interaction of these lands. Planning Review Clarify why PIN 21-29-15-22806-000-0050 is listed twice. **SEE PAGE 11 ON DOCUMENT. Response: See revised submittal Exhibit A(paxcel list) where the duplicate entry is removed. Plannin� Review I can't seem to find PIN 21-20-15-72522-000-0003. It's not in our data base nor the Country's. Please clarify. ** SEE PAGE 12 ON DOCUMENT. Response: PIN 21-20-15-72522-000-0003 exists but PIN 21-20-15-72522-100/0010 was previously used to identify adjacent land and is no longer a separate tax parcel. See revised Exhibit A. Plannin� Review The proposal description in Exhibit B provides that other buildings will be up to 80 feet where the application provides for 60 feet. Please clarify and correct as appropriate. **SEE PAGE 4 ON DOCUMENT. Response: Currently there are a number of buildings on campus as shown that are above 60 feet. The proposed buildings do not have a specific height, but will not exceed the height as permitted by the Community Development Code. Based on the intensity of parking and FAR, the maximum height is stated on the Exhibits. Plannin� Review Provide the number of buildings included in the PMC. **SEE PAGE 158 ON DOCUMENT. Response: The number of existing buildings is twenty four (24) and the nuxnber of proposedlfuture buildings is four (4), which includes existing and proposed parking stxuctures. Please note the two (2) future building/parking structures labeled as"J" on Exhibit were counted as two (2) buildings. Please note the following hospital buildings were included as individual buildings: Barnard, Witt, Morgan Pavillion, Adler, Proposed Patient Tower, Outpatient Surgery, and ER Building. In the ultimate condition, the number of buildings is twenty seven (27). The reason existing of 24 and proposedlfuture of 4 adds up to 27 is because the existing Carlisle DIC building is being demolished in a future phase to make way for Building "J". 3 Plannin� Review Clarify, generally, how mechanical equipment will be placed and screened on the site. I understand that this will be handled in detail as specific site plans are submitted for specific project but I wanted to at least bring up the topic sooner rather than later. **SEE PAGE 158 ON DOCUMENT. Response: Mechanical equipment will be screened via opaque screening such as PVC fencing or masonry walls in ground mounted situations. Rooftop mechanical equipment will be screened via similar methods utilized on campus today such as parapets and masonry walls. Plannin,g Review We need to approach the issues of non-conforming setbacks to existing structures (parking or building) as compared to the development parameters of PMC as a Termination of Status of Nonconformity rather than as a Comprehensive Infill. Specifically, I am referring to the 50 foot setback from residential uses and the otherwise required 25 foot setback around the perimeter of the campus as well as the height limitation of 60 for non-hospital buildings where the application acknowledges certain non-hospital buildings exceeding that height. Nothing new should be violating any development parameter of a PMC. **SEE PAGE 158 ON DOCUMENT. Response: Per Development Review Committee, the existing non-conforming setbacks are noted on the plans and will continue as legally nonconforming setbacks; likewise for the buildings constructed higher than 60 feet. In the event the Hospital determines it desires protections from casualty, it will submit for a termination of nonconforming status as to these setbacks and height. Planning Review Clarify if all the site data perta.ining, at least, to FAR, lot area, ISR, paxking, density, etc. is specific to the portion of the site within the jurisdiction of the City or not. If not, it needs to be revised to do so. **SEE PAGE 3 ON DOCUMENT. Response: Please find attached updated application and exhibits reflecting the request to eliminate the lands associated with Belleair from the calculations (FAR, ISR and density). The land is still depicted, but is better delineated via shading. In addition, as discussed the total parking provided within the Planned Medical Campus boundary includes the parking that lies within the Belleair property and is denoted as such on the Exhibits. The Hospita.l will place appropriate parking restrictions of record at the time of phased construction requiring the parking located outside of the PMC boundary to remain parking for the purpose of maintaining certain parking ratios. It is important to note that 4 using the Code's most restrictive parking standards and the Parking Demand Study provided, the parking provided within the City's boundaries is sufficient to service the FAR and Hospital beds proposed. Planning Review There are essentially two setback requirements from the edge of the Campus; 50 feet from residentially zoned property and 25 feet. Please revise Exhibit D to indicate required setbacks. An additional Exhibit should show existing and proposed setbacks. Existing setbacks may be less than that as required of a PMC and would be the subject of a Termination of Status of Nonconformity request. Anything new must meet the requirements of a PMC. ** SEE PAGE 131 ON DOCUMENT. Response: See revised setback and buffer e�ibit which highlights the nonconforming setbacks. Planning Review Another exhibit should show four types of buildings - hospital and other and existing and proposed. Heights would be shown for all buildings (as is done in Exhibit D). Existing other (non-hospital) buildings which are taller than 60 feet should be clearly identified and would included in the Termination of Status of Nonconformity. No proposed building should exceed any development parameter of a PMC. It may be worthwhile to enumerate each building and then provide a key which very briefly describes the building. For example buildings could be numbered or lettered and a description could be "medical office", "hospital", "parking garage", "utility/infrastructure", etc. ** SEE PAGE 131 ON DOCUMENT. Response: The exhibits have been updated to reflect this request. We have included a legend and color coding for the following uses: Hospita.l, Medical Office/Outpatient, Parking Structure, Central Utility Plant, and Warehouse, which coincides with the parking calculations by type. In addition, building heights have been included for all buildings within the PMC boundary. Planning Review Clarify why the parking lot designated as Parking 4 Zone 18 as shown in Exhibit D not included in the overall campus. **SEE PAGE 131 ON DOCUMENT. Response: As discussed this callout is now better depicted on Exhibit B. This parking is associated with the Central Energy Plant parking area and not the adjacent pazcel, which is owned by others. s Planning Review The area designated as Zones 8 and 17 south of Watkins Street is not in the City of Clearwater and should not be included in the overall campus plan as we do not have any jurisdiction over buffers. In fact, a buffer would technically exist along the south sides of Zones 10, 11 and 12. **SEE PAGE 131 ON DOCUMENT. Response: As discussed we have eliminated the lands associated with Belleair from the intensity calculations (FAR, ISR, and density). The parking being provided within zones 8 and 17 are denoted as being within Belleair jurisdiction more clearly on the revised exhibits. Required parking outside of Clearwater's jurisdiction will be tied to the Campus through documents of record, when necessary to support a particular phase of construction. The Druid Place parking area (which straddles Clearwater and Belleair) is already restricted of record. Planning Review The area designated as Zone 1 north of Ricker Road is not in the City of Clearwater and should not be included in the overall campus plan as we do not have any jurisdiction over buffers. In fact, a buffer would technically exist along the south side of Zone 1 where it abuts property within the Town of Belleair. **SEE PAGE 131 ON DOCUMENT. Response: As discussed we have eliminated the lands associated with Belleair from the intensity calculations (FAR, ISR, and density). The parking being provided within zone 1 is denoted as being within Belleair jurisdiction more clearly on the revised exhibits. Plannin�Review Clarify what the proposed patient tower and future buildings are to be used for - hospital or "other" as that will give an idea of the maximum heights (110 feet or 60 feet). **SEE PAGE 131 ON DOCUMENT. Response: The heights of all buildings within the PMC boundary have been added to the exhibits as requested and are now color coded differentiating respective uses. Plannin� Review Please make sure you include the heights of a11 buildings in Exhibit D and other site plan sheets. **SEE PAGE 131 ON DOCUMENT. Response: The heights of a11 buildings within the PMC boundary have been added to the exhibits as requested. Plannin� Review Clarify the height and use of the buildings J. For example, is the use just a parking garage or will it be offices over parking? **SEE PAGE 131 ON DOCUMENT. Response: Added to the exhibits as requested. Planning Review The permitted FAR is 0.65. The site are provided on page 2 of 8 of the application provides that the size of the campus is 3,034,825 square feet (although it is not clear if that is just the portion of the site within the City of Clearwater or includes areas in the Town of Belleair or not). 65 percent of the provided site area is 1,972,636 square feet where a total of 1,972,969 square feet is proposed (again, it is not clear if that floor area includes buildings not in the City). That figure exceeds the maximum permitted FAR by 60 square feet. Please clarify and revise. **SEE PAGE 3 ON DOCUMENT. Response: Acknowledged. The calculations have been updated to address this concern as well as to eliminate the Belleair uses (both the overall acreage as well as the proposed and existing building square footages). The total site area in the City of Clearwater is 2,891,513 sq. feet and the total proposed GFA is 1,879,316 (just under .65 FAR). Planning Review As noted, I think we should approach existing nonconformities through a termination of status of nonconformity. If we're going to adopt a Planned Medical Campus provision and then immediately turn around and ignore it and just go for a Comp. Infill it raises the question of why bother adopting a PMC - we could have just stuck with CIRP. ** SEE PAGE 187 ON DOCUMENT. Response: Per DRC, the existing nonconformities will continue as legally nonconforming uses. Planning Review The request includes approval of a 20 year Development Order. I wonder if we should simply provide a provision that no time limit by which application for a building permit must be made is imposed. That would just leave the Master Plan as valid until such time as another update is needed. Section 4-407 does provide that ". .. Unless otherwise specified in the approval, an application for a building permit shall be made within one year..." I believe that leaves room to "otherwise specify" that the time frame to make a building permit application be waived with approval of the application. ** SEE PAGE 188 ON DOCUMENT. Response: The Hospital concurs that there should be no condition with respect to the timing of a building permit application. Furthermore, it requests that the development order be valid through the end of the last projected phase in 2028. Plannin� Review Gen. App. Criterion 1- The response includes a statement that the FAR is less than the maximum allowed but the application provides that the proposed FAR is 0.65 which is the maximum. Please make sure, as previously noted, that the FAR and the size of the overall campus reflect just that portion within the City of Clearwater. I suggest that this criterion be addressed by examining the heights of existing buildings on and off-campus and their relative locations from each other. For example, you may want to expand on your discussion which mentions that the tallest buildings are located centrally in the campus where lower buildings are located along the perimeter. You should also discuss proximity of buildings to residential uses and the heights involved. **SEE PAGE 188 ON DOCUMENT. Response: See revised application and Exhibit B-1 (Narrative). Planning; Review Gen. App. Criterion 2- Again, you may want to talk about proximity of buildings and their heights as they impact nearby residential uses. ** SEE PAGE 189 ON DOCUMENT. Response: See revised application and Exhibit B-1 (Narrative). Planning Review Gen. App. Criterion 3- Are any changes proposed to vehicular circulation which may improve safety? If so, probably a good thing to talk about. ** SEE PAGE 189 ON DOCUMENT. Response: A total of 1,432 parking spaces are being added in strategic locations on campus as part of this master planning effort. The majority of these spaces are valet, which will provide for better tr�c circulation within the campus boundaries and increased quality of care for patients and visitors. In addition, the future transit station located within parking zone 22 will surely provide a betterment for the hospital, the s surrounding roadway network and the community overall. Per the Code, a mobility plan is provided to show traffic and pedestrian circulation. Planning Review Gen. App. Criteria 5 through 6- No comments. **SEE PAGE 190 ON DOCUMENT. Response: Acknowledged. Plannin� Review PMC Criterion 1- As noted, please ensure that all these calculations reflect the portion of the campus within the City of Clearwater. **SEE PAGE 190 ON DOCUMENT. Response: Acknowledged. See revised application and Exhibit B-1 (Narrative). Planning Review PMC Criterion 2- Please make sure that the size of the campus as provided within the application only reflects that portion within the City of Clearwater. **SEE PAGE 190 ON DOCUMENT. Response: Acknowledged. Planning Review PMC Criterion 3- No comments. ** SEE PAGE 191 ON DOCUMENT. Response: N/A. Plannin� Review PMC Criterion 4- At the point that existing condition are nonconforming with regard to a PMC then I believe that we need to include a request for Termination of Status of Nonconformity. For proposed features which will not meet the development parameters of a PMC then the project is a Comprehensive Infill Redevelopment Project and we are no longer looking at the parameters for a PMC. For example, when we process a hotel in the T District which includes, say, a height of 150 feet we default to the criteria for a CIRP only; we don't go ahead and address the criteria for overnight accommodations, too. Yes, we will still call it a PMC just as an overnight accommodation is still an overnight accommodation even if it is processed as a CIRP. ** SEE PAGE 191 ON DOCUMENT. Response: Acknowledged. See responses regarding nonconforming structures. Flannin� Review PMC Criterion 5- Heights of a11 proposed buildings need to be included on all Master Plan sheets. It is unclear as to what the last sentence means, "Proposed height is 80 ft." Proposed height of what? Please clarify. Plus this one is the second fourth criterion - I think it should probably be number 5. **SEE PAGE 191 ON DOCUMENT. Response: Acknowledged. See revised Exhibits. Planning Review PMC Criterion 6- Providing a statement that no parking reduction is requested and that the parking exceeds the Code's minimum requirements isn't exactly accurate since the Development Parameter for parking is determined by the community development coordinator based on the specific use andlor ITE Manual standards. What I think we need to have here is a brief summary of the Parking Demand Study. Please provide a statement which indicates that all required off-street parking will be available at the completion of any given phase. **SEE PAGE 191 ON DOCUMENT. Response: Please note the parking tables provided on Exhibit AX — Mobility and Parking Management Plan reflect the City's required parking by individual use (hospital, medical office, and warehouse) and a parking demand study showing the actual parking use on the property. Planning Review PMC Criterion 7- No comment. ** SEE PAGE 191 ON DOCUMENT. Response: N/A Planning Review PMC Criterion 8- Please provide a dimension on any Master Plan sheets which shows the 150 foot separation between the campus border and the helipad. **SEE PAGE 192 ON DOCUMENT. Response: See revised Exhibit B depicting a circular callout. Plannin�? Review to I see that proposed building heights aze shown in Exhibit F. I've other comments elsewhere requesting that these heights be provided on the Master Plan. I also notice that there are three copies of the same Master Plan in the submittal as well as another sheet also labeled a Master Plan with a slightly different bent to it. I'd really like to try and consolidate Master Plans (I understand that the Parking Demand Study probably should have one as it is technically a freestanding document). I also recognize that this sheet at least partially addresses another comment with regard to providing an e�ibit showing existing and proposed buildings and buildings which meet the height requirements and those which don't. ** SEE PAGE 133 ON DOCUMENT. Response: Building heights have been added to all exhibits as requested. Please note the consultant team has identified this project as"Master Plan", but the individua.l exhibit name is on the lower right hand corner of the respective exhibit. Plannin� Review PMC Criterion 9- No comment. **SEE PAGE 192 ON DOCUMENT. Response: N/A Plannin� Review PMC Criterion 10 - I couldn't find a phasing schedule - doesn't mean it's not included, though. If it's submitted maybe someone could point me in the right direction. **SEE PAGE 193 ON DOCUMENT. Response: The phasing schedule timing has been added to Exhibit B as part of the FAR by phase table. Planning Review PMC Criterion 11 - No comment. ** SEE PAGE 193 ON DOCUMENT. Response: N/A Planning Review CIRP Criterion 1- I think we need to provide a succinct list of the proposed features which will not meet the development parameters of a PMC and clarify why a deviation is necessary. As noted elsewhere, I think we need to either provide just the criteria for a CIRP or meet the parameters for PMC but not both. I'm not sure why there is the inclusion of a Two (20?) year Development Order here. **SEE PAGE 193 ON DOCUMENT. � Response: No response required, as there is no comprehensive infill response application. Planning; Review CIRP Criterion 2- No comment. **SEE PAGE 194 ON DOCUMENT. Response: No response required, as there is no comprehensive infill response application. Plannin�; Review CIRP Criterion 4- Perhaps a brief discussion as to proposed screening of the two proposed parking areas as well a synopsis of the locational pattern of existing and proposed buildings as they relate to their proximity to the boundary of the campus and residential areas is warranted. **SEE PAGE 195 ON DOCUMENT. Response: No response required, as there is no comprehensive infill response application. Planning Review CIRP Criterion 5- Please correct to provide that the the proposed use (PMC) is otherwise permitted as a Flexible Development use rather than a Flexible Standard use. **SEE PAGE 196 ON DOCUMENT. Response: No response required, as there is no comprehensive infill response application. Plannin� Review CIRP Criterion 6- The response of subsection a is unclear. Clarify how surrounding properties are generally part of the campus. A property that is part of the campus would not be surrounding the campus. I think that you may want to consider the overall age of the campus and the fact that most of the surrounding properties have already been developed. The response to subsection c seems to be worded a bit oddly. I'm not sure what the second sentence is getting at. I think what you are heading towards is that the proposed parking areas along the north side of Jeffords Street and similar in scale, scope and location as other existing parking lots along Jeffords and will fully accomplishes here. I think you want to provide a brief narrative discussing the general location and heights of existing and proposed buildings and how they relate to surrounding residential uses. You've hit on this already by noting that the more intense and taller buildings are cluster towards the center of the campus. With regaxd to subsection d I think we will need at least conceptual elevations submitted. For subsection e clarify how the proposed ia buffers are consistent with the balance of the urban campus - it's not cleax what that means. **SEE PAGE 196 ON DOCUMENT. Response: No response required, as there is no comprehensive infill response application. Plannin� Review 1. Please note that additional comments may be generated at or subsequent to the DRC meeting based on responses ta DRC comments. Please carefully review the listed request. It is ultimately the responsibly of the applicant to ensure that the request reflects what is wanted. 15 sets of the application (hard copy) aze required to be submitted by noon October 10, 2014 in order to be placed on the November 18, 2014 CDB agenda. Late resubmittals will be delayed at least one month. ** SEE PAGE 196 ON DOCUMENT. Response: Acknowledged. Plannin� Review Clarify if the total proposed parking space count accounts for those spaces dedicated to 1055 South Ft. Harrison. **SEE PAGE 4 ON DOCUMENT. Response: Please refer to the tables provided on Exhibit AX — Mobility and Parking Management Plan. Planning Review PDS page 1: I'm not sure it's accurate to reference City of Clearwater parking requirements for future expansion as the Code provides that parking will be determined by the community development coordinator based on the specific use and/or ITE Manual standards. I think that the introduction needs to reference this as the requirement. **SEE PAGE 138 ON DOCUMENT. Response: Please refer to the tables provided on E�ibit AX — Mobility and Parking Management Plan. The parking demand study was conducted to provide the hospital with demands during peak season for the purposes of determining their internal parking requirements, irrespective of code. Plannin� Review PDS page 2: please clarify if any of these parking zones are out of the City of Clearwater. If so, they should not be included in the study. **SEE PAGE 139 ON DOCUMENT. 13 Response: Please see response above regarding the parking study. The study was conducted for the entire campus, irrespective of jurisdictional boundaries. In addition, the campus is providing more spaces than required by City code for individual use in both existing and proposed conditions. Per the narrative provided and conversations with the City, in the event the parking located within the City of Clea.rwater falls below an acceptable amount per phase, parking areas in Belleair will be restricted of record to provide only parking. Planning Review PDS page 3: Clarify if the parking demand study accounts for the spaces dedicated to 1055 South Fort Harrison Avenue **SEE PAGE 140 ON DOCUMENT. Response: Please see response above regaxding the parking study. The study was conducted for the entire campus, irrespective of jurisdictional boundaries and dedications to third parties. In addition, the campus is providing more spaces than required by City code for individual use in both existing and proposed conditions. The parking matrix on Exhibit AX calls out the 20 spaces used by 1055 S. Ft. Harrison. Planning Review PDS page 8: Again, the minimum parking requirements are to be based on the specific uses/ITE manual standards. It appears that the minimum number of parking spaces is 2,423 based on the one hour peak demand. Although this is based on observation rather than ITE Manual standards. We need to have an analysis provided based on ITE Manual standards are required by the Code. This should be reflected on page three of the application with regard to the minimum required off-street parking. ** SEE PAGE 145 ON DOCUMENT. Response: Please refer to the tables provided on Exhibit AX — Mobility and Parking Management Plan. The parking study was conducted to provide the hospital with demands during peak season for the purposes of determining their internal parking requirements, irrespective of code. Plannin� Review PDS page 2: Just to clarify, the Pinellas Street Garage is the one next to the Heart and Vascular Building and the PTAK Garage is the one at the corner of Jeffords and Ft. Harrison. **SEE PAGE 139 ON DOCUMENT. Response: Correct. 14 Pla.nnin� Review Clarify the use of Phase 10 Building N- keep in mind that hospital buildings may have a height of 110 feet and all other buildings are limited to 60 feet. **SEE PAGE 129 ON DOCUMENT. Response: Building "N" will be hospital use and is now depicted as 110' ma�c. height on all exhibits. Planning; Review Can you break out the square footage associated with the hospital portion and the square footage associated with medical clinic (the two numbers should equal the total proposed square footage)? I want to compare the proposed parking against what would be required if we were just processing this as a hospital and medical clinic. **SEE PAGE 3 ON DOCUMENT. Response: Please refer to Exhibit B— FAR Table by Use (proposed and existing). Planning Review Clarify if the satellite parking lots and Sewing/Rainbow building east of the Pinellas Trail are proposed to be part of the campus. **SEE PAGE 172 ON DOCUMENT. Response: These two areas (parking zone 22 and 21) as well as the Rainbow building is included as part of the overall Planned Medical Campus boundary. Planning Review Please vet this sta.tement for accuracy: "New components to the campus include a new hospital tower (110 feet), a new building south of the Adler building (60 feet) and an expansion of the Adler building (XX feet) all located in the effective center of the campus in the block bound by Jeffords and Pinellas Streets and Reynolds Avenue and Druid Road South. A parking garage 60 feet in height is proposed at the northwest X feet in height is located on the south side of Pinellas Street west of South Fort Harrison Avenue. In total, the proposed additions to the campus will add 610,113 square feet of floor area to the existing 1,362,583 square feet resulting in a total of 1,972,696 square feet. **SEE PAGE 129 ON DOCUMENT. Response: The proposed expansion to the Adler building and the future building south of Adler should be 110' because they both will serve as hospital functions as shown on the Mobility and Parking Management Plan (Exhibit AX). Two future building locations, 60' in height, indicated on our plans as "J" (south of Pinellas Street and connected to the hospital and 2. North of Pinellas west of South Ft. Harrison) are intended to be new medical office buildings, structured parking, or both, as needed to meet code. In addition, the square footages expressed above in the comment include the rehabilitation �� hospital which is in the Belleair jurisdiction and have been eliminated from the exhibits and application pages. The correct existing total square foota.ges axe as follows: existing total is 1,305,203 SF, the campus will add 574,113 SF of hospital and medical office uses, which will result in a net total building area of 1,879,316 SF. Planning Review Gen. App. Criteria 4: Although we are reducing the total number of beds from 687 to 621 (correct?) we are increasing the total amount of floor area by 610,113 square feet. Presumable the overall capacity of the campus is increasing - clarify exactly how tr�c congestion will be minimized. ** SEE PAGE 190 ON DOCUMENT. Response: As part of current construction plans, MPH will be modernizing their hospital with larger private patient rooms. The existing semi-private patient rooms will be converted to private rooms, ultimately resulting in a tota.l reduction of inpatient licensed beds from 687 to 621 on campus. The surgery suite will also be modernized by replacing smaller operating rooms and support spaces. The existing surgery areas will function as building support areas, not additional care spaces. Even though these improvements are adding square footage, they are replacement functions and will not add to the day-to-day traffic on the campus. The net effect with respect to beds is a reduction of traffic generated by the decrease in patient beds and the proposed patient tower identified as Phase 5 on Exhibit B. The overall FAR is increasing as inpatient support, imaging, diagnostic services, dialysis, chemotherapy, clinics and other medical services are considered when planning for future growth. Planning Review We'll need some deed restrictions with regard to the two parking lots on the north side of Jeffords and the satellite parking lot east of the Trail (depending on if it's going to be included in the campus area or not). **SEE PAGE 172 ON DOCUMENT. Response: See revised narrative in Exhibit B-1. The Druid Place lot is already restricted of record and the Town of Belleair is a party to that restriction. Other off-campus parking areas will be restricted, as needed, to support phased construction. Stormwater Review Prior to Community Development Boaxd: 1. As per Community Development Code 2-1204C, Flexible development, Planned medical campus, the phasing schedule of anticipated projects shall be provided with the timing of each phase. Stating that work will be completed as needed is not consistent with the concept of the master plan. **SEE PAGE 170 ON DOCUMENT. Response: The phasing schedule has been added to the FAR table on Exhibit B as requested. As discussed during the DRC meeting the Stormwater narrative has been updated to include exhibits further clarifying and detailing the intent to vest City stormwater criteria as part of the PMC application. Proposed development stormwater �� requirements have been addressed in the stormwater narrative providing sufficient evidence of compliance for future plans. Traffic Review Please include a traffic impact study (TIS) for the new increase of inedical buildings. Prior to conducting a TIS please contact Bennett Elbo with City's Traffic Engineering at (727)562-4775 to schedule a scoping meeting for the TIS methodology. ** SEE PAGE 6 ON DOCUMENT. Response: Per Code section 2-1203(1), the Hospital will provide a traffic study at the time of planned medical campus project submittal. Traffic Review General Note(s): 1. Applicant shall comply with the current Transporta.tion Impact Fee Ordinance and fee schedule and paid prior to a Certificate of Occupancy (C.O.). The TIF amount for the new medical additions is to be determined. Response: Acknowledged. 2. DRC review is a prerequisite for Building Permit Review; additional comments may be forthcoming upon submittal of a Building Permit Application. ** SEE PAGE 129 ON DOCUMENT. Response: Acknowledged. t� 5932987v1 0 ° 1 rwater �Cea � Planning & �evelopment Department Flexible Development Application Attached Dweltings, Mixed-Uses or Non-Residential Uses R IS IN(.'IJMBENT UPON THE APPLIfANT TO SUBMIT COMPLEIf AND OORRECT INFORMATION. ANY MISLEADING. DECEP7IVE, INCOMPLETE OR INCORRECT lNFORMATION MAY lNVAIJDaATE 1/OUR APPLlC.ATION. ALL APPUCATIONS ARE 1'O BE RU.ED OUT C�OMPLETELY AND fARRECTU/, AND SUBMITTED IN PER50N (NO FAX OR DELIVfR1E5j TO THE PIANNING & DEVEUOPMENT DEPARTMENT BY NOON ON TFiE SCHEDULED DEADUNE DATE. A TOTAL OF ii COMPLETE SEi'S OF PLANS AND APPLMCATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHMI ARE TO BE SUBMITTED FOR REVIEW BY TF� DEVELOPMENT REVIEW OOMMITTEE. SUBSEQUENT SUBMITTAL FOR THE COMMUNITY DEVEI.�PNlENT BOARD YYILL REQUIRE 15 COMPLETE SETS OF PLANS AND APPUCATION MATERIALS (1 ORIGINAL 1W D 14 COPIES�. Pl/►N5 !WD APPU�ATIONS ARE REQUNtED TO 8E COLLATED, STAPLEO AND FOIDED INTO SETS. THE APPUCAN�, SY FlUNCi THIS APPUCATION, AGREES TO C�OMPLY VMTH ALL d4PPU�CABI.E RfQU1REMENTS OF THE COMINtJNIT1l DENEl.+OPhMEMIT �E. FlRE DEPT PREUMJIRY 51TE PtAN REVIEW FEE: $200 APPLICATION FEE: $1,205 PROPERTY OWNER (PER DEED): � p�nt Hospitai Association, lnc. MAIUNG AQDRE55: 300 PitweNas Street, Clea�wat�, FL 33756 PHOIVE NUMBER: EMAII: �-��e•a�'9 A+GENT OR RE�RE.SQ�ITl1TiVE: E.D. Artr�shvrg Ili ! Ka�t�ine E. Coie - Fi� Ward He�de�so�, P.A. MAIUI�NG �UDDR£S5: 311 Parit Ptac�e Btvd.. Suiie 24fl. �. FL 33759 PH�ONE NUIVIBER: 727-T2d,3�J(!U Ek1�111: �d. .00m or ka�iie.c�oie�trwt�taw.+�oan ADDRESS OF SUBJECT PROPfRTY: �� Stre�, C�ai�r, FL and sumounc�g properties PARCEL NUMBER(5): 5ee attad�ed E�cFNbit A LEGAL DES+CRIP710N: � � E�fiibit A PROPOSiED USE(S�: � � �Y medcal fa[�i�ies DESCRIPTION OF REQUEST: ��d E�drbi[ B �h � � �� Cw�d�d� oN reyues:rd ooae �ex�r: e.g., reduction in requwed num6er of P�9 �x �►G selbadk� bt saoe, lot w�dth � �se, etr.): Planning 3 DevelopmeM DeparYn�tt,100 S. �rtle Avenue. Clearwa�, FL 33756, Tel: 727�b62�567; Fax: 727�62�4865 Page 1 af 8 Revised 01N2 ° 1 ar�water �Ce � Ptanning & Devetopment Department Flexible Development Application Data Sheet v�.Ease a�ava� niaT n� r•ou.nwM� ��o�anoN a�u ouT, nr �rs erm�nr. Faw� ro c�w� n�s � WILL REStJLT IN YOUR APPLIf'ATlON BEIN6 FOUND MICOMPLETE ANO POSSIBLY DEFERRED UNTIL THE FOI.LOWING APP'LKATlCNI CYQE. •1.� � :s FUTURf LAND USE PL/W DESIGNATION: See attached Exhibit A See att,ached Exhibit A oc�571NC u�E (cume�tly ex�sting on sitej: Medieal ofi'iee, paHcing, Hospital PROPOSED U5E (new �e, 'ri any: plus existi�g, i� to remai�►: MediCa) offlC�, patlding, h1C�spitdl s1� �t�,r►: 2,�91,513 sq. R. GROSS F1ilOR AREA (toWl squa�e footage of all twiidimgs): Existing: 1,305,203 sq, ft. Proposed: 1,�79,316 sq. ft. Maximum Ailowabie: 1,879,483 sq. ft. :. : .. - 6ROS5 ROC)R AltEA (total s+qu�e Cnotage dev�oted tu eact� use. if d�ere wili be mulbipie ases�: First use: i,fl36,64� sq, R. Hospital sewnd use: 84Z,668 sq. R. Mpg Thircd use: fl sq. fit. Rehrab FLIDOK AREp► R1►T1�0 (tota� sc�uare foota�e of a� bt+�di„gs �ded b� the ta�tal square tootarge �f �enc� site): Existing: O.+i5 �� 0.65 Ma�aimum Albwable: 0.65 BUILDING COVERAGE/F�OTPRMIT (1� floor square foot�e of ali buildi�gs�: Ex�n►�: a� o,4ao sq. R. ( 14.2 x af �� P��d� 605,060 sq. ft. ( 20.9 9i6 of site) Maximum Permitted: sq. ft. ( % of site) GREEN SPAC� YY�THiN VEHItUTAR USE AREA (g�een space � the parkirg bi and int+efar of site; not � MiHer�: Enisting: 1,179,70Q Sq, {�. ( 40.8 % of sitej Proposed: 584,100 sq. fc. t 20.2 96 of site) VEFNCULAR USE AREA (parlcing spaces, dmre aisles, loading area): Existi�: $44,500 sq. R ( 29.2 �oposed: 1,�,40� s�. ft. ( 43.9 96 of sntej 9G of site) �x�9 ��.1C0 S. MrrUs Avemie, Cleuw��, FL 33756, Tal: 727-662�567; Fa�c 727�62-r865 �es�e �wns IMPERVIOUS SURFACE RATIO (total square footage of impervious areas divided by the total square footage of entire site): Existing: 0.71 Proposed: 0.85 Maximum Permitted: 0.85 DENSITY (units, rooms or beds per acre): Existing: 10.3 BedslA�. Proposed: 9.4 Beds/Ac. Maximum Permitted: 37.5 beds/ac (12.5 x 3) OFF-STREET PARKING: Existing: Proposed: Minimum Required: 3,446 4,878 ._.__ ��___. 3,852 to 4,473 BUILDING HEIGHT: Existing: Proposed: Maximum Permitted: Varies (See Exh. F) Varies (See Exh. F) 110 Feet (Hospital) 60 Feet (Other) WHAT IS THE ESTIMATED TOTAL VAIUE � THE PROJECT UPON COMPLETION? $ 500 million +/- ZONING D(STRICTS FOR ALL ADIACENT PROPERTY: North: LDR south: Institutional East: Institutional west: Institutional STATE OF FLORIDA, COUNTY OF PINELLAS L� �� 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 knowiedge and authorize ` C �• to me and/or by City representatives to visit and photograph the G�-i� �Ll �`�- !.,- � who is personally known has property described in this application. p�o� __ as identification. of property owner `��`� C� -� �.� �� Notary pu ic, My commission expires: _,�<"M;Py �nr�nts: November 11, 201 Bonded Thru Nptary puW� Undervrrif•; ��..:::„ : `. Planning 8 Development Department, 100 S. Myrde Avenue, Clearwater, FL 33756, Tel: 727-0i62-4567; Fax: 727ti562-4865 Page 3 of 8 Revised 01H2 o Planning & Development Department � C earwater Flexible Develo ment A lication P PP � Site Plan Submittal Package Check list IN ADDITION TO THE tOMPLETED F�D(IBLE DEVELOPMENT �FLD) APPLICATION, ALL Fl0 APPLKATIONS SW1LL INQUDE A SITE PLAN SUBMRTAL PACKA�GE TFiAT INCLUDES THE FOLLOWING II�ORMATION AND/OR PLAIrS: � Responses t�o the flexibiNty criteria for the specific use{s) being requested as set forth in the Zoning District(s) i� which the wbjed property is bcated. The attached Flexible Developmerrt Applicativn Flexibility Giteria sheet shall be used to provide these responses. C� Responses to the General �lpplipbility criteria set forth in 5ection 3-914.A. The attached Fleadble l)evelopment Application General Applicability Criberia sheet shall be used to provide these responses. 6cl A signed a�d sealed wrvey of the property prepared by a rqistered land wrv�ey�or includi� the location of the property, dimensio�s� acreage, bcati�on of aq cu�ent s#ructures/impro�rements, location of a� public an�d prnrate +easements induding officia! recwds bvok a�d paige numbers and street �ght(s�-of-way within and adjac�t to the site. � If the applicati¢mm wrouFd resutt i� th�e removal or relocation of mobile home owmers resirliarg in a m�obile home parlc as provided in F.S. +§ 723.(�3, the applirati�vn must provide that information required by Section �-20a.A.5. � If this application is t�ei� submitted for the purpose of a boatlift, catwalk, davit, dock. marir►a, pier, seawall or other si milar marine stnuture, then the applicatio� must provide detailed plans and specificatio�s prepared by a Fbrida professional engi�eer, bearing the s�i and signature of the engi�ee�, except signed and sealed plans shall rrot b�e required for the repair or replaceme�t of de�ckitvg, stringers, railing, lower landings, tie piles, or the patching or reinFord�g of existing piling on private and commercial c�o�cks. (� A site pian prepare�d by a professanal a�hitect, engineer or landscape a►chitect dravm t+c� a mFnimum srale of one inch equals 50 feet on a sheet si�e rMOt tn ex�c�ed 24 inches b�r 36 ind�es that includes the falbwing imivrrnat'ron: D Index sheet of khe same si�e shall be induded with individual sheet numbers refierwrrae�d ther+e�. D North arrow, scale, ioration map and date prepared. O Identificatim� of th�e bou�daries of phases, if deMelopmer�t is proposed M be cv�stanrct�l in phas�es. O Location oi tfie C.�aasta! C�onstructi� Co�trd Line [CCCI), vrhether the propert� is Macate�d �rith� a Special Flood Hazard Area, and t�+e Bas+e Fbod Elewabio� (BFE) of the ProPer'h�, as applicable. O I.ocatan. in�tprint a�rd size of all existing and proposed buildi�gs and structures +o� Nte s�t�. D Locatio� and dime�sions of vehicula� and pedestrian circulation systems, both o�-site and offi-site, with proposed points of aaess. 0 Locatio� of all existing and proposed sidewalks, curbs, water lines, sanitary sewer li�es, stvrm d�ains, fire hydrents and seawalts a�d any proposed utility easements. O Location of ons�te a�d offsite stormwater management facilities as well as a �arrative d�ibi�g the proposed stormwater +co�trol ptan i�duding cakulations. Additional data necessary to demcx�strate oompliance with the City o# Gearwater Storm Drain�e D�esign Criteria manual may be required at time of buddi�g �ction permit. ❑ location of soFid waste oollectron facilities, required screening and provisio�s for accessitaifit�r !or edlection. D Location of off-str�et laading area, if required by Sectio� 3-1406. D All adjacent right�s��f-way, with i�dication of centerlme and width, paved width, eaaistinig median wts and intersections and bus shetters. 0 Dimensions of e.xis#i�g and proposed lot lines, streets, drives, building lines, setbacks� stn�ctural ov�erha�gs ar►d building sepa�ations. ❑ Building or structure elevation drawings that depid the proposed building height a�d bui{ding materials. P{amin8 6 Dsvalopment DaparMne��t.100 S. MprHe AveM�e, Clearwaier, FL 33T56, Tel: 727-b62�t567; Fa�c T27-662�865 Page 4 of 8 Revised 01H2 � TYpica! floor ptans, induding floor plans for each fbor of any parking garage. D De�rrolibic� plan. O Ide�tificatio� and dex�ption of watercourses, vre�tlands, tree masses, spe+cime� tr�s, and other environmentaHy sensitirre areas. � tf a deviati� #rnm the parking sta�dards is requested ttwt is greater tha� 50% {exduding those standards where the difference betw�en the top and bottom of the range a one parking space), then a parking demand study will need to be provided. Th+e findi�gs of the study will be used in determining wheth+er or �t deviations to the parking standards are apprvved. Plpase se+e the adopted Parking Demand Stud�r Guidelines fo� furthe+r information. C�a A tr� w� showing the location, DBH and species of all existi�g trees with a D8N of fvu� inches or more, and identifying those trees proposed to be removed, 'rf any. Cdla A tree i�ventcxy, prepared by a certified arborist, of all trees finur inches DBH or more that reflects the size, canopy, and oondition of such t►ees may be required if deemed applicable by staff. Check with staff. 0��1 Traffic Impact 5tudy shall be required for a!1 proposed developments if the total g�enerated net new trips meet one or more of the fdbwing co�ditions: � Proposal is �xp�ected to gen+erate 100 or more new trips in any given hour �directi�nal trips, inbou�d or outbound on the abutting st�e�ets) arrdJcx i,00U or more new triPs P� �Y: a • An�pataeai n�w t�ip g�eration degrades the level of service as ad�te�d i� the Cit�r's Comprehensive P{an to u�acc+eptable lev�els, or • The stue�r area rontains a segment of raadway and/or intersection with five reportable accidents within a prror twelve month period, or the segment and/or intersection exists on the City's annual list of most hazardous Iocations, provided by the Gty of Gearwater Police Department; or ■ The Traf�nc 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 devebpments with unk�rown t�ip ger�eration andJor other unknown faetors. � A larnixape plan �shall be provided for any p�ject where there is a r►ew use vr a of us�e• +or an e�aisti or rem�odeled 'm a value of 2596 or more of the valuation of the �� ' � use is improMed P►in�cipal stn�cture as �pilerted or► +[he property appraiser's current terords, r�r 'ri an arraendment is required m an e�usiing approved site pkar�; or a parking bt requires addit�ional lands�i�g pursva►�t to the provisio�s of Artide 3, Divisan 14. The landscap+e pFan shall irrctude tfie %Ibwing infvrmation, if n�nt otherwi�e tserquired in aonjuncticm with the applicatia► f� de�nebpment appnoval: 0 Locai�ie+n, sgz�e, descriPtion. Spet.ificativns and quantities of afl exisiing a�nd pr�p�os�e�d tarndscape materials, includi�g botanxcal aa�d �common �ames. 0 Exisiir� tre�s on-site and immediatety adjacent to the site, by species� siae and bcatio�, indudi� drip line. O interior la�ds�ape areas hatched and/or shaded and labeled and 'mterior landscape coverage, expressed both in square feet, exdusive of pe�meter landscaped strips, and as a percentage of the paved area eoverage of the parking bt and vehicular use areas. 0 location of existing and proposed structures and improvemenis, indud'mg txet not limited to sidewalks, walls, fences, pools, patios, dumpster pads, pad mounted transformers, fire hydra�ts, ov�ead obstructions. curbs, water lines, sa�itary s�ewer fines, stortn drains, seawalls, utility easements, treatment of aN ground wrfaces, and any other feat�res that mar influerrce the propc>sed la�dscape. O Cocatior� of parking areas and other vehicular use areas, i�ing patking spaces, +oir�cutation aisles, interior landscape isia�s and wrbi�g. � Drain� and retentan areas, including swaks, side sbpes a�d bott,om el+eyativns. 0 Deli�eatian and dimensions of all required perimeter landscape�i buBers inchid�g sight diangles, iF arhr. �8 ��t �eP�.100 S. Myrtle Avenue, Clearwaie�, FL 33756� Tel: 727-662�567; Fa�c 727�662�1865 Page 5 0# 8 Revised 01M2 ° 1 rwater �Cea Planning & Development Department Flexible Development Application � General Applicability Criteria nac�v�oE �� m� oF n� suc �6) c,a� n�.rcr►�u�rr an�wa �a� �+ow, � u�a�, n�E cR� s eo� coMPUEO wm� vae nss �w�irr weonosn�. 1. The proposed development of the land will be in harmomr witfi the xale, buik, coverege, density and character of adjacent properties in which it is Iocated. See attached ExhibR B ta' responses 1- 6. 2. Th+e propos+ed d�evelopment will not hinder or discourage the appropriat�e d�evebQm�er►t a�d use of adjacent land and buiid'mgs or signifircantly impai� the value thereof. 3. The pnoposed devebpment will not adversely affect the health or safety or perscros residi�g or working in the �eighborhood ofi the proposed use. d. 'fh+e prnpased devebpment is designed to minimite traffic cxx�estir>n. 5. The proposed development is consisteM with the community cfiaracter of Hre immediate vicinity of the parcel proposed for dev�elopment. 6. The desig� of the proposed development minimizes adv�se effects, indurli�g viwal, aooustic and offactory and hours of operation impacts, o� adjacent properties. Wannin9 � Devebpment DeparMent+ 100 S. Il�fle Avenus, Ck�rwaler, FL 33756, TeM 727�i62�i567; Fax: 727�62�1865 Page 6 ofi 8 Revised 01H2 ° learwater �C Planning & Development Department Flexible Development Application � Flexibility Criteria � coM� Res�sES To n� �xa� �rw �u�► F+ae r� s�aAC usE(s� ea� REqu�o► as s�r r�aen+ ar n� zaw� o�srwcr(s) iN vr� n� we�cr �rr rs �oc.�►�u. ocvuuN How, a� oEra�„ �na+ �oN IS BEM6 OOMPUED WITH PER THIS DEVELOPMENT PR�P�6/LL (U5E SEPARATE St1EETT AS NECaS�ARIf�. 1. 5ee attadled Exhibit B i�x responses 1- 8. 2. 3. 3. 5. 6. 8. Planni�9 8 De+reloprt�er�t D�r�M.100 S. M�IIe Are�we, CiearMrabar, FL 33756, Tei: 727-662�567: Fax: 727�G2-�866 w�e � ot a Rer�sea wns ,y , ��,� s�� . CITY OF CLEARWATER AFFIDAVIT TO AUTHORIZE AGENT PLANNING DEPARTMENT MtJNICIPAL SERVICES BUILDING, i 00 SOUTH MYRTLE AVENUE, 2nd FLOOR PHONE (727) 562-456? FAX (727) 562-4865 Morton Plant Hospital Association, Inc. (Name of all praperty owners) 1. That (I am/we are) the owner(s) and record titie holder(s) of the following described prQperty: �.� � ., . (Address or General Location) 2. That this property constitutes the properiy for which a request for a: M�rtnn Plant MPasP Hosnital Camo�fs (Nahxe of request) 3. That the undersigned (has/have) appointed and (does/do) appoint E.D. Armstrong III and Katherine E. Cole, Esq./Hiil Ward Henderson as (ti�s/thei� agent(s) ro execute any petitions or olher doa�rt►enls necessary to af%ct such petition; 4. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on ihe above described propei-ty; 5. That (I/we), the undersigned authority, hereby ce ' that the regoing is true a d correct. Praperty r Property Owner STATE OF FLORIDA, COUNTY OF PINELLAS Before me e nders gned, an officer duty co ioned by S , �� personally appeared � �( � + deposes and says that he/she fulfy understands the conEents My Commission Expires: NowY P�ibNc StM° °� fto�tid� �� Dkrie M Nein � yy �pion EE14eE7a �� Expipp0?124l2016_ - _—� 7�.._ Ns of the Stat of Florida, on this �� day of �-..� �� who having been fKSt duly swom affidavit that he/ he signed. ` c-_. . , / �-��' G �l . Notary Public J SECTION ! !PARCEL NO. � !O & E RECEIVED� & FILE NO. �— �;, . , , ._ , ._ . ,� ��, � - ,. � . - � � , „ �� ;� �. � � . � � � � . . -� ., - .... , �ae . . . . . .. . ,3 �� A 16/29/15/09432/000/0300 Yes 11061808 _ - - --- --- --- -- -- _ - _ _ A 16/29/15/09432/000/0301 Yes 11061811 . _._ _ _ A —_ 16/29/15/09432/000/0302 _ _ ___ __ _ . ---- _ -Yes _ _.__ __ _. __ __ _ 11061831 __ A ; 16/29/15/09432/000/0303 Yes 11061834 _ -- _. �.�� :__ . , .. � . ', � �� ,�� ,,,. � � ,� E�„� � � �, . � s. . �.,� . ,� �, - . ,� , � � . ;� � �. ,w � � �� ; � �� B j i 16/29/15/09432/000/0160� � i Yes � � 11061552 � � , �;:s �, . �� , � : .. : ��. �t .�. �& : ��; � .�r. ..� � �`�:.. �. , ' , . ,: . � "� � �� x. � .0 __ _ 15/29/15/54450/035/0010 Yes 11061605 �j �k --.._ _- ------ --_ ---__ C 15/29/15/54450/038/0010 Yes 11061607 _ _ C 15/29/15/54450/038/0150 Yes 11061635 - -- C 15/29/15/54450/038/0180 � Yes 11061661 � y� .� � ,� . ' . . . � rci: a � � �w �.m�n.`*�,t ��..4 . . . . ,� � � a � �.�,d* � ; ., ��nti�.r. ��e`�z#��'� �G�� .r�. . �„ , a . � :�.e��4�� D ' ! 21 /29/15/58068/005/0010 ' ' Yes 11061743 �. �. . > ��;�. � � `� �� ?��`��,�� , �' .� �� 15. , , : '. �; � . � `�,�;�,�,�� E � i 21 /29/15/58068/007/0010 � � Yes � � 11061745' ,".Ii"�?c,,, i �v��K'� t . �, . . . e 4 ��i . $ �� Y a,� , 3` 2 „a.5�"`��'.e;"�•..� ..;. �,��'��':,��,x� .,. �?, s± a, _. ;�.��'��'� y§�.. , `��*�� k�a� . . . . ,. .,. � 11061676 & F1 21/29/15/00000/120/1200 _ Yes - � �{ , 1712 , _ __F1 _ 21/29/15/00000/120/0100 Yes 11061 �ns�� , ; d�� "� � <'" ,�'3� �°a � �'"-s a� c _ .. ,� � ,;��s�: -0 . � , � � �. � .. . �a r �?�; �`a. , ; � : e�` � � :. . .� � �r�, F2� � 21/29/15/00000/120/0300 Yes 11061712 -- -- -__ _ - - - - _ ._— - � 21/29/15/00000/120/1200 Yes _ � 11061715 _ -- --- 5/74574/000/0050 Yes � 11061566 __ _ ___-- -- -__ _---- - _ . --- -- _ _ __ --- --- _ __ --_ _ _ _._. 21 /29/15/74574/000/0060 Yes 11061793 -- --- _ . - - --- —_ - - __ __ 21 /29/15/74574/000/0070 Yes 11061569 _ 21 /29/15/74574/000/0080 Yes 11061573 - _ _. __ _ __. _ --- ____ _ _. � —_ 11061585 _ -- 2 1 /2 9/1 5/74 5 74/0 0 0/0 0 9 0 , � . � :. � - � ��, � �� .� . . � � . ,r.... ".. �.� . . . .. . . � >; � . � ..��.',� .�� , '3 '...-. . ��"r , � :..i '`�°�� . . ,. �� j tr Y��Ny�.2�� G � 21/29/15/00000/120/1500 i � Yes � � 11061717� ,�.r.. . .� . ._. . ..... � a �. .�. .. .,.. . .-. . .. ._ . -� - � ._. Ry ' � �� „ � � �� .... . . Q �. .., s.x. > �... �� H � � !21/29/15/00000/120/1500� � �� Yes ! ! � � 11061717 , .� _, _ , a� � . �. ,. , � z ,��, . �, .., �r �.,_ � .� x � , � � . � � � �� __- I_ 21/29/15/22806/000/0020 �� y'��✓� Yes 0.�Att�. � 11061839 - __ ----- -- -- __ — 21 /29/15/22806/000/0030 Yes 11061842 - _ _- - _ __--- --- - --- . _ -- _ _- - -- 21/29/15/22806/000/0040 Yes 11061848 - -- -- -- ---- — - - _ _ _ - -- -- - -_ -_ . 21/29/15/22806/000/0050 � Yes ' 11061559 � -, _ a., �� „_. � � �. �. � . `��._. � �; . �� J � 21/29/15/00000/210/0100 Yes �_ ' 11061857 - - - --- - --- - __ - - 21 /29/15/00000/210/0200 Yes 11061863 -- -- _ _.. —__ -- __ -- -- _ - - - - - __.. 21/29/15/00000/210/0300 Yes , 11061733 K �: 21/29/15/96678/002/0010 � _ i _ Yes 11061782 � � — - - ---- -- -_ � �21/29/15/96678/002/0040 � � Yes � 110617$6 1 L 21/29/15/37995/000/0010 ----_— _ __ _. _ ___ 21 /29/15/37995/000/0020 --- . _.. - - ---- -- - -- ------- _ _- 21 /29/15/37995/000/0030 __ _—__.. __ -- -- 21 /29/15/37995/000/0032 21 /29/15/00000/120/1800 - - -- 21/29/15/88452/000/0040 - —_ ___ _.__ 21 /29/15/96678/001 /0010 ,�., x, R. ,�rc �.y .. . . . , ��.., M 1 � � 21 /29/15/34668/000/0030 � . , e4, _ 2/000/0003 I M2 _ � � �21/20/15/7252 � �� 21 /29/15/76068/000/0030 I Yes Yes _ ---- _ _ -- _ . -- Yes Yes- --- __ _ . Yes ___ -- _ Yes - --- -_— Yes t fi � k R k �.,a .: ,�,. �.. ..� 3+, l,�"`sv�" i Yes ��4. {�.n..j ,,.4.. . �..TF�� serr,k`�. I � Yes I Yes _ 11061500 11061505 ---_ _ .- -- - -- - --- _..- - _ _ 11061507 11061854 ---- -- -- - 11061720 ---_ _ - . _ _ ___ 11061739 - - --- - � 11061747 �' �,� `�' � d ( � �Nes��, , � �s , �� ?.�.� ' ' 11061666� � � � . .��m&��1 � . LFi,. ... . ,.4.. f 4.. . G. i ! 11061564i 11061799; I I 11061598) EXHIBIT "B-1" TO FLEXIBLE DEVELOPMENT APPLICATION FOR PLANNED MEDICAL CAMPUS Morton Plant Hospital Section B. Description of Request The applicant, Morton Plant Mease Hospital Association ("Hospital"), proposes to expand its services provided on the property described on Exhibit "A" attached hereto ("Properiy") with an additional hospital facility to provide single bed rooms, ancillary hospital services, additional medical office space, and additional off-street parking. The Property is made up of over 50 parcels within the Morton Plant Hospital Campus which encompasses approximately 70 acres just outside of downtown Clearwater ("Campus"), approximately 66 acres of which are located within the municipal boundaries of the City of Clearwater with the balance located in the Town of Belleair. In 2002, Morton Plant received comprehensive infill development approval for improvements to the Campus ("Original Plan") and has subsequently constructed various improvements consistent with the Original Plan. In 2012, the City requested that Morton Plan update its Original Plan to reflect the actual conditions of the campus and the projected growth for the future. As the hospital is a community, non-profit organization, the needs for facilities are reflective of the needs of the community, available funding, and the growth of certain practice areas. The proposed Planned Medical Campus plan reflected herein is based upon the Hospital's current, known plans for space required to respond to the community's health care needs. The specific uses within each space are not as clearly defined due to the responsive nature of health care services to the community needs. However, the buildings proposed are intended to reflect the maximum space necessary to accommodate the future growth of the hospital for medical services (inpatient, outpatient, diagnostic services, clinical services, imaging), administrative requirements (medical and business administration) and parking. Since 2012, Morton Plant has submitted and received building permits for various other projects that fulfills the majority of the projected growth which was contemplated in the Original Plan. Most recently, the infrastructure and utility permits, including underground utilities, tree removal, demolition, clearing and grubbing permits, and addition of utilities to the roofs of existing patient service towers, were constructed on the Property (collectively, this work known as "Phase 1") in anticipation of the future growth needs for the Hospital. A new patient services tower, while contemplated in the 2002 approval, is being submitted for building permits this winter (known as "Phase 2"), irrespective of this PMC application, and will be located among the existing towers within the heart of the campus (NOTE — the Phase 2 tower is shown as an early phase in the new Planned Medical Campus plan). The balance of the proposed master plan improvements include medical office buildings and parking structures scattered around the Campus, pedestrian and mobility improvements, and general administrative offices for the Morton Plant Mease healthcare system. 0 Upon approval and the uitimate construction of the proposed Planned Medical Campus, Morton Plant will have a total of 687 beds, which is also consistent with the 2002 approval. This Planned Medical Campus Approval ("PMC") creates a hospital with single patient rooms as required by the Joint Commission on Accreditation of Healthcare (JCAHO), increases the total campus-wide parking through the redesign and addition of parking areas, and increases the total FAR of inedical offices and ancillary medical services facilities. Concurrent with this application, the applicant requests a land use plan amendment and rezoning of several parcels within the Campus that do not currently have an Institutional land use and zoning designation. Specifically, the applicant requests flexible development approval of a Planned Medical Campus in the Institutional (I) District, with a. a Lot Area of 66.38 acres, where 50 acres is required; b. a Lot Width of 600 ft. (as to Reynolds) where 250 ft. is required; c. a maximum height (above BFE) of 103' where 110' is allowed for a Hospital use and of 60' for other permitted uses within the Campus (noting that existing ancillary structures are taller than 60 ft.); d. approval of existing and proposed setbacks as shown on Exhibit D, attached hereto where 25 ft. is generally required around the Campus border and 50 ft. when adjacent to residential zoning e. 4878 parking spaces (as to the Hospital Campus) where 3852 to 4473 spaces (Hospital Campus) are required (using the minimum standard parking requirements by use as identified in the Code); f. 0 foot landscape buffers as shown on Exhibit D where 15-foot landscape buffers are required; and g. Approval of a development order timeline commiserate with the proposed phasing plan. under the provisions of Section 2-1204(C) of the Clearwater Community Development Code ("Code"). 2 Section D. Written Submittal Requirements General Applicability Criteria: 1) The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. The FAR of the proposed project is calculated over the entire campus rather than only as to these parcels. Across the campus, currently, the FAR is less than the permissible .65 is allowed in the Institutional district (the proposed off-street parking in the Office district does not impact the overall FAR). At ultimate buildout, the FAR will be .65. The proposed height of the new patient services tower is less than the existing 103 ft. Adler building. Existing buildings on the balance of the campus range in height from 40 ft. to 72 ft. See attached exhibit which indicates the height of each building. The new buildings proposed include parking structures and are requested to be 80 ft. in height to accommodate the sufficient number of parking spaces in the garage to support the proposed square feet of office space. The following are the parcels adjacent to the Campus: Location Zonin Land Use Desi nation Actual Use RU North LMDR Harbor Oaks Residential area East Institutional (I)/Office Institutional (I)/R/O/G Hospital/Medical Offices South Town of Belleair Town of Belleair Residential/Hospital Parking/Hospital Rehabilitation Facility West Water Water Clearwater Bay The Hospital campus has co-existed with its residential neighbors to the north for almost 100 years. The proposed Phase Two patient services building will be located in an existing courtyard, in the center of three existing towers and other Hospital buildings located nearby and the other patient tower to the south of the existing cluster of towers. New buildings are located on the interior to the campus and are consistent in height and mass with other existing structures on the campus. 3 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 proposed development does not hinder or discourage the appropriate development and use of adjacent land and buildings as the proposed project is located on the existing hospital campus, will support existing hospital uses, and will provide a public service to the residential areas adjacent to the Property. The proposed parking areas will be located conveniently for patients and visitors to access services and not impact surrounding properties. 3) The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. The new patient services tower will provide an improved working environment to the employees of Morton Plant hospital as it will provide larger workspaces, individual patient areas, additional spaces for ancillary services necessary for the medical personnel medical offices, imaging areas, and other services integral to the operation of a hospital. In a separate application, the Hospital intends to apply for additional parking adjacent to its existing physician parking to provide parking for patients, visitors, and employees. The proposed Medical office/parking structure buildings identified as Buildings J provide for convenient access to medical support services for patients including imaging, doctors offices, and laboratories. 4) The proposed development is designed to minimize traffic congestion. The PMC includes a parking and mobility plan which shows how vehicular traffic is managed onsite. Additional parking at the hospital's main traffic entrance and locates the denser development to the center of the hospital campus, thereby minimizing traffic congestion. The hospital employs several strategies to direct patients and visitors including: significant signage and wayfinding system which specifies the name of buildings, the use of the building, and points patients and visitors to other buildings on campuses and appropriate entrances; valet parking for visitors to various services (main hospital tower, imaging center); employee parking on outskirts of Campus; identified physician parking areas; and alternative transportation options (bicycle racks, bus stops, etc). 5) The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. Morton Plant Hospital has been located in this location for nearly 10Q years, co- existing with the commercial entities along Ft. Harrison and its residential neighbors in historic Harbor Oaks and Belleair. Morton Plant Hospital is the City's largest private employer (and its parent entity, Baycare Health, one of the county's largest employers) and provides higher wage jobs to a variety of 4 employees. The residential communities to the north and south are urban in nature and adjacent to the commercial uses along Ft. Harrison and enjoy the easy proximity to other commercial services. Otherwise, the Property is surrounded by medical offices, rehabilitation facilities, and hospital support facilities. 6) The design of the proposed development minimizes adverse efFects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The proposed trash collection area is screened at the grade level so as not to impact passersby. The new patient services tower is located among the three existing patient service towers so as to not create adverse effects to the rest of the campus, screening noise that may emit from the property. Proposed surface parking areas are adjacent to other parking areas and located near the main entrances to the hospital. The proposed patient service tower at Morton Plant will operate 24 hours a day, consistent with the hospital use. The Jeffords Lot East and Jeffords Lot West are existing medical offices which will be redeveloped to off-street parking (subject to approval of a separate flexible development application). The balance of the proposed buildings to be constructed in the future consistent with the Master Plan are sited within the boundaries of the Campus as to minimize impacts to the surrounding community but provide convenient access to medical services. C. Planned medical campus. 1. Floor area ratio/impervious surface ratio. This shall be applied to the campus as a whole and not to individual lots within the campus. The FAR of the entire campus, at maximum construction (pending all proposed buildings are constructed) is: .65 2. Minimum /ot area, This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt from the minimum lot area requirement. The minimum lot area is 50 acres; the portion of the Campus within the City of Clearwater is approximately 66.38 acres while the entire campus is almost 70 acres. 3. Minimum /ot width. This shall be applied to the campus as a whole and not to individual lots within the campus, if any. Individual lots within the campus are exempt from minimum lot width requirement. The minimum lot width is 250 ft. and the property far exceeds that. 5 4. Setbacks. a. Setbacks shall only be administered from the outermost perimeter of the planned medical campus, irrespective of internal rights-of-way. b. Setbacks shall be applied to all improvements within the campus (i.e. buildings and off-street parking). c. Where adjacent to property designated as residential in the Zoning Atlas, the minimum setback shall be increased to 50 feet. See attached exhibit which shows specific setbacks along all interior roadways and as to the outermost perimeter of the Campus. Existing parking lots along Jeffords road are within 10 ft. of residentially zoned area and therefore. 5. Maximum height. Height is limited to 60 feet except for those portions of the subject building(s) that are used as a hospital where the height may be 110 feet. The tallest building on the campus, the existing tower approved by the Original Plan, is approximately 110 feet tall. The new Phase 2 tower is proposed to be within this same height limitation and consistent with the surrounding towers. Existing building heights, other than the tower, are up to 72 ft. tall (parking garages). The PMC proposes an additional tower building (other than the Phase 2 tower) at no greater than 110 feet and additional medical offices at no greater than 60 feet. 6. Minimum off-street parking. a. A parking demand study shall be provided for all requests for a planned medical campus. The findings of the study will be used in determining whether or not the proposed off-street parking is approved. b. The required off-street parking must be available for each phase at the time of completion of the phase. A general parking matrix is included which indicates the proposed parking for each phase for each use category based upon a mixed use matrix. No parking reduction is request and the proposed parking exceeds the Code's flexible standard parking requirements per identified use. A general parking demand study previously prepared is included with this submittal which shows that the actual usage is less than what is currently provided on campus and less than what is proposed. 7. A planned medical campus must include a hospital as the primary use. The Campus includes several "towers" which include the primary hospital services. The newest patient services tower will provide additional patient rooms. Each building and use on the Campus as integral to the Hospital's to serve the community's needs; provide diagnostic services, extensive medical treatment, � surgical services, nursing care, emergency room care, convalescent and ambulatory care facilities. The main towers clustered at the center of campus provide 24 hour care (as does the rehabilitation center located in the Town of Belleair). 8. The following accessory uses are permissible as part of an approved planned medical campus: a. Offices and clinics providing surgical and medical services to persons including, but not necessarily limited to, general practice, dentistry, psychiatry, counseling, radiology, and medical specialties. b. Hospital-related facilities such as morgues, inpatient and outpatient surgery centers, inpatient and outpatient therapy/treatment centers, and inpatient rehabilitation services. c. Clinical laboratories providing medical testing and research services. d. Hospital support facilities and staff facilities such as educational and meeting facilities, administrative facilities and exercise rooms/gyms. e. Retail sales and services related to a planned including, but not limited to: pharmacies, gift medical and health care equipments sales and service facilities. f. Child and adult day care facilities. g. Parking facilities, lots and garages. h. Heliport facilities, subject to the following criteria: medical campus, and florist shops, rentals, and food 1. The helipad shall be limited to emergency medical uses only. 2. The helipad shall be sited so as to maintain a minimum separation of 150 feet from any external border of the planned medical campus. The Campus includes all of the above-uses as Morton Plant Hospital is a multi-disciplined hospital which services the Clearwater community. The helipad is located at least 150 ft. from the external border of the Campus and is shown on Exhibit B, Master Plan. 9. In addition to those materials specifically requi�ed in the application for development approval, alt applications for a planned medical campus shall include the following information unless the community development coordinator determines that such information is not necessary to evaluate the proposed planned medical campus: a. A parking management plan regarding: taxi passenger loading and unloading; accessible paratransit pick-up, drop-off, handicapped access, and passenger waiting area; loading zones for short-term 7 deliveries; bus stops; bicycle parking; and on-and off-street parking for employees and visitors. b. A mobility plan that includes pedestrian and bicycle circulation systems to be provided through the campus and plans for ensuring the accessibility of pedestrian areas and open spaces. The plan shall also include all mass transit facilities within and adjacent to the campus. A parking management plan and mobility plan is included with this submittal. Based on conversations with the City, the Campus includes a location for a mass transit facility in the Hospital's off-site parking on Jeffords at the rail road tracks. There is a significant amount of parking that is part of the larger Campus but located in the Town of Belleair. The parking matrix included these parking areas but is annotated to indicate how the numbers work with respect to parking within in the City of Clearwater. Parking outside of the PMC Boundary includes: (i) the parking area on South Druid Road known as Druid Place provides 98 spaces. Druid Place is encumbered by a deed restriction limiting the use of the property to off street parking. (ii) There are two lots on Jeffords Street with an office zoning category where parking is proposed. When completed, the Jeffords lots will provide an additional 50 spaces. Morton Plant will enter into a cross- parking agreement insuring the Jeffords parking area provides the appropriate amount of parking, as required by the approved phasing plan. (iii) The Madonna Ptak Rehabilitation Facility and Corbett Street Employee Parking include both FAR and excess parking in the Town of Belleair which is included in the parking calculations. This approval will rely upon that parking to meet any required parking ratios and therefore at any stage when a proposed PMC Project impacts the parking and this parking is required to maintain phased parking requirements, the Hospital will provide an updated parking plan and appropriately encumber the property to ensure its use as parking. 10. If the planned medical campus is to be developed in phases, then a schedule shall be submitted as part of the planned medical campus application. The schedule shall indicate the timing, land use, building height and floor area ratio of each phase. A phasing plan is included with the exhibits attached hereto. Morton Plant Hospital is a non-profit hospital and construction is scheduled based upon community need and funds raised for construction. The building phases are general projections based upon the location of the proposed improvements, ability to provide associated parking, and general construction schedules. The first projects are the Druid Place parking area (partially located in Belleair), Siples parking area, and the Phase Two tower construction — all of which were contemplated in the Original Plan. �� 11. If the concept of any phase identified within the planned should change beyond that which can be accommodated Criteria for a planned medical campus project, then the medical campus shall be resubmitted for review and community development board. Acknowledged. 10/9/2014 9:33 AM 4840713_1.doc 9 5769818v3 medical campus in the Flexibility revised planned approval by the �' �J, n ��c MORTON PLANT HOSPITAL PARKING DEMAND ANALYSIS PREPARED FOR: MORTON PLANT HOSPITAL 300 PINELLAS STREET CLEARWATER, FL.ORIDA 33756 PREPARED BY: STANTEC CONSULTING SERVICES INC. 2025 NORTH 20T" STREET TAMPA, FLORIDA 33605 FEBRUARY 2013 c �� Morton Plant Hospital �� Parking Demand Malysis MORTON PLANT HOSPITAL PARKING DEMAND ANALYSIS TABLE OF CONTENTS Paqe PROFESSIONAL ENGINEER'S CERTIFICATION ........................................................................ i INTRODUCTION..........................................................................................................................1 DATACOLLECTION ....................................................................................................................1 EXISTINGCONDITIONS ..............................................................................................................3 CONCLUSION.............................................................................................................................. 8 LIST OF FIGURES FIGURE 1: TOTAL HOURLY VARIATION IN PARKING DEMAND ........................................... 7 LIST OF TABLES TABLE 1: HOURLY VARIATION IN PARKING DEMAND ........................................................5 LIST OF APPENDICES APPENDIXA .............................................................................................. PARKING ZONE MAP APPENDIX B ....................... HOURLY VARIATION IN PARKING DEMAND BY ZONE GRAPHS 02l07f2013 TPicard �r,s�zsz-�n��o�c9rouP��sa�ac�ve�2�ss��ze4wenc�sa,arvev_�-nosp�r�snay_ono�3 m�c zo�3o2o�.docx � �� Morton Plant Hospital Parking Demand Analysis PROFESSIONAL ENGINEER CERTIFICATE I hereby certify that I am a Licensed Professional Engineer in the State of Florida practicing with Stantec Consulting Services Inc., and that I have supervised the preparation of and approved the evaluations, findings, opinions, conclusions, and technical advice hereby reported for: PROJECT: Morton Plant Hospital Parking Demand Analysis 215611264 LOCATION: Generally located north of Pinellas Street, south of Jeffords Street, east of Druid Road, and west of Reynolds Avenue in Clearwater, Florida. Matthew R. Crim, P.E., PTOE Transportation Engineer Florida Licensed Engineer No. 68297 Date 02J07R013 TPica�d 11us1262-101Miod�qroup�21581aqive�2158112&I1Padcin�SludyVep_mrtn�IM.lpsp�rkg.stud�r p2�p13 mrc 20130Q07.docx ��l��.ir,.. Morton Plant Hospital "��A� �yC�� Parkinp Demand Analysis INTRODUCTION A parking demand analysis was conducted for Morton Plant Hospital to determine the existing number of parking spaces on the hospital's campus and to include an analysis of the hourly variation in demand for those parking spaces. Based on the demand for those parking spaces, a determination of parlcing capacity was made. If excess capacity exists, the hospital may be able to utilize existing parking to help fulfill the City of Clearwater's parking requirements for any future expansion of the campus, provided that the available parking is within reasonable walking distance to the new facilities. In the event the hospitat wishes to consider expanding its facilities, an analysis of the City's parking code requirements would need to be conducted to determine if the existing parking capacity meets or exceeds the City's code-minimum requirements. DATA COLLECTION The parking study was conducted on Thursday January 24, 2013, between the hours of 7:00 AM and 7:00 PM. These hours represent the peak parking demand since the hospital's administrative staff works 8:00 AM to 5:00 PM, in addition to normal shifts for medical staff and the demand for parking generated by visitors. Additionally, the parking demand study was conducted in January because it is the month with the highest number of admissions and represents the busiest period for the hospital. In order to quantify the existing parking infrastructure, the parking study was conducted for 26 parking zones. Conducting the parking study using a zone methodology gives greater detail of where demand is occurring on campus due to the different users of the parking zones, be it employees, physicians, or visitors. Each parking zone was initiaUy checked to determine the total number of parking spaces and then checked on an hourly basis to determine the number of parking spaces that were occupied during each hour. The parking zones are listed on the following page as well as graphically shown in Appendix A. 1 0?/'072013 TPicard �ms�2sz-+o�w�ork9rw,��z�se�acave�z�ss��zsewar��sr,ar�v_m�-v��-swa�! a¢2o�s mrc 2o��m.docx Morton Plant Hospital � �� Parkinst Demand Analvsis Parkinq Zone Parkin4 Spaces 1. Harbor Oaks Medicai Office Building gg 2. Jeffords Street West Lot 121 3. Jeffords Street East Lot 83 4. Morton Plant Mease Foundation 54. 5. Old Educational Center 105 6. Witt Pavilion 214 7. Women's Center � 2 8. New Bed Tower' _� 9. Lykes Radiation Center 43 10. Powell Cancer Center �sitor 45 11. Powell Cancer Center � 28 12. Bay Avenue Lot 57 13. Corbett Street Lot 322 14. Rehabili#ation Center 2 15. Pinellas Street Garage 433 16. Pinellas Street Surface Lot 28 17. Carlisle Imagining Center 29 18. PTAK Surtace Lot � g 19. PTAK Parking Garage 504 20. 408 Jeffords Street 4 21. Jeffords Street Lot at RR 639 22. Rainbow Lot 95 23. Schafer Building g 24. Auxiliary Shop 10 25. Pinetlas Street Lot B 320 26. Amp Building 75 TOTAL 3,446 ' Lot under constructron for a new beci tower, the new bed tower will not increase the total number of beds but allow for larger private rr�oms. Approximately 50 to 100 pa►lcing spaces will be available upon completion of the project. 2 0?!07/2013 TPicard \Wst282-101NHOrkgroup�21581active121 5 81 7 26 41Parkir�SWdyyep mrtn.pqR-hosp_p�Icg.st�d�r p22p13 mrc 2p130207.doqc �� Morton Plant Hospitai �� Parkin� Demand Malysis EXISTING CONDITIONS There are a totai of 3,446 available parking spaces currently on campus, not including the additional spaces that will be accommodated in Zone 8. Parking demand varied significantly throughout the day on an hourly basis with a peak of 2,423 occupied spaces (70%) at 11:00 AM to a low of 799 occupied spaces (23%) at 7:00 PM. This indicates that a minimum of 1,023 unused parking spaces were available throughout the day. Closer analysis of the parking demand on a zone-by-zone basis shows that based on the location of a zone and the type of user allowed to park in a particular zone (employee, physician, or visitor), two zones were at capacity for at least one hour during the day and three additional zones were over capacity for at least one hour during the day as a result of vehicles parking in unmarked spaces. Parking Observations: • The Jeffords Street East Lot (Zone 3) had 100°k occupancy from 9:00 AM to 10:00 AM. • The Rehabilitation Center (Zone 14) had 100% occupancy from 11:00 AM to 5:00 PM and 6:00 PM to 7:00 PM. • The PTAK surFace lot (Zone 18) exceeded its occupancy from 9:00 AM to 12:00 PM with vehicles parked in unmaiiced spaces and had 100% occupancy from 8:00 AM to 9:00 AM, from 1:00 PM to 2:00 PM, and from 3:00 PM to 4:00 PM. • 408 Jeffords Street (Zone 20) exceeded its occupancy from 2:00 PM to 7:00 PM with vehicles parked in unmaiiced spaces and had 100% occupancy from 9:00 AM to 2:00 PM. • The Schafer Building (Zone 23) exceeded its occupancy from 11:00 AM to 12:00 PM and from 2:00 PM to 3:00 PM with vehicles parked in unmarked spaces. • Three zones had peak parking demands that did not exceed 55°rb of the available parking spaces. The Rainbow Lot's (Zone 22) peak parking demand was 33°� accumng from 12:00 PM to 1:00 PM, the Amp Building's (Zone 26) peak parking demand was 51 % occurring from 2:00 PM to 3:00 PM, and the Powell Center's (Zone 11) peak parking demand was 53% occurring from 1:00 PM to 2:00 PM. • Bo#h parking garages (Zones 15 and 19) had a peak parking demand that did not exceed 70% of the available spaces. 3 O71072073 TPicatd 1Ws1282-t01W�roilcgroup�21561ec1ive12156112841PawIdn�StudyYep m�pMrt-hoap�wkg.study_pY1p13 mrc 20130207.docx E�..�"'�5.�.�:� Morton Plant Hospi4l Parking Demand Analvsis Table 1 provides the hourly parking demand for Morton Plant Hospital. Figure 1 graphically represents the total hourly parking demand, and the hourly parking demand by zone is graphicatly represented in Appendix B. In addition, the zone map in Appendix A is color-coded to represent a generalization of peak period capacity utilization. This representation helps to visualize where the peak demand is being experienced and where excess functional capacity may exist. n � 02/072013 TPfcard �Ws�2s2-��ava�.oup��ss�awve�z�ssi�zsawan��smavvev_mra�-p�-►beo�! orlo�3 mro zo�3o2o�.aocx � . �. Table 1: Hourly Variation in Parking Demand Morton Plant Hospitai Parkinst Demand Analvsis Table 1(Continued}: Hourly Variation in Parkina Demand ' - — ---r -- —r---- ••^•••••••• •...�.. ��..Q� ��o �� o��rwvs pancrrrg m non-Panung spaCes. oz�o�rzo�srakero 5 \\ue1282-N1�workprouP121581active12138112841ParkIn�SWdylrep_mrtn-pint-hoep_prk¢atudy_022013 mrc_20130207.dopc � �� Morton Plant Hospital Parktna Demand Malvsis Table 1(Continued): Hourly Variation in Parking Demand �. vccup�ea spaces exceeo rora� spaces aue to venrc�es parKing in non-parking spaces. ozion2o�a ra�w 6 11ut1282-f01\warkproup121681ecGw12 7 58 1 1284�Parklnp_SWdy�rop_mrtn-plM-hosp_prkp�-sludy_022013 mrc_20130207.docx �'�° Morton Plant Hospital �� Parki�s� Demand Analvsis 3,600 3,400 3,200 3,000 2,800 2,600 y 2,400 d � 2,200 � c 2'� ro 1,800 a � i,600 'a � 1,400 � 1,200 1,000 800 600 400 200 0 0� P� 00 P� O�P� p0 P� p� P� �pQ� ��Q� ��Q� pOQ� ��Q� ��Q� pOQ� ��Q� �'• � 9• ti0• yti• yti ti• ti• 3• A• h• 6• '1'• Time of Day Figure 1: Total Hourly Variation in Parking Demand 7 02/07/2013 TPkerd Ntn1282-101\workprouD121581ective�21S8172841ParkIn�SWdylrep_mrtn-pMt-hoap_prkpetudy_022013_mrc 20130207.doac � Occupied Spaces �Total Spaces ��- Morton Plant Hospital �� Parking Demand Analvsis CONCLUSION The parking demand analysis conducted for Morton Plant Hospital shows that the campus has a total of 3,446 parking spaces. The peak demand during any one hour of the analysis was 2,423 occupied spaces and occurred at 11:00 AM. The analysis of the parking demand on a zone-by-zone basis indicated that the Jeffords Street East (Zone 3), the Rehabilitation Center (Zone 14), the PTAK surface lot (Zone 18), 408 Jeffords Street (Zone 20) and the Schafer Building (Zone 23) were the most heavily utilized lots, being at or over capacity for at least one hour during the day. Meanwhile, the Powell Center (Zone 11), Rainbow Lot (Zone 22) and the Amp Building (Zone 26) were the least utilized lots, all having occupancy rates less than 55%, and both parking garages (Zones 15 and 19) had occupancy rates less than 70% during the peak periods. Given that certain lots were at or exceeding their capacity when unoccupied parking spaces were available on other parts of the campus indicates that parking may not be where users need it to be or where a particular user may not be allowed to park depending on if they are an employee, physician, or visitor. Additionally, visitors unfamiliar with the campus may be unaware of the availability of parking spaces at other nearby facilities. This analysis demonstrates the need to examine the parking habits of users in order to determine why some parking facilities are used to the maximum e�ctent while others are used substantially less frequently. Such an analysis might reveal potential solutions to better utilizing the existing parking facilities, especially if future consideration is to be given to expanding the hospital facilities. To facilitate any discussions regarding future expansions, it would be very important to prepare a CAD-based master plan that accurately identifies the existing hospital campus infrastructure, including buildings (with floor area and use), parking, and stormwater facilities, etc. Lastly, the completion of the detailed existing master plan would permit an accurate accounting of the campus land uses and parking, which can then be compared to the current City of Clearwater minimum parking requirements to determine if the hospital's current parking infrastructure meets or exceeds the code-minimum requirements. �:3 02f07/2013 TPicard 1Wat282-101M�ro�lcgroup121581ac1iNe12156112641Parking_SturlyYep mM.pYrt.lpspyrkg.ypby_p22p13 m� 20130207.docac + ...<_-. ___.__ �-...._,-, ._. .__..___.__.._ _ __ "_:....t;. �. i Hd'l.-.• .•]45 i.!4:L�.dl'.'II��'« F::a1..+r1 g5 2 J.Ilo�as Sinet Y�+.� t al � 141 � lella�as StrtN taal Ld N.1 d Alenon PIan1 Mw� Fowwi,en y� 5 OW Etlucxanal GmIK 705 6 NittPavion ?i� 7 WomensCwnlw ��; B Naw Bse te.w.� 4 Lykea ILWUion GMw .t i 10 Poxw Caner GMx v��Na _s 11 Voweq CarttU (;1MH � 11 Bay Aww� Lq - 1I Coebwi SlrHl Lol . U Ren�OMabonn Cmler , i! PmMae Stna Gang' f6 a.,enas S�rea 6uAxe �w il GMbe imaqinmq G'aer � I8 vTAK Swfan La 19 PTAK PaAcng f,sag. 20 MB J•florda S�n�1 . 2t JHrores sn..� La u HR u Rbneo.+lw .. 23 Schaler BuAding 2� A��bay 6hCP t�� t5 Pms�at StrM La 8 �p T6 Amp BW'fn9 )5 TOTAI �,� x < m,a,,.�.a..a... p,.�z�.w«,.,.......«... . .. :arc M,�+. a ens ra,a» ra wu. v.w.+n-� ...,.....ns. .. �. ,:. an++s:c�r.�„dee�.w> .«n�nv.ox«;�.��:,ve• ' { d � �.�mM ..:,: �i �• / , � , ♦ f � . � 1 ,_ � � � :� � � �'� - ■ m� � . � Peak Occupency Rate S 65% APPENDIX B HOURLY VARIATION IN PARKING DEMAND BY ZONE GRAPHS 100 90 � � � 70 � 60 i� Sp �a a � � a 30 3 V 20 0 1� 0 Zone 1 Hourly Variation in Parking Demand �P� �P� �Pa` �P� ��' �e�' �Q�` �e'�` �e� Cae�` �Qe� �4� �Q� 1'• $• c)• ,ti0• .y1• yti• ti• '!.• '�i• a• y• 6. �•. Time oi Day �� izo � 100 m c gQ i� � a 6p � c. qp S c�u v 20 �o �� a �o a � 6p � � � a ao �o 'a � � 20 � 10 0 0 A� P� P� P� P�` Q� Q� Q� Q� Qt3` Q� o!N ,�,� a� 9�p �o�p 1��p 1�� 1� �� 3� 0.� y� 6�. Time o/ Wy Zone 2 Hourly Variation in Parking Demand Q� 1'� Zone 3 Hourfy Variation in Parking Demand �?� d�A� CAP� .CAP� (`AP� �Q� cQQ� �A�� CAQ� CAQ� f�JQ� CAQ�` C�J�t3` ��' $• 9• �y0• �,1• 11:• '1:- 'L• 'i• E�• y 6• �•. Time of Day �Occupied Spaces —TOtalSpates �Oaupied Spaces ��-Total Spaces �Occupied Spaces �.�T�ta� SPacg �o � �o � �. �� a a a 20 3 (i O 1� � Zone 4 Hourly Variation in Parking Demand d�� cQA� cA°'� �°'� �°a� ooe�` .cQQ� ,�� Q� oo�� e� �pQ� ooQ� 1'• �• A• 10• �'L'• 1ti• 1• '4 3• o� 5. 6. �•. Time of Day �zo � �� . �� a a �a •a 40 3 V � 2� � Zone 5 Hourly Variation in Parking Demand �P�` �o-� �a� �r��' �� e�' �e�` �e�` �e�' �e�` �ed` �a� �Q�s '1'• 8� g• 1p• �y1- ,y1;• 1. '!:. 3. p. y. 6. �•. Time of Day zso � Zoo a �. � � iso � � a � 100 0 a 3 °i 50 O 0 Zone 6 Hourly Variation in Parking Demand ��'�' cPP� cAPa' o�P�' �P� cAQ�' �oQ`�' .�pe� �e`�' �OC`� �e`� �c`� �,c� ��• �• 9• 10• �,ti• yti- ti• 1• 3- A� y 6. �•. Time oi Day �Oaupied Spaces --TotalSpaces �Oocupied Spaces i--Tatal Spaces �Oaupied Spaces ��-Total Spaces �4 p �z � � � � io m � $ � � a 6 � 0 a q 3 V � Z � Zone 7 Hourly Variation in Parking Demand ��.�` �P�` ��.�` �P� �P� �Q� �Q� �Q� �Q� �Q� �Q� �Q� �Q� ��' �• 9• �,O• .y1• 11:• '1:• 1� 3• A• y 6• 1'- Time of Day Zone 9 Hourly Variation in Parking Demand � a45 __ _. _._.___ �._._._. ...___._ _ .... __ ......._ . ..__-_.._. __ __._ �m qp _--._... _ . .____. _._... _.__...__ _ __. _ _..._. __..._.. _ . ..,_._._. __ � 35 - � ...__.. _...._._ _._._ . __. _ __ . _ _ _.._ C � _ _ _ . __.. _ _ _., ___ __ _ _ _ _ . ... _. � 25 _... ____. _ __ _ . _. . . ... . _._ _. . _ _ . _._.. __.._.._ a � zU _____ . . .. . _ __._. _ ... _ �_. _ _ . . _....._. _. ___ . _� _ .. _ _. _ ___ _ a15 ' . . _. . _. _ __ _.. _ _._ __ .. ._ � _., � lU _ _ _ .._ 5 ._ _._ _.._ .,__ _ __ __ --.. _ 0 CQ�� CAP� CAP� (AP� CPP� �Q� �Q� i�Q� CAQ�` �CPQ� CAQ� CA4l,` CAQt1` 1'• S• 9• �,O• �,ti• 1'1:• ti 'L• 3• D.• y. 6. �•. Time of Day �o m 45 �� s � 35 c� � 25 a .� Zo a 15 3 � 10 O S U �Occupied Spaces -�Totai Spaces �Occupied Spaces �Total Spaces Zone 10 Hourly Variation in Parking Demand ��.� �Q� �P�s �Pa' �Pcs �Qc� �Q�s' �e�' �ed' �e� �e� �aQ� �QCt� ��. g• °i• ,�O• ti'i• 1ti• ti- 'L ',;� p• y 6- �•. Time of Day �Occupied Spates �-Total Spaces ��o m iio � � � ioo a t � � � a 6p � m a qp 3 � � o zo 0 � �� . �� m � �� zo 3 c� � 10 0 Zone 11 Hourly Variation in Parking Demand CAP� .CAP� O�P� �P� �P�` �QQ� pOQ� �JQl1` �JQt�` pJQt�` �Q�` �4Cy` �Qt•{� 1' 4r oi• �,O• �,ti• titi� ti• ti- '�i• A• 5• fo. ��. Time ot Day �Occupied Spaces �---TOtal Spaces Zone 12 Houriy Variation in Parking Demand cPP� cA°��' oo°'� d�°'c� oo°'�' �e�` �p�� ,d�Q�' npQ�` c�e�` �pe�' �Q� �Q`�n �'• �• 9• �,a� .�,ti• 1ti• 'i� 'L• 3. D:. 5. 6. �•. Time of Day 350 a 300 m u w � 250 a � 200 � a 4 150 � � 100 v � O 5p 0 �Occupied Spaces �Total 5paces Zone 13 Hourly Variation in Parking Demand 1'O°P�a�'P�g�P�O�A�ti�P�ti�e�ti��1°°e�3�'e� ad�e`�SCAe��cA4`��.cA�� Time ot Qay �Oaupied Spaces —�ToWi 5paces � a m � � �. � 2 � c � � o. m ai � v � O 0 Zone 14 Hourly Variation in Parking Demand �p."* �p,�S` �p�1` �Pts` �Pe�` �Q�{` �Qt�` �Qts` �Qts �Q�l` �Q�f` �Qt,� �Qts` �•. g. c�. yp. ,yti. ,1�;. �;. �;. oy. p. c�. 6. �•. Time of Day 4� �� 0 p 350 a an Bpp 0 � 250 o�. 200 a 150 0 100 � 50 0 30 � 25 � a C�. � 20 m c a 15 a .� 10 a 3 V � S 0 �Oaupied Spaces �TotalSpaces Zone 15 Hourly Variation in Parking Demand d�P� cP°� cA°'� cAP� .d�P� cA�� cAe� .cQp� cQe� c�� cQ�� cPe� o�� 1'• g• 9• lo. �,1• �ti• ti. �• 3• p;. y. 6. �•. Time ot Oay �Occupied Spaces �—�TotaiSpaces Zone 16 Houriy Var�ation in Parking Demand �� p.�' O�p•� O�p,�' C�P�1` C�Qt�` C�Q�` �Qty` C��t'` �Q�` c�Qt1` C�Q�` O�Qty` '1'• �• 9• �y0• �'1• titi- 1• '1: �f• p• y. 6. �•. Time o€Day �Oaupied Spaces —�Total Spaces � m ZS u � a � 20 � c W 15 d Q10 � U 0 5 � Zone 17 Hourly Variation in Parking Demand �� cAP� d�P�` o�P� cAPe� cAQ`�+ .cAe� sA�� cAe� ooQ� cAe� �Q� �Q� 1'• '6. 9•. �p. 11. 1ti. 1. '1, 3. a. 5. 6. �•. Time of Day 25 � 20 �. � � 15 � w a � 10 a � c�i 5 O 0 �Occupied Spaces -�Total Spaces Zone 18 Hourfy Variafion in Parking Demand �A�� °� cAP� o�P� cAP� cA�� cQe� �� cPQ� .cAe� cQe`� c�� 1'• $• 9� �O� 1'Y 1'I;• '1. 1,. 'i. p. c�. 6. '1•. Time of [>ay S�o soo � 450 a 400 � � 350 c ,� 300 a 250 m 200 3 150 � � 300 SO 0 �Oaupied 5paces —�-Totaf Spaces Zone 19 Hour�y Variation in Parking Demand d�P� �P� CPP� �P� -C�P�` �Q� cAQ� -c�� c�Q� cPQ� d�Q� cA4cj` oOQt�` 1�• �• 9• �,O• 11• �,1• ti• 1- ''i- A- y 6. 1•. Time oi Day �Oaupied Spaces �TotalSpaces 16 � 14 u a 12 � a 10 c '� g � n. m 6 a � q u � O Z 0 Zone 20 Hourly Variation in Parking Demand ��.t�` �pS�` �P�1` �P�` �Q,�` �Qt'� �QtJ` �Q�1` �Q� ��1` �Q�` �Qr1` �Qts` 1'• a. 9. �p. ,Lti. �'L'. �'. 1. 3. a. 5. y. �•. Time of Day �� 6°° a�a' � a c qpp � � a 300 � � 200 � 100 0 �Occupied Spaces -r-Totai Spaces Zone 21 Nourfy Var�ation in Parking Demand o�°'� �� o�P� �P� .o�P� c�� cAQ� �� cPQ� a�� cS�ec� oo4e� aoQ�s ��• a• g- �,o• 1ti• �;• y �• 3• a. y. 6. �•. Time ot �ay �� 90 � SO � � 70 � � c a 50 a � � a 30 � y 20 � 10 0 �Oaupied Spaces �--Total Spaces Zone 22 Hourty Variation in Parking Demand �Pts` �Pt� dpPl1` �Pts` �P�` �Qt�` �Q�` �Qa` �Q� �Qt3` �Qd` �4t,{` �Q�` 1'• 4i• 9• 10• 1'L• y1• 1• 1� �i� A• y• 6. �•. Time ot Day �Occupied Spaces +�-Total Spaces �� io � � s �n 8 m � '� 6 a a a m 4 a a u O Z 0 Zone 23 Hourly Variation in Parking Demand ��,ts` �At� �Pti` �Pt�` �P�1` �Qts` �Qts �Qt3` �Q� �QeA �Q�!` �Qts` �Qt�P �'• `�• 9• .10• �y1• ti'1:• '1• 1,• 3• a• 'i. 6. 1. Time of Day �z � 10 n �. ad g � c � 6 � a � a a 3 V � Z u �Occupied Spaces eYTotdl Spates Zone 24 Houriy Variation in Parking Demand cA�� oo� �P� .cAP� c�P� c�e� cA�� ,cP�� ooe� �pe� c�e� �p�� pQC� �'• $• 9'• 10• 1ti• 1ti• 'Y 'L• 3• G• y• 6. ��. Time oiDay 350 �a 300 m v a � 250 m � 200 � � a �so a m �3 100 v � 5p 0 �Occupied Spaces �-Totai 5paces Zone 25 Houriy Variation in Parking Demand CAA� d�P� cAP� O�P� .CAP� �Q�' �Q�' OQQ� cAe� cAe�' poe� �J°�` �1Q�` 'i'• $• 9• 10• �1• lti• ti• ,�• 3• Q• y• 6. �•. Time ot Day �Occupied Spaces �—Total Spaces so ,� �o m �� a a� a 50 c � 40 a a 30 a � 20 � 10 0 Zone 26 Hourly Variation in Parking Demand cQ�� cAACr �P� O�A�` d�P� o�eer o�� .c�� cQe� cQQ� c�Q� ooQ� �'• g• 9'• ,�0• 1ti• 1ti• �;• 'L• 3, a• y• 6• �'• Time of Day �Occupied Spaces --Tota! Spaces # � � � � � � � �I---�-I-;-7 I L �� i i � ,l� � f ' � '_' �":y _�=_ - - - ---_ --- _- ---- � : ��a��.� �-r�-r� i-r�-r�-� =i � -�- , --,: _,� f" IT - .1 ; I �! y�xa��,•J�l�..��,..�`,�..�,.�,�.. :I i f I ; °,^ T �� .I �' I i tl �� I! I I I..,�...,t I i I I ��b�a,.,�, .�.�,�t ,�, i,�,�v 4�.j�..��.,i�-�., t- - - •..,. -L-�-- - I _I _ _ _J_I.JI_ _ . .�T. : ,,.... � - - T�,,,a,,,-..�.�-- _ _ � `!` �r�x'I Y1� r- T � _�_ � _ I---� I I I : I � r;. r� ��. i �'L�i_rp� _� � i- - - -1 __ _ _ - 4.. t- I i � i -- , L_.__� 1 i i L- -- -- - --� ._ - �= � ry.[61 "' ;"tY�"'f'I�TiY'ZY�': � � �' I 1'�y I I t� --I 1 I__�!'_{_I � ; �` j�jrix ��r��s�vr+s�x � ��fiAl��PSf�� I i _ L �. 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