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FLD2014-12034� 1 arwater _Ce u �r�.._'-'`� `� MEETING DATE: AGENDA ITEM: CASE: COMMUNITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT March 17, 2015 G.1. FLD2014-12034 REQUEST' Flexible Development approval to permit a 180-room overnight accommodation � use in the Tourist (T) District with a lot area of 1.60 acres, a lot width of 238 feet, a front (west) setback of zero feet (to building and pavement), a front (east) setback of 15 feet (to building), side (north, south and west) setbacks of 10 feet (to building) and a side (south) setback of zero feet (to pavement), a building height of 140 feet and a minimum of 216 parking spaces at 1.2 parking spaces per hotel room, as a Comprehensive Infill Redevelopment Project, under the provisions of CDC Section 2-803.D; and to allow the floor plate of the building above 100 feet to be up to 11,500 square feet where the maximum area is 10,000 square feet as provided by Section VILB.3 of Beach by Design; and a two-year Development Order under the provisions of CDC Section 4-407. GENERAL DATA: Agent ... ... ... ...... ... ... ... ... Michael J. Palmer, P.E.; Synergy Civil Engineering, Inc. Applicant/ Owner ... .......... Mainstream Partners, VIII, LTD Location ... ... ... ............ Property Size........... Future Land Use Plan 325 S. Gulfview Boulevard; bound by S. Gulfview Boulevard (west), Coronado Drive (east) at the intersection of Coronado Drive and Brightwater Drive. .. 1.60 acres . Resort Facilities High (RFH) Zoning ...... ... ... ... ... ... ..... Tourist (T) District Special Area Plan .............. Beach by Design (Beach Walk District) Adjacent Zoning.... North: Tourist (T) District South: Tourist (T) District East: Tourist (T) District West: Tourist (T) District Existing Land Use ............. Overnight Accommodations and attached dwelling Proposed Land Use... ... ... Overnight Accommodations (180 units) with associated accessory uses including retail, restaurant, meeting space and exercise room. .r �� i �� `.M �..: ` �r ��! p _ a� 1�jj,�.` � I 1 �F ' . •'Sf ` � i'. . .. 1 ��':� � ` ; � t ___,_i• � = 1 � � ,� � � # ° '! �� -t�, y� � �,"�' ""- '��3 �; +� + '� �;� �:�_ . . � . �,y� . � �- �_ ��3 ` �� 7-,� � ;, ��.;,� �.y* t t ` l ! � �'. ,� ��+ � � � �� ._ �� _, ��t AERIAL MAP ► � �„� ° Clearwater Level II Flexible Development Application Review ANALYSIS: Location and Existing Conditions: The 1.60-acre subject property is bound by South Gulfview Boulevard (west), Coronado Drive (east) at the intersection of Coronado Drive and Brightwater Drive. The subject property is comprised of two parcels with a frontage of approximately 244 feet along South Gulfview Boulevard and 350 feet of frontage along Coronado Drive and includes an 8,400 square foot (35 feet by 240 feet) strip of the former South Gulfview Boulevard right-of-way to be vacated. The property is within the Tourist (T) and the Resort Facilities High (RFH) Future Land Use Plan (FLUP) classification. The subject property is also located within the Beach Walk District of Beach by Design. The larger of the two parcels sites is occupied by the Beachview Inn, a 64-unit overnight accommodation use built in 1982 (according to Pinellas County Property Appraiser records). The second parcel is occupied by an attached dwelling unit with five units built in 1954 (also according to Pinellas County Property Appraiser records). The immediate area is characterized by a variety of uses including overnight accommodation, retail, outdoor recreation and entertainment, restaurant and attached dwelling uses with heights ranging from one to 15 stories. The City's Beach Walk project has been constructed transforming South Gulfview Boulevard to the west of this site into a winding beachside promenade with lush landscaping, artistic touches and clear views to Clearwater's award- winning beach and the water beyond. Site History: On July 19, 2005, the Community Development Board (CDB) approved, with 15 conditions, Case Nos. FLD2005-02021/TDR2005-03020 to permit attached dwellings in the T District with an increase in height from 30 feet to 148 feet for Parcel "A" (as measured from base flood � O � � � N i ,.; J � '�' g SECp�yO S i � ^ 'ff � , U , �� ' ', � '' i� � i � � F�f►►� ST (_`._� 1 (,i .�, �,, „T �� us � 1I7 �s� � '�+s, PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DMSION � o� _ � ,. o r' ��H�R. _ ,i; _ � PROJECT S/TE %� �� R ��i �--_�. .� Ir-- (� / (�'�--_ LOCATION 11AAP CLEARWATER NARBOR �� sr : a�, � � �s� 0 $� � 313 JIQ 3� p J77 ��(3 �ly � ,� ."° . Jao �6 p CLEAR WATER HARBOR • �, �� . . ' S .�u � : �,aaM� a ,..N ,N' .r.� �aR '�B �3 31Q �S $ � N) ^ ��, . .�B 33� cn ZONING MAP � R hw 00 � � ns � �s " + "' � � HOTEWMOT� L 'RDS� � Tg / zar ° � ars "' 8 .� w �a E- �e � ��•'�t ' � � � '' ' _ � n � ,� � , . � �ra � .�: O ao . � � •�►,. : '� _ �e ,�CLEARWATER HARBOR � * ? a u� o y � i��: �1 .^��CiM�7�p� � � RETAIL �� RESTAURAMI � N� 9�H ,y,/ . �fa ,/Q ww � �sn sa, EXISTING SURROUNDING USES MAP Community Development Board — March 17, 2015 FLD2014-12034 — Page 1 ° Clearwater Level II Flexible Develo ment Application Review p��NNING & DEVELOPMENT P DEVELOP[dENT REVIEW DIVISION � �JW�..�1,.r�.r �;y%��s^. ��:. elevation to the roof deck); an increase in height of a parapet wall from 30" to seven feet (7') for Parcel "B"; to permit a building within the required sight visibility triangle along Coronado Drive and Sth Street; and an increase in height from 30 feet to 64 feet for Parcel "B" (as measured from base flood elevation to the roof deck) as part of a Comprehensive Infill Redevelopment Project under the provisions of Section 2-803.C.; a Termination of the status of a nonconfortnity (equivalent of 119 hotel units [ 116 hotel units and three dwelling units] where 93 hotel units are permitted) within the T District under the provisions of Section 6-109.C; Preliminary Plat; and a Transfer of Development Rights (TDR2005-03020) of 18 hotel units from 401 Coronado/406 Hamden Drives (donor site) to 325 South Gulfview Boulevard (receiver site — Parcels A, B and C) under the provisions of Sections 4-1402 and 4-140. On August 21, 2007, the CDB approved, with 14 conditions, Case No. FLD2007-06020 to permit the addition of a Parking Garage and Lot of 377 spaces to Parcel "B" (located between Coronado Drive and Hamden Drive, north of 5�' Street) to a previously approved project of 102 attached dwelling units (FLD2005-02021/TDR2005-03020 approved by the CDB on July 19, 2005), with reductions to the front (south along Sth Street) setback from 15 feet to 4.4 feet (to screen wall) and to 5.5 feet (to pavement), a reduction to the front (east along Hamden Drive) from 15 feet to 12.7 feet (to building) and an increase to building height from 35 feet to 51.35 feet (to top parking deck), as a Comprehensive Infill Redevelopment Project, under the provisions of Section 2-803.C, with a reduction to required foundation landscaping on the south side of the parking garage from five to two feet, as a Comprehensive Landscape Program, under the provisions of Section 3-1202.G. On June 5, 2014, the City Council approved the allocation of up to 100 units from the Hotel Density Reserve under Beach by Design (Case No. HDA2013-08004) and adopted a resolution to the same effect (Res. No. 14-11). The owners proposed to develop the site with a 180-unit overnight accommodations building with associated accessory uses including a restaurant, meeting rooms, exercise room and the like. The two FLD cases have expired. There is no record of the units associated with the TDR application being transferred to and/or used on the site. Regardless, the HDA application request included only the base density of 50 units per acre (1.60 x 50 = 80 units) plus the additional 100 units allocated from the Hotel Density Reserve for a total of 180 hotel units as consistent with the submitted proposal. The site plan and elevations included in the current proposal are all consistent with those submitted with Case No. HDA2013-08004. Code Enforcement Analysis: There are no active Code Compliance cases for the subject property. Development Proposal: The proposal is to demolish all structures on the site and redevelop the site with a 180-unit overnight accommodation use (113 rooms per acre, including the allocation of 100 rooms from the Hotel Density Reserve). The proposal will also include a variety of accessory uses such as a gift shop, restaurant, meeting space and exercise facility. The existing structures on site will be removed with the proposal. The primary component of the application request is a height of 140 Community Development Board — March 17, 2015 FLD2014-12034 — Page 2 : Clearwater Level II Flexible Develo ment Applicatlon Review PLANNING & DEVELOPMENT P DEVELOPMENT REVIEW DIVISION feet along with requests for a setback reduction for a portion of the building along the west side of the site as well as for pavement at the southwest corner of the site. The proposal includes a tropical modern architecture, which is consistent with and complements the tropical vernacular envisioned in Beach by Design. The hotel building will occupy most of the site. Parking will be accommodated via structured parking (216 spaces minimum) within the first four floors of the building which will provide at least 1.2 spaces per room. Access to the parking (and the site) will be via three driveways all located along Coronado Drive. A two-way driveway will be located at the southeast corner of the site, a second two-way driveway will be located centrally and a service driveway for deliveries will be located at the northeast corner of the site. The first floor of the hotel building will include parking spaces, the hotel entry and assorted back-of-house uses. The second floor also includes parking as well as the main lobby, retail and restaurant uses. The third floor will be occupied almost entirely by parking. The fourth floor is mostly occupied by parking along with pre-function and meeting space as well as mechanical and utility spaces. The fifth floor includes an outdoor pool and patio area as well as meeting space, an exercise room for hotel guests and hotel rooms. The remaining floors are occupied by hotel rooms and associated support uses (back-of-house). As noted, the proposal includes a certain amount of amenity space (work out room, restaurant, dining and meeting space) which amounts to approximately 20,000 square feet constituting approximately 12 percent of the gross floor area of the hotel building. A solid waste component will be located within the loading area within the northeast corner of the building. The dumpster will be rolled out to a staging area along Coronado Drive for servicing. The applicant anticipates the proposal will create approximately 75 new jobs. The site will include extensive landscaping along all sides of site through the provision of a variety of plant material including Washingtonian palms, silver buttonwood, plum, boxwood, sea grape and carissa. The site is designed to be pedestrian-friendly with the provision of a sidewalk approximately eight feet wide along Coronado Drive. The sidewalk will connect to and match the existing sidewalk to either side of the site with regard to width, materials, fit and finish. Brick pavers, stamped paving or a similar technique will be used where the sidewalk crosses a driveway. However, the applicant has not determined the exact methodology to be used yet and will coordinate with Staff at time of building permit to �nalize those details. A public plaza is proposed at the southwest corner of the site which will act as the primary pedestrian entrance into the building as well as providing for a seamless tie-in with Beach Walk adjacent to the west. Community Development Board — March 17, 2015 FLD2014-12034 — Page 3 ° Clearwater Level II Flexible Development Application Review PLANMNG & DEVEIAPMENT � . ��_,.., . DEVELOPMENT REVIEW DIVISION As mentioned, the proposed site plan and elevations are consistent with those conceptual site plans and elevations as submitted to and approved by City Council as part of HDA2013-12004. The applicant is requesting a two-year development order due to market conditions. Section 4- 407 specifies that an application for a building permit must be submitted within one year of the date the CDB approves the project, unless otherwise specified under this approval. Special Area Plan: Beach bv DesiQn: Beach Walk District: The City has demonstrated through the creation of Beach by Design and subsequent amendments to this plan that it recognizes the need for pedestrian-friendly development in order to create a vibrant active resort and waterfront destination serving tourists and locals alike. It is understood that a broad range of uses including retail sales and service, hotels and motels and restaurants contribute to the creation of the unique character and atmosphere that is Clearwater Beach. The vision of the Beach Walk District of Beach by Design recognizes that this district is the primary "beachfront" destination on Clearwater Beach. This development would further the trend of quality redevelopment and/or improvements of properties along South Gulfview Boulevard within the area including the Harborview Grande, the Entrada and Shephard's. Beach bv Desi�n: Section VII. Desi�n Guidelines: Beach by Design provides that the implementation of the document involves more than community redevelopment initiatives, it also involves private development and redevelopment that conforms to design objectives and principles established in Beach by Design. These objectives and principles will help the City promote safety, encourage cleanliness, and provide a comfortable environment. It should be noted that any issue not addressed in the Design Guidelines shall be governed by the requirements of the CDC. Furthermore, the Design Guidelines are intended to be administered in a flexible manner to achieve the highest quality built environment for Clearwater Beach. Section A specifically addresses the issue of density. In short, Beach by Design supports an increase in density through Transfer of Development Rights (TDR) and/or allocation of units from the Hotel Density Reserve. The proposal includes 180 overnight accommodation units including 100 units allocated from the Reserve. Therefore, the proposal is consistent with this provision. Section B specifically addresses height and floor plate area and is delineated in three subsections. Section B.1 provides that a height of up to 150 feet may be permitted where additional density is allocated to the development either by TDRs, or via the Destination Resort Density Pool pursuant to the CRD designation, or via the Hotel Density Reserve where the subject property is located between South Gulfview Boulevard and the Gulf of Mexico or on the west side of Coronado Drive. Otherwise, height is governed by the specific Beach by Design district or, lacking such direction, the CDC. The proposal provides for a building 140 feet in height. Density, as discussed previously in this document, has been augmented through the units allocated from the Reserve and the subject property is located between South Gulfview Boulevard and the Gulf of Mexico. Therefore, the proposal is consistent with this provision. Community Development Board — March 17, 2015 FLD2014-12034 — Page 4 ° Clearwater Level II Flexible Develo ment Application Review PLANNING & DEVELOPMENT P DEVELOPMENT REV�W DMSION ° ...r�..r�..n..r�..�.. ,.... Section B.2 requires that portions of any structures which exceed 100 feet are spaced at least 100 feet apart. This section also includes overall separation requirements for structures over 100 feet in height as two options: (1) no more than two structures which exceed 100 feet within 500 feet; or (2) no more than four structures which exceed 100 feet within 800 feet. The proposal provides for a building which exceeds 100 feet in height. T'he applicant has demonstrated that there are no more than two structures which exceed 100 feet within 500 feet thereby fulfilling the requirements of Option 2, above (Sheet A-303). In addition, the applicant has shown that no portions of any structures over 100 feet in height are closer than 100 feet to each other (Sheet A-303). Therefore, the proposal is consistent with this provision. Section B.3 provides that the floorplate of any portion of a building that exceeds 45 feet in height is limited as follows: a) Between 45 feet and 100 feet the floorplate will be no greater than 25,000 square feet except for parking structures open to the public; and b) Between 100 feet and 150 feet, the floorplate will be no greater than 10,000 square feet; and c) Deviations to the above floorplate requirements may be approved provided the mass and scale of the design creates a tiered effect and complies with the maximum building envelop allowance above 45 feet as described in Secrion C. 1.4 of the Design Guidelines. The floorplate between 45 feet and 100 feet is 16,160 square feet and 11,500 square feet above 100 feet. The exceedance of the floor plate above 100 feet is minimal at less than 1,500 square feet and is mitigated by the facts that approximately 22 percent of the theoretical building envelope will be occupied by building where the maximum amount is 75 percent and the building design includes a stepped and tiered design. Therefore, this secrion is supported by the proposal. Section C addresses issues relating to design, scale and building mass. These topics are quantified in six parts as follows: Section C.1 requires buildings with a footprint of greater than 5,000 square feet or a single dimension greater than 100 feet to be constructed so that no more than two of the three building dimensions in the vertical or horizontal planes are equal in length. The proposed building footprint is 51,400 square feet. The applicant has provided (Sheet A-101) that no two building dimensions are equal in length. Therefore, this provision is supported by the proposal. Section C.2 requires no plane or elevation to continue uninterrupted for greater than 100 feet without an offset of more than five feet. No portion of any building fa�ade continues for more than 100 feet in length with the single longest fa�ade extending 100 feet as seen on Sheet A-101. Therefore, this provision is supported by the proposal. Section C.3 requires at least 60 percent of any elevation (with elevation being defined as that portion of a building that is visible from a particular point outside the parcel proposed for development) to be covered with windows or architectural decoration. The application Community Development Board — March 17, 2015 FLD2014-12034 — Page 5 ° Clearwater Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELAPMENT REVIEW DMSION � . .�... .... indicates compliance with this requirement using windows, balconies and architectural details including decorative grilles, stucco reveals and similar detailing on all facades. Coverage ranges between 62 and 68 percent of any given fa�ade (Sheet A-105; Please note that two sheets have been erroneously labeled as A-105. The sheet referenced here should be the last sheet in the architectural set and includes only tables). Therefore, this provision is supported by the proposal. Section C.4 provides that no more than 60 percent of the theoretical maximum building envelope located above 45 feet will be occupied by a building. The applicant has demonstrated (Sheet A-204) that the overall building mass between 45 and 150 feet constitutes approximately 22 percent of the theoretical m�imum building envelope. Therefore, this provision is supported by the proposal. Section C. S requires that the height and mass of buildings will be correlated to: (1) the dimensional aspects of the parcel proposed for development and (2) adjacent public spaces such as streets and parks. The adjacent South Gulfview Boulevard right-of-way including Beach Walk is over 150 feet in width. The adjacent Coronado Drive right-of-way is 60 feet in width. The portion of the building above 50 feet in height steps back approximately 50 feet from Coronado Drive and nearly 100 feet from South Gulfview Boulevard. Therefore, this provision is supported by the proposal. Section C.6 permits buildings to be designed for a vertical or horizontal mix of permitted uses. The proposal includes overnight accommodations (with assorted accessory uses). Therefore, this provision is supported by the proposal. Section D addresses the issues of sidewalk widths, setbacks and stepbacks. These topics are quantified in three parts as follows: Section D.1 provides that the distances from structures to the edge of the right-of-way should be 15 feet along arterials, and 12 feet along local streets. While the prescribed distances are optimal, a 10 foot pedestrian path is seen as key to establishing a pedestrian-friendly place in the nonresidential environment. As such, building setbacks less than that as suggested are contemplated in that arcades may be constructed in the public space, but may not narrow the pedestrian path to less than 10 feet. In addition, decorative awnings and arcades and public balconies may extend into the public space and even into the right-of-way (provided they do not obstruct vehicular traffic). Outdoor cafe tables are also permitted in the public space, subject to the requirements in Section H, Sidewalks. The proposal provides a building setback of zero feet along South Gulfview Boulevard and 15 feet along Coronado Drive. The zero foot setback along South Gulfview Boulevard will maintain the established build-to line along that street and will not decrease the existing width of Beach Walk_ The proposal includes maintaining the existing sidewalk along Coronado Drive which is approximately eight feet in width. The sidewalk will be repaired and replaced as needed and will tie into and match the existing sidewalks to the north and south of the site with regard to size, fit, finish and materials. City Council has determined that it is reasonable to maintain the existing sidewalk widths along Coronado Drive since that sidewalk has already been improved on both sides of the street. Therefore, this Guideline is met by this proposal. Community Development Board — March 17, 2015 FLD2014-12034 — Page 6 ° Clearwater Level II Flexible Development Application Review DEVEL Po MErrr xEV�gw nn si N � �� :�r;.;. . Section D.2 provides that except for the side and rear setbacks set forth elsewhere in Beach by Design, no side or rear setback lines are recommended, except as may be required to comply with the City's Fire Code. The proposal includes side (north, west and south) setbacks of 10 (to building) Please keep in mind that the property is roughly "L"-shaped and has two north property lines with one considered a side and one (along South Gulfview Boulevard and Beach Walk) a front. Therefore, this Guideline is met by this proposal. Section D.3 addresses setbacks and stepbacks along Coronado and Hamden Drives. Buildings constructed with a front setback of 15 feet or more shall stepback with a minimum depth of 15 feet from the setback line at a height not more than 25 feet. The proposal is located along Coronado Drive with a setback of 15 feet along 76 percent of the building at a height of less than 25 feet (Sheets A-105 and 201). Therefore this guideline is met by this proposal. Section E addresses issues of street-level facades and the incorporation of human-scale features into the facades of buildings in three parts. Section E.1 requires that at least 60 percent of the street level facades (the portion of the building within 12 feet of grade) of buildings used for nonresidential purposes which abut a public street or pedestrian access way, will include windows or doors that allow pedestrians to see into the building, or landscaped or hardscaped courtyard or plazas, where street level facades are set back at least 15 feet from the edge of the sidewalk and the area between the sidewalk and the facade is a landscaped or hardscaped courtyard or plaza. In addition parking structures should utilize architectural details and design elements such as false recessed windows, arches, planter boxes, metal grillwork, etc. instead of transparent alternarives. When a parking garage abuts a public road or other public place, it will be designed such that the function of the building is not readily apparent except at points of ingress and egress. The proposed building provide for a modern, streamlined building design with an extensive use of glass and balconies which mitigates the bulk of the structure in addition to overall stepbacks of approximately 50 feet along Coronado Drive and 90 feet along South Gulfview Boulevard. In addition, the site plan includes an extensive use of landscaping along the east west sides of the site. A large plaza area is provided at the southwest corner of the site providing a seamless tie-in to Beach Walk. The parking structure component of the hotel building will include the use of the same materials as the hotel building and will echo the pattern of balconies and openings of the hotel. Therefore, this Guideline is met by this proposal. Section E.2 provides that window coverings, and other opaque materials may cover no more than 10 percent of the area of any street-level window in a nonresidential building that fronts on a public right-of-way. While this is more of an operationally-related requirement, the applicant has committed to meet this provision. Therefore, this Guideline is met by this proposal. Section E.3 requires that building entrances should be aesthetically inviting and easily identified. The entrances to the buildings are generous in size, well-detailed and easily Community Development Board — March 17, 2015 FLD2014-12034 — Page 7 ° Clearwater Level II Flexible Development Application Review PLArrx�xG � DEV�LOPI`¢NT u . . _ 7t';{ ... ,. DEVELOPMENT REVIEW DMSION identified. The entrance on the west side of the building includes a large plaza area which provides a seamless tie-in to Beach Walk. Therefore, this Guideline is met by this proposal. Section E.4 recommends the use of awnings and other structures that offer pedestrians cover from the elements especially at entryways. The proposal does not lend itself to over-street awnings however the entrances to the hotel are distinguished by large overhangs providing ample protection from the elements. Therefore, this Guideline is met by this proposal. Section F addresses issues related to parking areas. Parking is addressed via structured parking located on the first four floors of the proposed building and the entrances will be well-delineated. The hotel parking garage structure is integrated into the design of the building via the use of openings which mimic the pattern of windows and balconies of the hotel component. Therefore, this Guideline is met by this proposal. Section G addresses issues related to signage. A sign package has not been included with the submittal. Any proposed signage will be required to meet the requirements of this section of Beach by Design and any applicable portions of the Community Development Code. Section H addresses issues related to sidewalks (also addressed in part by Section D, above) and provides that all sidewalks along arterials and retail streets should be at least 10 feet in width. The proposal includes a sidewalk eight feet in width along Coronado Drive which will match the existing sidewalk. The sidewalk will tie into the existing sidewalks to the north and south matching the existing sidewalks with regard to width, fit, finish and materials. Therefore, this Guideline is met by this proposal. Section I addresses issues related to street furniture and bicycle racks. Benches and trash cans are proposed along Coronado Drive. Bike racks will be located at the southwest corner of the building. The applicant will coordinate with City Staff with regard to the placement and installation methodology for any street furniture which may be proposed at time of permit submittal. Therefore, this Guideline is met by this proposal. Section J addresses issues related to street lighting. Street lighting is not proposed with this development. Therefore, this section is not applicable to the proposal. Section K addresses issues related to fountains. Fountains and/or other water features are not proposed. Therefore this Guideline is not applicable to the proposal. Section L addresses issues related to materials and colors. Finish materials and building colors are required to reflect Florida or coastal vernacular themes. The proposed hotel building has a distinctive contemporary design that will make it an amactive landmark at this location. The primary color of the building will be white stucco. While the applicant may adjust the color scheme any such adjustment would require Staff review and approval and must meet the requirements of this portion of the Design Guidelines. The proposed color scheme and material schedule as submitted meets the requirements of this section. Community Development Board — March 17, 2015 FLD2014-12034 — Page 8 ° Clearwater Level II Flexible Devel ment lication Review PLANNING & DEVELOPMENT � �P DEVELOPMENTREVIEWDMSION ° ...v��_�..r�..�,. (��.raa . . Comprehensive Plan: The proposal is supported by applicable various Goals, Objectives and/or Policies of the City's Comprehensive Plan as follows: Future Land Use Plan Element: Policy A.1.2.1 - The City shall require new or redeveloped overnight accommodations uses located within the City's coastal storm area to have a hurricane evacuation plan, approved by the City, for all guests. This plan shall require the commencement of evacuation of hotel guests as soon as a hurricane watch is posted for the City. A Hurricane Evacuation Plan will be submitted to and approved by the City prior to the issuance of any permits. Therefore, the proposal will support this Policy Policy A.3.2.1 - All new development or redevelopment of properry within the City of Clearwater shall meet all landscape requirements of the Community Development Code. The proposal, as discussed, meets the requirements of the CDC by providing landscaping along all sides of the site in excess of CDC requirements and supports this Policy. Goal A.S - The city of Clearwater shall identify and utilize a citywide Design structure comprised of a hierarchy of places and linkages. The citywide design structure will serve as a guide to development and land use decisions while protecting those elements that make the city uniquely Clearwater. Objective A. S.1 — Establish the Hierarchy of Places as shown on Map A-14. Policy A. 5.1.1 - Identify Activity Centers: high intensiry, high-density multi-use areas designated as appropriate for intensive growth and routinely provide service to a significant number of citizens of more than one county. Activiry centers are proximate and accessible to interstate or major arterial roadways, and are composed of multiple destination points, landmarks and neighborhood centers and character features. The subject site is located within an Activity Center identified on Map A-14 in the FLUE of the City's Comprehensive Plan where the proposal includes a high-intensity, high density development. Therefore, the proposal will support this Goal, Objective and Policy. Objective A.S.S - Promote high qualiry design standards that support Clearwater's image and contribute to its identity. The proposal includes the redevelopment of a lot currently used as overnight accommodations and attached dwellings with 180 new hotel units. The proposal includes a new attractive building which meets the requirements of the Design Guidelines of Beach by Design, is supported by the vision of the Beach Walk District and supports this Objective. Policy A.S.S.1 Development should be designed to maintain and support the existing or envisioned character of the neighborhood. As mentioned above, the proposal is consistent with the vision of Beach by Design, the Beach Walk District and the Design Guidelines and supports this Policy. Community Development Board — March 17, 2015 FLD2014-12034 — Page 9 ° Clearwater Level II Flexible Development Application Review nEVE P��t,grrr tt��w nn ox �.:, ,�: ;,, Objective A.6.1 - The redevelopment of blighted, substandard, ine�cient and/or obsolete areas shall be a high priority and promoted through the implementation of redevelopment and special area plans, the construction of catalytic private projects, city investment, and continued emphasis on properry maintenance standards. In adopting Beach by Design the City recognized that large portions of the Beach could be classified as blighted, substandard and suffered from "obsolescence and age". One of the goals of Beach by Design is to reverse this trend of disinvestment. This goal is well on the way to being met (perhaps even exceeded) in many areas of the Beach. The Beach Walk District is one area that has seen a great deal of redevelopment activity. The proposed hotel should be seen as an important component in fulfilling the vision of the Beach Walk District and one more step in the revitalization of the Beach and supports this Objective. Policy A.6.1.2 - Renewal of the beach tourist district shall be encouraged through the establishment of distinct districts within Clearwater Beach, the establishment of a limited density pool of additional hotel rooms to be used in specified geographic areas of Clearwater Beach, enhancement of public rights-of-way, the vacation of public rights-of-way when appropriate, transportation improvements, inter-beach and intra-beach transit, transfer of development rights and the use of design guidelines, pursuant to Beach by Design: A Preliminary Design for Clearwater Beach and Design Guidelines. As explored previously in this document, the site was the subject of an allocation of 100 hotel units from the Reserve which allows for a total of 180 hotel units. The redevelopment of this parcel with a hotel will play an important role in the continuing renewal and revitalization of the Beach. Therefore, the proposal supports this Policy. Objective A.6.6 - Tourism is a substantial element of the City's economic base and as such the City shall continue to support the maintenance and enhancement of this important economic sector. Policy A.6.6.1 - The City supports and encourages the continued development and redevelopment of overnight accommodation uses. The proposed redevelopment includes an overnight accommodation use which will serve tourists and locals alike contributing to a vibrant successful resort destination and supports this Objective and Policy. Policy A.6.8.3 - Where appropriate, development shall provide a sense of pedestrian scale on streets through minimal front setbacks, similar building heights, street trees and proportionality of building heights to street widths. The proposal includes a significant overnight accommodation use with an overall height of 140 feet. However, this height is mitigated in several ways: l. The bulk of the building is setback a minimum of approximately 50 feet from any front property line; 2. Lush landscaping will be provided along all sides of the site; 3. The provision of a seamless connection between the site and Beach Walk through the use of a large plaza; 4. The build-to line along South Gulfview Boulevard will match existing development to the north; and, 5. A sidewalk eight feet in width will be located along Coronado Drive. Community Development Board — March 17, 2015 FLD2014-12034 — Page 10 ° Clearwater Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION u �-,ali:::., ... The overall effect of the proposal will pedestrian-scale consistent with the goals and vision of Beach by Design and the Beach Walk District and supports this Policy. Community Development Code: The proposal is supported by the general purpose, intent and basic planning objectives of this Code as follows: Section 1-103.B.1. Allowing property owners to enhance the value of their property through innovative and creative redevelopment. The property owner will redevelop the property with a new attractive building, a vibrant use (overnight accommodations with accessory amenities including a restaurant) and will contribute to the public space with lush landscaping and a sidewalk eight feet in width along Coronado Drive and a connecting plaza between the site and Beach Walk. The sidewalk along Coronado Drive will match the existing sidewalks to the north and south of the site. The development is considered innovative by the incorporation of units allocated from the Reserve. Therefore, the proposal supports this CDC Section. Section 1-103.B.2. Ensuring that development and redevelopment will not have a negative impact on the value of surrounding properties and wherever practicable promoting development and redevelopment which will enhance the value of surrounding properties. Surrounding properties are generally developed with a myriad of uses indicative of a tourist destination including overnight accommodations, retail sales and services, bars, nightclubs, outdoor recreation and entertainment, restaurants and attached dwellings. The proposed hotel will constitute an appropriate use for the neighborhood and is a targeted desired use within the Beach Walk District of Beach by Design. Surrounding properties will be enhanced through the addition of uses which will contribute to an active and vibrant street life. Therefore, the proposal supports this CDC Section. Section 1-103.B.3. Strengthening the ciry's economy and increasing its tax base as a whole. The proposal includes the redevelopment of what could be considered an outdated 64-unit hotel and modest apartment building in one of the more valuable areas of the City vis-a-vis tourism with a new 180-unit hotel. In addition, the new hotel is expected to create approximately 75 new jobs and will positively contributing to the City's economy and its t� base. Therefore, the proposal supports this CDC Section. Section 1-103.D. It is the further purpose of this Development Code to make the beautification of the city a matter of the highest priority and to require that existing and future uses and structures in the city are attractive and well-maintained to the maximum extent permitted by law. The proposal includes a new attractive building characterized by a modern style and crisp, clean lines_ In addition, this proposal provides landscaping along all sides of the site. The landscape design incorporates plant material that is native and/or naturalized and salt tolerant, while providing visual interest. Therefore, the proposal supports this CDC Section. Section 1-103.E.5. Preserve the natural resources and aesthetic character of the community for both the resident and tourist population consistent with the city's economic underpinnings. Community Development Board — March 17, 2015 FLD2014-12034 — Page 11 ° Clearwater Level II Flexible Development Application Review PL`u�NiNC �°EV�i'°PMErrr DEVEIAPMENT REVIFW DIVISION . :��r:,;:.,. .. The proposal will support both the resident and tourist populations with an attractive new hotel and a public plaza providing a seamless connection to Beach Walk along the west side of the site. The proposal will be consistent with the desired form and function of the Beach Walk District of Beach by Design and meets the Design Guidelines of that document. Therefore, the proposal supports this CDC Section. Section 2-401.1 Intent of the T District and RFH FL UP classification. The CDC provides that it is the intent of the T District that development be consistent with the Countywide Future Land Use Plan as required by state law. The uses and development potential of a parcel of land within the T District shall be determined by the standards found in this Development Code as well as the Countywide Future Land Use Designation of the property, including any acreage or floor area restrictions set forth in the Rules Concerning the Administration of the Countywide Future Land Use Plan, as amended from time to time. For those parcels within the T District that have an area within the boundaries of and governed by a special area plan approved by the City Council and the Countywide Planning Authority, maximum development potential shall be as set forth for each classification of use and location in the approved plan. Section 2.3.3.4.6 of the Countywide Land Use Rules provides that the purpose of the RFH FLUP classification is to depict those areas of the County that are now developed, or appropriate to be developed, with high density residential and resort, tourist facility uses, and to recognize such areas as well-suited for the combination of residential and temporary lodging use consistent with their location, surrounding uses, transportation facilities and natural resource characteristics of such areas. The site is proposed to be developed with a hotel which is a use permitted by the RFH FLUP classification. Development Parameters: Densitv: Pursuant to the Countywide Plan Rules and CDC Section 2-801.1, the maximum allowable density for properties with a designation of RFH is 50 overnight accommodation units per acre. On June 5, 2014, the City Council approved the allocation of up to 100 units from the Hotel Density Reserve under Beach by Design (Case No. HDA2013-08004) and adopted a resolution to the same effect (Res. No. 14-11). The proposal includes 180 hotel rooms as consistent with HDA2013-08004. Impervious Surface Ratio (ISR): Pursuant to the Countywide Plan Rules and CDC Section 2-801.1, the maximum allowable ISR for properties with a designation of RFH is 0.95. The overall proposed ISR is 0.79, which is consistent with the Plan and this Code provision. Minimum Lot Area and Width: Pursuant to CDC Table 2-803, there is no minimum required lot area and width for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2-802, the minimum required lot area and width for an overnight accommodation use Community Development Board — March 17, 2015 FLD2014-12034 — Page 12 ° Clearwater Level II Flexible Development Application Review DEVSL Po ngx�r xE�w nrn ox � �,_ is 20,000 square feet and between 100 and 150 feet, respectively. The subject property is 69,736 square feet in area and approximately 240 feet wide. The site is consistent with these Code provisions. Minimum Setbacks: Pursuant to CDC Table 2-803, there are no minimum required setbacks for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2- 802, the minimum front setback for overnight accommodation can range between 10 and 15 feet and minimum side setbacks between zero and 10 feet. The proposal includes a front (west) setback of zero feet (to building and pavement), a front (east) setback of 15 feet (to building), side (north, south and west) setbacks of 10 feet (to building) and a side (south) setback of zero feet (to pavement). The proposal is consistent with the setback requirements of CDC Table 2-803 for Comprehensive Infill Redevelopment Projects. Maximum Buildin�Hei� Pursuant to CDC Table 2-803, there is no maximum height for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2-802, the maximum allowable height for overnight accommodations can range between 35 and 50 feet. CDC Table 2-803 permits overnight accommodations at a height of up to 100 feet. Please note that height is measured from the point from which minimum floor elevations in flood prone areas have been established by law to the highest finished roof surface in the case of a building with a flat roof. As examined in detail elsewhere in this report, Beach by Design provides further clarificarion as to the circumstances under which height may be increased to 150 feet. The proposed building height of 140 feet is generally permitted as the site received density via the Reserve and the building meets all applicable portions of the Design Guidelines. This site is located within the Beach Walk District of Beach by Design, which is identified as a distinctive area of mixed use, including high-rise condominiums and resort hotels. The applicant has submitted documentation indicating compliance with the Beach by Design criteria relating to minimum distanced between structures which exceed 100 feet in height and the number of buildings which exceed 100 feet in height within given distances of each other. The proposal also complies with the Code requirements under the definition of "Height, Building or Structure" for elevator and stair overruns and mechanical rooms, which are permitted to extend a maximum of 16 feet above the otherwise permitted height. It should be noted that this CDC section further provides that structures permanently affixed to the roof that accommodate rooftop occupancy shall only be permitted if within the maximum allowable height. This will limit the potential for rooftop activities and occupancy by guests of the hotel. Minimum Off-street Parkin�: Pursuant to CDC Table 2-803, there is no minimum off-street parking requirement for Comprehensive Infill Redevelopment Projects. However, as a point of reference, pursuant to Tables 2-802, parking for overnight accommodations is 1.2 spaces per unit which requires a minimum of 216 spaces for 180 hotel rooms where a minimum of 216 spaces are provided. The parking garage must comply with the Building Code and have a vertical clear height for all parking garage levels of not less than seven feet including the entrance and exit. This clear height includes any structural beams, fire sprinkler pipes and heads, electrical conduits and Community Development Board — March 17, 2015 FLD2014-12034 — Page 13 ° Clearwater Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DMSION ° �r.r�..re.�..�..r�.. � �,k?dr,.... lighting, drainage pipes and any other building elements. The proposal is therefore consistent with the provisions of Article 2 Division 8, CDC, and Beach by Design. Mechanical Equipment: Pursuant to CDC Sections 3-201.D.1 and 3-903.I, all outside mechanical equipment must be screened so as not to be visible from public streets andlor abutting properties. There will be mechanical equipment located within the building and on the roof of the building. T'he equipment on the roof area will be adequately screened from view from adjacent properties and rights-of-way by solid screening. This screening of inechanical equipment will also be reviewed at time of the building permit submission. Si�ht Visibilitv Trian�les: Pursuant to CDC Section 3-904.A, to minimize hazards at the intersection of streets and/or driveways, no structures or landscaping may be installed which will obstruct views at a level between 30 inches above grade and eight feet above grade within 20-foot sight visibility triangles. This proposal does not propose any structures within the required sight visibility triangles and landscaping within them will be limited to groundcovers and low shrubs, complying with this provision. This proposal has been reviewed by the City's Traffic Engineering Deparirnent and been found to be acceptable. Landscaping located within the sight visibility triangles will need to be maintained to meet the Code requirements. Utilities: Pursuant to CDC Section 3-912, for development that does not involve a subdivision, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. There are no existing overhead utility lines, serving this development, within the rights-of-way adjacent to the site. All utilities that will serve the site will be placed underground. Landscapin� Pursuant to CDC Section 3-1202.D, there are no perimeter buffers required in the T District however, the proposal does include landscaping along all sides of the site. The landscape design incorporates plant material that is native and/or naturalized and salt tolerant, while providing visual interest. The pedestrian scale along South Gulfview Boulevard and Coronado Drive will be enhanced with accent and palm trees, shrubs and groundcover beds. Solid Waste: A solid waste component will be located within the loading area within the northeast corner of the building. The dumpster will be rolled out to a staging area along Coronado Drive for servicing. The proposal has been found to be acceptable by the City's Solid Waste Department. Si a e: The proposal does not include a signage package at this time. All signage will be required to meet the applicable portions of the Community Development Code and the Design Guidelines of Beach by Design. Community Development Board — March 17, 2015 FLD2014-12034 — Page 14 ° Clearwater Level II Flexible Develo ment lication Review PLANNING & DEVELOPMENT P APP DEVELOPMENT REVIEW DIVISION u 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 a 180-unit hotel within a 14-story building. The proposed building includes a contemporary design that will make it an attractive landmark at this location. The subject site is surrounded by a myriad of uses indicative of a tourist destination including overnight accommodations, retail sales and services, bars, nightclubs, outdoor recreation and entertainment, restaurants and attached dwellings. The proposed hotel development will constitute an appropriate use for the neighborhood and is a targeted desired use within the Beach Walk District of Beach by Design. The proposal includes lush landscaping which exceeds the intent of the CDC and will complement and enhance surrounding properties. The immediate vicinity is typified by buildings between one and 15 floors. Therefore, the proposal supports this Code section. Section 3-914.A.2. The proposed development will not hinder or discourage development and use of adjacent land and buildings or significantly impair the value thereof. The proposal is, as discussed in relation to Section 3-914.A.1, above, consistent with the character of adjacent properties and with the intent and vision of Beach by Design, the Beach Walk District and the Design Guidelines. The applicant has shown through substantial competent evidence that the proposal is similar in nature vis-a-vis form and function to adjacent and nearby properties. The proposal will not impair the value of adjacent properties nor prevent or discourage their redevelopment. 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 effect, negative or otherwise, on the health or safety of persons residing or working in the neighborhood. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.4. The proposed development is designed to minimize tra�c congestion. The proposal has been designed to have a minimal effect on traffic congestion. Naturally, the development of a 180-unit hotel will increase the amount of traffic in the area. However, this expected increase in traffic has been mitigated with ample space for vehicle stacking on site. Therefore, the proposal is consistent with this CDC Section. Section 3-914.A.5. The proposed development is consistent with the community character of the immediate vicinity. As previously discussed, the community character consists primarily of a variety of uses including attached dwellings, outdoor recreation and entertainment, retail sales and service, hotels and motels and restaurants within multi-story attached dwellings between one and 15 stories. The modern architectural style of the building combined with lush landscaping will complement and enhance adjacent properties. Therefore, the proposal is consistent with this CDC Section. Community Development Board — March 17, 2015 FLD2014-12034 — Page 15 ° Clearwater Level II Fiexible Devel ment lication Review PLANNING.@ DEVELOPMENT �P APP DEVELOPMENT REVIEW DIVISION - g,tit�;;,�:,. . � ° �..�..r...r�..re.r�.. 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. This is accomplished by locating solid waste facilities within the building and by locating the outdoor pool and patio on the west side of the building away from nearby residential uses to the east. There should be no olfactory impacts of any kind. The bulk of the building (the tower component) will be situated between at least 50 from any street right-of-way. Therefore, the proposal is consistent with this CDC Section. Compliance with Flexibility Criteria: The proposal supports the specific Comprehensive Infill Redevelopment Project criteria pursuant to CDC Section 2-803.D as follows: The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district. The site is the recipient of 100 units from the Reserve. It is generally understood that a viable overnight accommodation project on the Beach requires additional density and, in turn certain amounts of flexibility with regard to setbacks and height. The requested decrease in the front (west) setback to zero feet is mitigated by the fact that the building will match the build-to line of the resort hotel to the north and front along Beach Walk. Setbacks consistent with the CDC are otherwise provided. The proposed height of 140 feet is mitigated by overall building stepbacks of between 50 and 90 feet and is, in fact, encouraged in this area of Beach by Design for buildings which meet the requirements of the Design Guidelines (which this project has been adjudged to have met as explored in detail elsewhere in this report) and which have acquired additional density through mechanisms such as the Reserve. In fact, one of the strategies of Beach by Design is to "optimize project densities" on the Beach. In short, the number of units directly affects the form of the building vis-a-vis height, setbacks and area of floorplate. In order to create a viable hotel with the number of proposed units the requested level of flexibility is needed. As such, the proposal is a reasonably expected design solution consistent with established and approved uses on adjacent properties. It follows that a reasonable conclusion is that the redevelopment of the site is otherwise impractical without deviations from the development standards as otherwise provided in the T District. Therefore, the proposal is consistent with this CDC Section. 2. The development or redevelopment will be consistent with the goals and policies of the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent and purpose of this zoning district. The redevelopment of the site will be consistent with a variety of Goals, Objectives and Policies of the City's Comprehensive Plan as well as with the general purpose, intent and basic planning objectives of the CDC as examined in detail previously in this document. Therefore, the proposal is consistent with this CDC Section_ 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. As mentioned, all surrounding properties are developed with a variety of destination resort uses including overnight accommodations, restaurants, recreation, retail and attached Community Development Board — March 17, 2015 FLD2014-12034 — Page 16 ° Clearwater Level II Flexible Development Application Review PL.�[NC � nEVEt,ort�rrr DEVELOPIvIENT REVIEW DIVISION ° �.,/�_I��n..r1..r�.. . _„... . dwellings between one and 15 stories. The proposal should have no impact on the ability of adjacent properties to redevelop or otherwise be improved in accordance with the requirements and limitations of Beach by Design. Therefore, the proposal is consistent with this CDC Section. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. As discussed in detail, the proposal is similar to and will support adjacent uses. The proposed height is similar to other buildings in the area. In addition, the placement of the building, accessory uses and parking is similar to adjacent properties. Therefore, the proposal is consistent with this CDC Section. S. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of six objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the city's economic base by diversifying the local economy or by creating jobs; As mentioned previously, the T District permits overnight accommodations as a flexible standard development use. The proposal will increase the density of the site over what is there now and otherwise permitted by the CDC given the allocation of hotel units from the Reserve. The proposal, in addition to providing a total of 180 hotel rooms, is expected to create 75 jobs. Therefore, the proposal is consistent with this CDC Section. 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district. As mentioned, surrounding properties are developed with a variety of uses typical of a tourist destination including hotels, retail, restaurants, outdoor recreation and entertainment and attached dwellings. The proposed hotel will support and complement surrounding uses with regard to form and function. The proposal will have no effect on the ability of surrounding properties to be redeveloped or otherwise improved in a manner consistent with and limited by Beach by Design. Therefore, the proposal is consistent with this CDC Section. b. The proposed development complies with applicable design guidelines adopted by the city. As discussed in detail in this document, the proposal is fully compliant with all applicable portions of the Design Guidelines of Beach by Design. Therefore, the proposal is consistent with this CDC Section. c. The design, scale and intensity of the proposed development supports the established or emerging character of an area. Community Development Board — March 17, 2015 FLD2014-12034 — Page 17 : Clear�vater Level II Flexible Development Application Review DEVE MENT REVffW nrvi ox .. ,.-�.,...,••,,,•_ �"°ti'�'� = The proposal provides for a use similar in scale and scope as other developments both built and approved in the area and, as discussed in detail, is supported by the vision of the Beach Walk District of Beach by Design. The proposed hotel is desired on the Beach and will support surrounding uses such as retail, restaurants and outdoor recreation and entertainment. Therefore, the proposal is consistent with this CDC Section. d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ■ Changes in horizontal building planes; ■ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ■ Variety in materials, colors and textures; ■ Distinctive fenestration patterns; ■ Building stepbacks; and ■ Distinctive roofs forms. The architecture of the buildings provides for substantial articulation of the fenestration through the use balconies, railings, windows and building offset. The buildings and site design have been explored in detail as part of the discussion addressed compliance with the Design Guidelines of Beach by Design. Therefore, the proposal is consistent with this CDC Section. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. The proposal provides distances of between 23 and 90 feet from adjacent streets as measured from the edge of roadway to the base of the building. The building also includes stepbacks of between approximately 50 and 90 feet. Lush landscaping that exceeds the intent of the CDC is provided along all sides of the site. Therefore, the proposal is consistent with this CDC Section. Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by substantial competent evidence that he is entitled to the approval requested. The applicant has adequately demonstrated through the submittal of substantial competent evidence that the request is entitled to the approval requested as required by CDC Section 4- 206.D.4. Community Development Board — March 17, 2015 FLD2014-12034 — Page 18 ° Clearwater Level II Flexible Develo ment lication Review PL.�NC � DEVECOrMExr P APP DEVEIAP[dENTREV�WDIVISION ° •�„re......�.y�.i^... rmw';::n�-::.-.. Compliance with Standards and Criteria: The following table depicts the consistency of the development proposal with the standards as per CDC Tables 2-801.1 and 2-803: Standard Proposed Consistentl Inconsistent Density 50 ovemight accommodarion 180 ovemight accommodation X units per acre (80 units) plus units. 100 units from the Reserve (180 units total) Impervious Surface Ratio 0.95 0.79 X Minimum Lot Area N/A 69,736 sf X Minimum Lot Width N/A 244 feet X Minimum Setbacks Front: N/A West: zero feet (to building) X zero feet (to paving) East: 15 feet (to building) X Side: N/A North: 10 feet (to building) X South: 10 feet (to building) X zero feet (to paving) West: 10 feet (to building) Maximum Height N/A 140 feet X Minimum Detemrined by the 216 spaces X Off-Street Parldng community development (1.2 spaces per unit) coordinator for all other uses based on the specific use and/or ITE Manual standards 1 See analysis in Staff Repor� 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: Consistent� � Inconsistent 1. The proposed development oi� the land will be in harmony with the scale, bulk, X 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 X adjacent land and buildings or significantly impair the value thereof. 3. The proposed development will not adversely affect the health or safety of persons X residing or working in the neighborhood. 4. The proposed development is designed to minimize traf�ic congestion. X 5. The proposed development is consistent with the community character of the X immediate vicinity. 6. The design of the proposed development minimizes adverse effects, including X visual. acoustic and olfactorv and hours of oneration imnacts on adiacent nronerties. � See ana/ysis in s[a,�j` report. Community Development Board — March 17, 2015 FLD2014-12034 — Page 19 ° Clearwater Level II Flexible Development Application Review nEVE p� MErrr xEV�w nrvi oN - ,� � �� . ..,••...-........,,•.- Compliance with Flexibility Criteria: The following table depicts the consistency of the development proposal with the Flexibility criteria as per CDC Section 2-803.D (Comprehensive Infill Redevelopment Project): Consistent' � Inconsistent 1. The development or redevelopment is otherwise impractical without deviations from X the use and/or development standards set forth in this zoning district. 2. The development or redevelopment will be consistent with the goals and policies of X the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent and puipose of this zoning district. 3. The development or redevelopment will not impede the normal and orderly X development and improvement of suirounding properties. 4. Adjoining properties wili not suf�er substantial detriment as a result of the proposed X development. 5. The proposed use shall otherwise be pemutted by the underlying future land use X category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonstrate compliance with one or more of the following objectives: a. The proposed use is pernutted in this zoning district as a minimum standard, flexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the City's economic base by diversifying the local economy or by creating jobs; c. The development proposal accommodates the expansion or redevelopment of an existing economic contributor; d. The proposed use provides for the provision of affordable housing; e. The proposed use provides for development or redevelopment in an area that is characterized by other similar development and where a land use plan amendment and rezoning would result in a spot land use or zoning designation; or f. The proposed use provides for the development of a new and/or preservation of a working waterfront use. 6. Flexibility with regard to use, lot width, required setbacks, height and of�=street X pazking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the nornial and orderly development and improvement of the surrounding properties for uses pernutted in this zoning district; b. The proposed development complies with applicable design guidelines adopted by the City; c. The design, scale and intensity of the proposed development supports the established or emerging chazacter of an area; d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incoiporates a substantial number of the following design elements: ❑ Changes in horizontal building planes; ❑ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ❑ Variety in materials, colors and textures; ❑ Distinctive fenestration patterns; ❑ Building stepbacks; and O Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscave desi�n and avvrovriate distances between buildin¢s. � See analysis in Sta�jRepor7. Community Development Board — March 17, 2015 FLD2014-12034 — Page 20 ° Clearwater Level II Flexible Development Application Review ° �..r�..r�..�..�..r�.. � :�'_:��.�,c�:.:, Compliance with Beach by Design Design Guidelines: 1. Section A: Density. 2. Section B: Height. 3. Section C: Design, Scale and Mass of Buildings. 4. Section D: Setbacks. 5. Section: Street-Level Fa�ades. 6. Section F: Parking Areas. 7. Section G: Signage. 8. Section H: Sidewalks. 9. Section I: Street Furniture and Bicycle Racks. 10. Section J: Street Lighting. 11. Section K: Fountains. 12. Section L: Materials and 1 See analysis in Staff Report. SUMMARY AND RECOMMENDATION: PLANNING & DEVEIAPMENT DEVELOPMENT REVIEW DMSION Consistentl � Inconsistent X X X X X X N/A X X N/A N/A The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of February 5, 2015, and deemed the development proposal to be legally sufficient to move forward to the Community Development Board (CDB), 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. The 1.60-acre site (including a 35 foot by 240 foot portion of the South Gulfview Boulevard right-of-way) is bound by South Gulfview Boulevard (west), Coronado Drive (east) at the intersection of Coronado Drive and Brightwater Drive; 2. On July 19, 2005, the CDB approved Case Nos. FLD2005-02021/TDR2005-03020; 3. On August 21, 2007, the CDB approved Case No. FLD2007-06020; 4. On June 5, 2014, the City Council approved the allocation of up to 100 units from the Hotel Density Reserve under Beach by Design (Case No. HDA2013-08004) and adopted a resolution to the same effect (Res. No. 14-11); 5. The site plans associated with Case Nos. FLD2005-02021 and FLD2007-06020 have expired; 6. The property is currently occupied by the Beachview Inn, a 64-unit overnight accommodation use and a five-unit attached dwelling use; 7. That the subject property is located within the Tourist (T) District and the corresponding Resort Facilities High (RFH) Future Land Use Plan category; 8. That the subject property is located in the Beach Walk District of Beach by Design; 9. The subject property is comprised of two parcels with approximately 240 feet of frontage along South Gulfview Boulevard, 350 feet of frontage along Coronado Drive; Community Development Board — March 17, 2015 FLD2014-12034 — Page 21 ° Clearwater Level II Flexible Development Application Review PLnt�rr�cxG & nEVEtorn�rrr DEVELOPMENT REV�W DIVISION '.. � �.��: � ��.. . 10. The proposal is to construct a new hotel building on the property consisting of 180 overnight accommodation units; 11. The proposal includes a minimum of 216 parking spaces where 216 spaces are required; 12. The proposed hotel height is 140 feet; 13. The proposal includes a front (west) setback of zero feet (to building and pavement), a front (east) setback of 15 feet (to building), side (north, south and west) setbacks of 10 feet (to building) and a side (south) setback of zero feet (to pavement); 14. The proposal includes a request for a permitted deviation to Beach by Design guidelines which require the floorplate of any building exceeding 45 feet in height be limited to a maximum of 25,000 square feet between 45 and 100 feet and a maximum of 10,000 square feet between 100 and 150 feet because the hotel building includes a floor plate of approximately 11,500 between 100 and 150 feet; 15. That the proposal is otherwise fully in compliance with all applicable portions of the Beach by Design Design Guidelines; and 16. There are no active Code Compliance cases for the subject property. Conclusions of Law: The Planning and Development Deparrinent, having made the above findings of fact, reaches the following conclusions of law: 1. That the development proposal is consistent with the Standards pursuant to CDC Tables 2- 801.1 and 2-803; 2. That the development proposal is consistent with the Flexibility criteria pursuant to CDC Section 2-803.D; 3. That the development proposal is consistent with the General Standards for Level One and Two Approvals pursuant to CDC Section 3-914.A; 4. That the development is consistent with the General Purposes of the CDC pursuant to CDC Section 1-103; 5_ That the development is consistent with applicable components of the City's Comprehensive Plan; 6. That the application is consistent with the requirement for the submittal of substantial competent evidence pursuant to CDC Section 4-206.D.4; 7. That the development is consistent with the Beach Walk District of Beach by Design; and 8. That the development proposal is consistent with the Design Guidelines of Beach by Design. Based upon the above, the Planning and Development Department recommends APPROVAL of the Flexible Development application to permit a 180-room overnight accommodation use in the Tourist (T) District with a lot area of 1.60 acres, a lot width of 238 feet, a front (west) setback of zero feet (to building and pavement), a front (east) setback of 15 feet (to building), side (north, south and west) setbacks of 10 feet (to building) and a side (south) setback of zero feet (to pavement), a building height of 140 feet and a minimum of 216 parking spaces at 1.2 parking spaces per hotel room, as a Comprehensive Infill Redevelopment Project, under the provisions of CDC Section 2-803.D; and to allow the floor plate of the building above 100 feet to be up to 11,500 square feet where the maximum area is 10,000 square feet as provided by Section VII.B.3 of Beach by Design; and a two-year Development Order under the provisions of CDC Section 4- 407 subject to the following conditions: Community Development Board — March 17, 2015 FLD2014-12034 — Page 22 : Clearwater Level II Flexible Develo ment Application Review rtnxrrixG & nEVetorn�xr P DEVELOPMENT REV�W DMSION � `JW-��V"�... �$t��, :: Conditions of Approval: General/Miscellaneous Conditions 1. That any future freestanding sign(s) be a monument-style sign and that all signs be designed to match the exterior materials and color of the building; 2. That all irrigation systems be connected to the City reclaimed water system where available per Clearwater Code of Ordinances, Article IX., Reclaimed Water System, Section 32.376. Reclaimed water lines are available in the South Gulfview Boulevard right-of-way; 3. That application for a building permit be submitted no later than March 17, 2017, unless time extensions are granted pursuant to CDC Section 4-407; Timin� Conditions - Prior to Issuance of Permit 4. That prior to the issuance of any buildings except for clearing and grubbing or the provision of fill, a site plan which indicates that where sidewalks cross driveways treatments such as pavers or stamped paving are used and that the details of that trearinent including but not limited to pattern, type and installation methodology be approved by Staff; 5. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, sea-turtle friendly light fixtures be employed with the site design, with compliance demonstrated on plans acceptable to the Environmental Engineering Division; 6. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, the location and visibility of electric equipment (electric panels, boxes and meters) be reviewed and, if located exterior to the building where visible from any street frontage, be shown to be painted the same color as the portion of the building to which such features are attached; 7. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, any applicable Parks and Recreation impact fees be paid; 8. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, 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; 9. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, all sub-standard sidewalks and sidewalk ramps adjacent to or a part of the project shall be shown on plans to be improved to meet the requirement of Local, State and/or Federal standards including A.D.A. requirements (truncated domes per FDOT Index #304); 10. That prior to the issuance of any building permits, except for clearing and grubbing or the provision of fill, a final landscape plan be submitted to and approved by Staff; 1 l. That the fit, finish, materials, installation methodology of the sidewalk and any associated sidewalk amenities (such as benches, trash receptacles, trees, lighting), as the case may be, be coordinated with and approved by City Staffprior to the issuance of any permits; 12. That prior to the issuance of any permits a Hurricane Evacuation Plan be submitted to and approved by the City; Community Development Board — March 17, 2015 FLD2014-12034 — Page 23 ° Clearwater Level II Flexible Develo ment lication Review PLANNING & DEVEIAPMENT P MP DEVELOPMENTREVIEWDIVISION u�,',�.. .. 13. That prior to the issuance of any building permits, except for clearing and grubbing, demolition and those permits related to site work only, floor plans are submitted to and approved by staff which indicate a one-way traffic circulation pattern throughout the entire garage with the exception of the ramps providing access to the different floors or providing ingress/egress from the structure; Timing Conditions - Prior to Issuance of Certificate of Occunancy 14. That prior to the issuance of a Certificate of Occupancy, the sidewalk and any associated sidewalk amenities be installed to the satisfaction of City Staff along South Gulfview Boulevard; 15. Prior to the issuance of a Certificate of Occupancy a letter is submitted to the Traffic Division of the Engineering Department specifying that all deliveries will take place on the new eastern most service driveway and completely outside of the City right-of-way; and, 16. That prior to the issuance of any Certificate of Occupancy, all service lines onto the property shall be installed underground. �, _� Prepared by Planning and Development Department Staff: - Mark T. Parry, AICP, Planner III ATTACHMENTS: Photographs Community Development Board — March 17, 2015 FLD2014-12034 — Page 24 MARK T. PARRY 1655 Linwood Drive Tel: (727) 742.2461 Clearwater, FL 33755 E-mail: mparryc�Dtampabay.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. EDUCAT/ON 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 Nationa/ Honor Society; Sigma Lambda Alpha American Planning Association (Florida Chapter); member AICP #020597 40-hour OSHA (Hazwoper) Training PLANNER III PLANNING DEPARTMENT, CITY OF CLEARWATER 04/12 - Present 08/98 — 04/05 • Responsible for nonresidential and single/multi-family site plan review and permitting. . Assist in the implementation and subsequent review of the Community Development Code. • Responsible for assessing and writing Community Development Code amendments. • Land Development Code development, interpretation and application. • Provide, inspect and direct landscape review/design. • Acting Development Review Manager 9/99 —11/99 and 01/OS — 03/05. • Manage and direct Associate Planners. • Review, process and present variance/conditional use, land use/zoning atlas amendment and annexation applications at in-house and public review meetings. . Principal Planner in creating and implementing Clearwater's Downtown Design Guidelines. Assisted in the implementation and application of the Clearwater powntown Redevelopment Plan. SENIOR PLANNER DEVELOPMENT 8� ENVIRONMENTAL SERVICES, CARDNO TBE 04/05 — 04/12 • Planner of record for Cities of Indian Rocks Beach, Seminole and Clearwater and Town of Belleair. • Responsible for nonresidential and single/multi-family site plan review and permitting. • Perform site design and inspections. • Provide technical planning support for engineering department. • Provide support for Zoning Code, Comprehensive Plan, Zoning and Land Use Plan amendments. • Research and write Evaluation and Appraisal Reports. • Create and update Special Area Plans/Form-based Codes. • Provide CADD support. • Assist with creating redevelopment marketing material. • Perform technical environmental services including soil and groundwater sampling. Designer/Owner GREENSCAPES-GLD, MARLBORO, NJ 9/92 - 6/98 • Founded and established a local garden and landscape business. • Plan and oversee 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 foRnulating 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 �r� � � � =�� ,M�� `�j� � . .,_ . �! � �~ � � '� � „ �..o w� � ■ � � ' '�w�� . �� --__ .a A'f` �� t��" , . + ,`�i �� r �,�,,,.._,�`- ��."""� "` + `'�t ` � G"' , � �l �� i.. i� ` �� 1�'/ P , Np IR' : t .� -� ., fl ,l�� .,,� tir� o `� W. _� ' �P _ �� ,w �� . � � .rr. i%�rrs .1.._ � „nE:ii,. i.,i ' ��r li.;�rh \l,�lk Luukin<� southcast from Beach V6'all:. .�i � .�� •- � _�. " i� . � ��;•° ' � � I o�kins east from Bearh ��l'alk. � � �T 1 _�'- , �,,�,. � . _.;�,;_ ...-�. -�w ` ,,�C'" _•' �,` : �� , Luokim� at nurthea�t wmer ol si[e from Corouaclu i�i �� ., `� � . . r�rrr....� _,.. _ •�• _,� •�. �FTMA4 � • 'T t � Z fi... � � � ' �`� �`i ■ �.� �� . iIIN � '�r.E.. � � "�r �i � � 'Y �. � I' �•.`� ., . _ . ...�. -�- � - .,... ` � � .:.. ."4 . .,.. . . .w_:,__ ,. .:. , �,- �. ��_ � � dal, ,. . . . . :: � _ ^^�s _.. ��r°` . . . " .,,sn�htiYY" .. � ° .�'°°"'e`tirt��'. ` �. �� . i °�TiS _ ,PY�.r� . � . °Y� I �� 1��uhiu_� nutlh��c�t lium Cor��ma�iu lln�c L��uhin,� �~c,t li�um C��run�� llrn� 325 GULFVIEW BOULEVARD FLD2014-12034 I ° l��rwat�r �� U Planning & Development Department Flexible Development Application Attached Dwellings, Mtxed-Uses or Non-Resident�al Uses {T IS INCUMBENT UPON THE APPLICANT Tb SUSMIT COMPlETE AND CORRECT INFORMATIQN. ANY MISLEADING, DECEPTfVE, INCOMPLETE OR INCORRECT 1NFORMATiON MAY INVALIDATE YOUR APPLICATION. ALt APPLIGATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED 11V PERSON (NO FAX OR DELIVERlES) TO THE PIANNiNG & DfVELOPMENT DEPARTMENT BY NO�N ON THE SCHEDUIED DEADLINE DATE. A TOTAL OF 11 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIESj AS REQUIRED WITHIN ARE T� BE SUBMITTED FOR REVIEW BY THE DEVELOPMENT REVIEW COMMITTEE. SUBSEQUENT SUBMITTAL FOR THE COMMUNITY DEVELOPMENT BOARD WlLL REQUIRE 15 COMPLETE SETS OF PLANS AND APPLICATlON MATERIALS (1 ORIGINAL AND 14 COPIESJ. PLANS AND APPLICATIONS ARE REQUIRED T� BE COLLATED, STAPLED AND FOLDED INTQ SETS. THE ARPLICANT, BY FIl1NG THIS APPLICATION, AGREES TO CQMPLY WITH ALL APPLICABLf REQUIREMENTS OF THE COMMUNITY DEVELOPMENT CODE. FIRE DEPT PRELIMARY SIYE PLAN REViEW FEE: $20Q APPLICATION FEE: $1,205 PROPERTY OWNER (PER DEED): �1ati:strearn Partiters VIII, LTD (PARCEL "� ") MAILING ACDRESS: 25$Z �Zitd Ave.. N, St Petersburg, FL 337I3 PHONE NUMBER: 727-224-6650 EMAIL Antorrio Fernandez/mamericu�:tantpabay.ri•.com RGENT OR REPRESENTATIVE: Syi:er�� Civif Enbaineeriirg, Lnc. (.M11itHael J. Paliner, P.E.) MAILING ADDRESS: 3000 Gelfro Bay Blvd Sr�ite20l PHONE NUMBER: 727-796-1916 EMAIL: »rpalme a; y�ner�vcivileng.co�n ADDRESS OF SUBJECT PROPER7Y: 325 S. Gulfview Blvd Clear�+afer, FL 33767 & 326 Coronado Drive PARCEL NUMBER(S): 07-Z9-IS-5238 -000-0630, 07-29-I�-SZ380-000-I17� & 35'x 240' pnrtio►e of Gt�lfvie�v Ri,�Itt of ►va�� LEGAL DESCRIPTION: S'ee attac{i�neirf ".A^ _ PROPOSED USE(5): I80 r•oom Hotel rvit/i associated parking and ameteities DESCRIPT�ON OF REQUEST: Sped�ically identijy rhe request SEEATT'ACHMENT "B" (include alf requested code flexibility,• e.g., reduction in required number of parking spaces, height, setbacks, !ot size, ;ot width, specific use, efc.): Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-d567; Fax: 727-562-4865 Page 1 of 8 Revised 01/12 LL ° � 1�V ter �� a r, Planning & Development Department Flexible Develapment Application Data Sheet PIEASE ENSURE THAT THE FOLLOWING fNFORMAT101V !S FILLED OUT, IN ITS ENTIRETY. FAILURE TQ COMPLETE THIS FORN! Wtlt RESULT IN YOUR APPLICATION BE1NG FOUND INCOMPLETE AND Pa5516LY QEFERRED UNTtL THE FOLLOWING APPLICATIOIV CYGiE. 20NifVG D15TRICT; Fl3TURE LAND USE PLAN DESlGNATION: EXiSTING USE (currentiy existing on sitej: To«e•ist District "T" Resort Facilities Hi;h "RFH" Hotels a�ad A9ulti-Fami/y PROPOSED USE (new use, if any; pius existing, if to remain�:Hote! SITE AREA: 69,736.3 SQ, ft, I,6p1 acres GRO55 FLOOR AREA (�otal square footage of all buildings): Existing: 5�,365 sq. ft. Proposed: I�2,9�� Sq ft 152,940BGC.+I?�,400P,4RIi1NGG.�R;iGE =2 "i,3DQ SF. Maximum AI►owable: N� sq. ft. " GREISS FLOOR AREA (total square footage devoted to each use, if there will be multipie uses): First use: I33,7f10 sq. ft.Hotel Secand use: 19,2U0 Sq, ft,�ccesso�y Third use: V��4 sq. ft. FLdOR AREA RATIO (totai square footage of all buildings divided by the total square footage of entire site�: Existing: 0.62 Praposed: .'V%A (14.36ib accessnrE� use < IS%) Allowab/e) Maximum Aliowable: . N/.�t BUFLDING C�VERAGE/FOOTPRIl�IT (1s` fioor square footage nf ali buildingsJ: Existing: 15,993 sq. ft. ( 2z•95 % of site) Proposed: SI,�DO sq. ft. ( 73• �t °! of site) Maximum Permitted: 66,250 sq. ft. ( 9� % of sitej 6REEN SPAGE WITHIN VEHICUTAR USE AREA (green space within the parking lot and interior of si�e; not perimeter buffer): Existing: O.Q sq. ft. ( 0.0 % of site) Proposed: N/A Parkrrig sq. ft. ( 0.0 � of sitej Curage VEHICULAR USE AREA {parking spaces, drive ais(es, loading area): Existing: 24,411 sq. ft. { 35.03 % of site) Proposed: 11'/A Parking sq. ft. ( 0.0 % of site) Garage Planning & Deveiopment Department, 100 S. Myrtle Avenue, Clearwater, Fl 33756, Te�: 727-5fi2�567; Fax: 727�62-4865 Page 2 of 8 Revised 09l12 f 1 iMPERVI0U5 SURFACE RATIO (total square footage of impervious areas divided by the total squa�e footage of entire site): Existing: 0.482 Proposed: �5,23�/69,736=0.793 Maximum Permitted: 0.95- 66,250 sf. QENSfTY (units, rooms or beds per acre): BUiLDiNG HEIGNT: Existi�g: 8Q�er�its Existing: SS� Proposed: ��/uc. +700 Hotel Reserve=lBQ Praposed: 140' a6oir BFE = I4.� Maximum Permitted: l80 Maximum Permitted: I50'BFE=1�.� OFF-STREfT PARKING: Existing: 55 Proposed: 2i6 Minimum Required: I•2 1'18Q=216 WHAT IS THE ESTIMATED TOTAL VALUE OF THE PROIELT UPON COMPLETION? $ IS,000,00�.00 20NING DISTRlCTS FOR ALL ADlACENT PROPERTY: North: Tot�rist South: Tottrist East: Toicrist West: Tonrist STA7E OF PtORIDA, COUiVTY OF PINELLAS �t� i, the undersigned, acknowiedge that all Sworn to and subscribed before me this /-1' day of represe�tations made in this application are true and ��, "� ,,Z(� �L�- , to me and/or by accurate to the best of my knowiedge and authorize j/� City representatives to visit and photograph the �tr"t�5/�/D ��.t?t2f�'�� ___, who is personafly known t�a�s property descnbed in this-appiication. R��+„�pd of property own�r or representative .- � ��.�n Notary blic,��f� � �� My commission expires: %,ZG bt�Y p�e. Notary Pubiic�State of Florida : ` �F Cathryn P Wilson ` rAy Commission EE 155385 ��orn°� Expires i?126/2Q15 Pianning & Development Department,lOQ S. Myrtie Avenue, Ciearwater, FL 33758, Tei: 727-562�A5fi7; Fax: 727-562-4865 Page 3 of 8 Revised 01112 LL o Planning & Development Department � �l�ar�vat�r Flexible Development Application " Site Pian Submittal Package Check list fN ADDiT{ON TO THE �OMPLETED fLEXtBLE DEVELOPM�NT (fLD) APPLICATtON, ALL fLD APPUCATIOMS SHALL INCLUDE A 5lTE PLAN SUBlVI{TTAL PACKAGE THAi INClUDES THE FQLLOWING INFORMATION AND/OR PLANS: ❑ Responses to the ffexibility criteria for the specific use(s) being requested as set forth in the Zoning District(s} in which the subject property is located. The attached Ffexible Development Application Flexibility Criteria sheet shaii be used to provide these responses. � Responses to the General Applicability criteria set forth in Section 3-914.A. The attached Flexible Development Application General Appiicability Criteria sheet shafl be used to provide these responses. ❑ A signed and sealed survey of the property prepared by a registered land surveyor including the location of the property, d'+mensions, acreage, tocation of ali current structures/improvements, location of ali public and private easements including official records book and page numbers and street right(s)-of-way within and ad}'acent to the site. ❑ If the application would result in the removai or relocation of mobile home owners residing in a mobile home park as provided in F.S. § 723.083, the application must provide that information required by Section 4-202,A.5. ❑ If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawal! or other si milar marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional engineer, bearing the seal and signature of the engineer, except signed and sealed pians shali not be required for the repair or replacement of decking, stringe�s, railing, lower landings, tie piles, or the patching or reinforcing af existing piling on private and commercial docks. ❑ A site plan prepared by a professional architect, engineer or landscape architect drawn to a minimum scale of one inch equals 50 feet an a sheet size not to exceed 24 inches by 36 inches thai includes the following information: ❑ Index sheet of the same size shall be included with individuai sheet numbers referenced thereon. C7 North arrow, scafe, location map and date prepared. 0 identificatien of the boundaries of phases, if development is proposed to be constructed in phases. ❑ Location of the Coastai Construction Controi Line (CCCL), whether the property is located within a Speciaf Flood Hazard Area, and the 8ase Ffoad Elevation (BFE) ofthe property, as appiicab►e. ❑ Location, footprint and size of ail existing and proposed buiidings and structures on the site. ❑ Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed poi�ts of access. 0 tocation of ail existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants anu� seawalls and any propased utitity easements. ❑ Location of onsite and ofifsite stormwater management facilities as well as a narrative describing the propose� stormwaTer control pfan inciuding calculatians. Additional data necessary to demonstrate compliance with the City of Clearwater Storm Drainage Design Criteria manual may be required at tirne of building construction permit. ❑ Location of solid waste collection facilities, required screening and provisions for accessibility for collection. ❑ Location of off-street loading area, if required by Section 3-140b. ❑ Ail adjacent right{s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections and bus sheiters. ❑ Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structurai overhangs and building separations. 0 Building or structure elevation drawings that depict the proposed building height and building materials. Planning 8. Deveiopment Departrnent, 100 S. Myrtle Avenue, Clearwater, Ft 33756, Tei: 727-562-4567; FaX: 727-562-4865 Page Q of 8 Revised 81/12 ❑ Typical floar plans, induding floor plans for each floor of any parking garage. ❑ Demolition plan. ❑ Identification and description of watercourses, wetiands, tree masses, specimen trees, and other environmentally sensitive areas. ❑ If a deviation from the parking standards is �equested that is greater than SO°� (excluding those standards where the difference between the top and bottom of the range is one parking space), then a parking demand study wili need to be provided. The findings of the study will be used in determining whether or not deviations to the park+ng standards are approved. Please see the adopted Parking Demand Study Guidelines for further information. :1 A tree survey showing the location, DBH and species of ail existing trees with a DBH of four inches or more, and identifying those trees proposed to be removed, if any. 0 A tree inventory, prepared by a certified arborist, of ait trees four inches DBH or mo�e that reflects the size, canopy, and condition of such trees may be required if deemed applicableby staff. Check with staff. ❑ A Traffic Impact Study shall be required for ail proposed deveiopments if the total generated net new trips meet one or more of the folfowing conditions: ■ Proposal is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the abutting streets) and/or T,000 or more new trips per day; or ■ Anticipated new trip generation degrades the level of service as adopted in the City's Comprehensive Plan to unacceptable leveis; or • The study area contains a segment of roadway and/or intersection with #ive reportable accidents within a prior twelve month period, or the segment and/or intersection exists on the City's annuai list af most hazardous locations, provided by the City of Clearwater Police Department; or ■ The Traffic Operations Manager or their designee deems it necessary to require such assessment in the pian review process. Examples include developments that are expected to negatively impact a constrained roadway or developments with unknown trip generation and/or other unknown factors. ❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved or remodeled in a value of 25% or more of the valuation of the principai structure as reflected on the property appraiser's current reco�ds, or if an amendment is required to an existing approved site pian; or a parking lot requires additional landscaping pursuant to the provisions of Article 3, Division 14. The landscape plan shall include the following information, if not otherwise required in conjunction with the application for development app�oval: ❑ Location, size, description, specificatians and quantities of all existing and proposed landscape materials, including botanica! and common names. ❑ Existing trees on-site and immediately adjacent to the site, by species, size and focation, including drip line. ❑ interior landscape areas hatched and/or shaded and labeled and interior landscape coverage, expressed both in square feet, exclusive of perimeter landscaped sFrips, and as a percentage of the paved area coverage of the parking Iot and vehicutar use areas. ❑ Location of existing and proposed structures and improvements, including but not timited to sidewalks, walls, fences, pools, patios, dumpster pads, pad mou�ted transformers, fire hydranu, overhead obstructions, curbs, water lines, sanitary sewer lines, storm drains, seawatls, utility easements, treatment of all ground surfaces, and any other features that may influence the proposed landscape. ❑ Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landsCape is(ands and curbing. 0 Drainage and retention areas, including swales, side slopes and bottom elevations. ❑ Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any. Planning 8 Development Department 100 5. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-d567; Fax: 727-562-4865 Page 5 of 8 Revised 01/12 LL ° 1 i�water �� Planning & Development Department Flexible Development Application `' General Applicability Criteria PROVtDE COMPLETE RESPONSES TO EACH OF THE SIX (6) GENERAL APPUCABILlTY CRITERIA EXPLAINING HOW, {N DETAIL, THE CRITERlON !S BEING COMPUED WtTH PER THiS DEVELOPMENT PROPOSA� 1. The proposed deve}opment of the land will be in harmo�y with the scaie, bulk, coverage, density and character of adjacent properties in which it is located. SEEATTACFL'�IENT "C" 2. The proposed development wiil not hinder or discourage the apprapriate development and use of adjacent land and buiidings or significantiy impairthe value thereof. 3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhaod of the proposed use. 4. The proposed development is designed to minimize traffic congestion. 5. The proposed development is consistent with the community character of the immediate vicinity of the parcel proposed for development. 6. The design of the proposed deveiopment minimizes adverse effects, including visual, acoustic and oifactory and hours of operation impacts, on adjacent properties. Planning 8 Development Departmeot,100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562-45fi7; Fax: 727•562-4865 Page 6 of 8 Revised 01/12 e o Planning & Developmeni Department ��l��rwater Flexible Develo ment A licaiion � _ P pp � Flexibility Criteria PROViDE CQMPLETE RESPO�l5E5 TO THE APPLICABLE �LEXtBILITY CR�TERlA FOR THE SPfCIFIC USE(S) BEING REQUESTED A5 SET FORTH IN THE ZONING DISTRiCf(S) IN WHiCH THE SUBJECT PROPERTY l5 LOCATED. EXPIAiN HQW, IN DETAtI, EACH CRiTERiON IS BE1NG COMPLtED WITH PER TNIS QEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY). SEE.4TT.9CH1�fE�VT "D" 1• _- 2. 3. C!1 5. 6. 7 &. Planning 8� Development Department,l0b S. Myrtle Avenue, Clearwatef, FL 33756, Tet: 72T•562�567; Fax: 727-562-4865 Fage 7 of 8 Revised 011i2 ° learwater �� Planning & Develepmer�t Department Flexible Development Applicativn " Affidavit to Authorize Agent/Representative 1. Provide names of all property awners on deed — PRINT full names: _tilair:streani Partners �7II, LTD Ant��tia Fc�rnande;:, Purtner 2. That (I am/we are) the awner{sj and record titie holde�js) of the following descri6ed property: Qwner 3. That this property constitutes the property for whith a request for (describe request}: CU►rstruction ofa Hotel narkin� ?ara„�e associated utilitt� cnnnections, stornr wafer mana�en+ertt st�stena trnd Imidscaping. 4. That the unde�signed (has/have) appointed and {does/do) appoint: S��ner�,o1> eivzl E�:gii:cerin� Ir:c. (Michae! J. Patmer), Bel�trr Peterarcec;:, l�ic. (Ish�are L. Pete►•anecz), Joe Brre•dette as (his/their) agent(s) to execute any petitions or other documents necessary to affect such petition; 5. That this affidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described property; 6. That site visits to the property are necessary by C+ty representatives in order to process this appiication and the owner authorizes City representatives to visit and photograph the property described in this application; 7. That (I/we), the unde�signed autb6��re �ertify that the foregoing is true and rorrect. � f >: � - ��_��f%'� ��-•►-�- ��C'�%- ��T. �" Property Owner :?� Property Owner Property Owner STATE OF FLORIDA, COUNTY OF PlNELLAS Property Owner BEFORE ME THE UNDERSIGNED, AN OFFICER DULY COMMISSIONED BY THE LAWS OF THE STATE OF FLORI�A, ON THIS f/" DAY OF LJt�','(�/�J� ,_� 11' _, PERSONALLY APPEARED �[-�1511 I r5 T�.E'/��2i�� WHO HAVING BEEN FIRST DULY SWORN DEPOSED AND SAYS TNAT HE/SHE FULLY UNDERSTANDS THE CONTENTS OF THE AFFIDAViT THAT HE/SHE SIGNED. �� Notary Public State of floritla �ZL,y�i� �' _��iJU✓r"�° �� , Cathryn P Wiisor� �.� �o` �y Commission EE 155385 Notary Pubiic Signature ��`�y/a '. �f,�' ;r..J'T oF � Expires 1 ?/26l2015 Notary Seai/Stamp tvty Commission Expires: %��Z(oj�Cfr� Pianning � Development Department, '100 S. Myrtle Avenne, Ciearwater, FL 33T56, Tei: 727•562-4567; Fax: 727-562-4865 Page 8 of 8 Revised 01/12 HDA3013-08004 325 S Gulfview Blvd, Parcel A� 2014 ATTACHMENT A Mainstream Parcel "A" LEGAL DESCRIPTION DESCRIPTION: (AS PROVIDED BY CLIENT) PROJECT AREA - PARCEL "A" PARCEL 10: LOT 111 AND THE NORTHERLY 1/2 OF LOT 112, THE LLOYD-WHITE- SKINNER SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 13, PAGES 12 AND 13, OF THE PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA. PARCEL 11: THE SOUTHERLY 1/2 OF LOT 112 AND ALL OF LOT5113, 114, 115, 116 AND 117, THE LLOYD-WHITE-SKINNER SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 13, PAGES 12 AND 13, OF THE PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA; AND LOTS 63 THROUGH 66, INCLUSIVE, THE LLOYD-WHITE-SKINNER SUBDIVISION, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 13, PAGES 12 AND 13, OF THE PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA. TOGETHER WITH THE FOLLOWING PROPOSED GULF ViEW BOULEVARD RIGHT-OF-WAY VACATION: THE EASTERLY 35.00 FEET OF THE GULF VIEW BOULEVARD RIGHT-OF-WAY (70.00 FEETTOTAL WIDTH PER PLAT), LOCATED ADJACENTTO THE WESTERLY LINE OF LOTS 63 THROUGH 66, INCLUSIVE, THE LLOYD-WHITE-SKINNER SUBDiVISiON, ACCORDING TO THE PLAT THEREOF AS RECORDED IN PLAT BOOK 13, PAGES 12 AND 13 OF THE PUBLIC RECORDS OF PINELLAS COUNTY, FLORIDA. PROPOSED RIGHT-OF-WAY VACATION ADDED PER DIRECTION OF CLIENT. CONTAINING 1.60 ACRES MORE OR LESS. � Rev.04/07/2014 ATTACHMENT (B) F�R HOTEL "A" � 2015 Attachment B Description of Requests • Increase in building height from 35' to 140' above BFE 14. • Increase the floor plate area above 100' from 10,000 SF to 11,500 SF • A front (west) setback of zero feet (to building and pavement), a front (east) setback of 15 feet (to building), side (north, south and west) setbacks of 10 feet (to building) and a side (south) setback of zero feet (to pavement). • A two year development order. • 180-room overnight accommodation in the Tourist (T) District with a lot area of 1.60 acres. • A lot width of 244 feet • A building height of 140 feet • Minimum Parking of 216 spaces (ratio of 1.2) 1 ATTACHMENT (C )FOR PARCEL "A" � 2015 Attachment C General Applicability Criteria 1. The proposed development of the land wili be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. West: North East: South: The property to the west includes city right of way Gulfview Blvd. and beach access. The property to the north is a parking garage. The property to the east includes an existing hotel, parking lot and vacant lot. The property to the south includes retail, hotel and parking. The scale, bulk, coverage and density of the proposed project are in keeping with the Design Guidelines set forth in Beach by Design for the Beach Walk District. The proposed hotel project maintains the existing use, and maintains a maximum height of 140-foot above base flood elevation (BFE-14 elev.) The proposed project will enhance this area of the beach in a number of ways, including: • Removal of an existing older hotel not consistent with Design criteria. • Construction of a new hotel consistent with new City Beach by Design criteria. • Upgrade in landscaping from the non-existing condition, planting and grassed open space, view corridors and Beach by code and to areas of hardscape areas. Providing a destination hotel on Clearwater Beach. Setting an example in a Beach by Design district that will likely inspire new development in the area. 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 maintains an existing appropriate land use according to Beach by Design with a hotel that caters to families and established clientele. The project includes adequate off-street parking. The new project will provide a positive example along the Gulfview Blvd. to serve as a catalyst for redevelopment of new hotels and mixed use development. This will have a positive impact on the value of the adjacent land and also provide clientele for the surrounding restaurants and retail shops. ATTACHMENT (C )FOR PARCEL "A" � 2015 3. The proposed development wiil not adversely affect the health or safety of persons residing or working in the neighborhood of the proposed use. The proposed development will be designed to meet all state, federal and local codes with respect to fire safety, potable water, sanitary sewer, traffic and pedestrian safety. The proposed hotel maintains the existing use and does not introduce any new businesses that may adversely affect the heafth of persons residing or working in the area. The proposed structure will comply as required with applicable codes including the Florida Building Code, the Life Safety Code and the Florida Fire Prevention Code. 4. The proposed development is designed to minimize traffic congestion. The results of a traffic study performed for this development indicates the project will not cause significant increase in traffic volume. The development will include a code compliant parking garage (216 stalls minimum) based on 1.2 parking stalls per hotel room. 5. The proposed development is consistent with the community character of the immediate vicinity proposed for development. The proposed redevelopment project will improve the visual appeal near the north entry to Beach Walk and South Clearwater Beach. The architectural style is appropriate and aesthetically pleasing for the Beach Walk District. The development maintains the existing use of the properly and is consistent with the properties to the north and south. The proposed use is a targeted use of Beach by�Design and the Beach Walk District. 6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The building includes enhanced design elements on the fa�ade as required by Beach by Design including adequate windows, vertical and horizontal plane changes and recommended color palette. The acoustic and olfactory impacts are minimized by providing a majority of the parking within an enclosed parking garage. Hours of operation will be 24/7 which is consistent with surrounding properties catering to the tourist industry. Also, the proposed outdoor pool and patio on the 5th floor is located on the west side of the building tower, shielding the residential uses to the east from potential noise associated with an outdoor pool and patio area. 2 RECEIVED �_ Attachment D for (PARCEL A) � 2015 MAR p 9 2015 PLANNING & DEVELOPMENT Attachment D Applicable Flexibility Criteria Comprehensive Infitl 1. The development or redevelopment is otherwise impractical without devialions from the use and/or development standards set forth in this zoning district. The site is the recipient of 100 units from the Reserve. It is generally understood that a viable ovemight accommodation project on the Beach requires additional density and, in tum certain amounts of flexibility with regard to setbacks and height. The requested decrease in the front (west) setback to zero feet is nutigated by the fact that the building will match the build-to line of the resort hotel to the north and front along Beach Walk. Setbacks consistent with the CDC are otherwise provided. The proposed height of 140 feet is mitigated by building step backs of between 50 and 90 feet and is encouraged in this azea of Beach by Design for buildings which meet the requirements of the Design Guidelines and which have acquired add.irional density through mechanisms such as the Reserve. In fact, one of the strategies of Beach by Design is to "optimize project densities" on the Beach. In short, the number of units directly affects the form of the building vis-a-vis height, setbacks and area of floor plate. In order to create a viable hotel the requested level of flexibility is needed. As such, the proposal is a reasonably expected design solution consistent with established and approved uses on adjacent properties. It follows that a reasonable conclusion is that the redevelopment of the site is otherwise impractical without deviations from the development standards as otherwise provided in the T District. Therefore, the proposal is consistent with this CDC Section. 2. The development or redevelopment will be consistent with the goals and policies of the Comnrehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent dnd purpose of this zoning district. Comprehensive Plan: The proposal is supported by applicable various Goals, Objectives and/or Policies of the City's Comprehensive Plan as follows: Future Land Use Plan Element: Policy A.I.2.1 - The City shall require new or redeveloped overnight accommodations uses located within the City's coastal stornt area to have a hurricane evacuation plan, approved by the City, for all guests. This plan shall require the commencement of evacuation of hotel guests as soon as a hurricane watch is posted for the City. A Hurricane Evacuation Plan will be submitted to and approved by the City prior to the issuance of any pemuts. Therefore, the proposal will support this Policy � Attachment D for (PARCEL A) � 2015 Policy A.3.2.1 - All new development or redevelopment of property within the City of Clearwater shall meet all landscape requirements of the Community Development Code. The proposal, as discussed, meets the requirements of the CDC by providing landscaping along all sides of the site in excess of CDC requirements and supports ttus Policy. Goal A.5 - The city of Clearwater shall identify and utilize a citywide Design structure comprised of a hierarchy of places and linkages. 7'he citywide design structure will serve as a guide to development and land use decisions while protecting those elements that make the city uniquely Clearwater. Objective A.5.1— Establish the Hierarchy of Places as shown on Map A-l4. Policy A.5.1.1 - Identify Activity Centers: high intensity, high-density multi-use areas designated as appropriate for intensive growth and routinely provide service to a signifccant number of citizens of more than one county. Activity centers are proximate and accessible to interstate or major arterial roadways, and are composed of multiple destination points, landmarks and neighborhood centers and character features. The subject site is located within an Activity Center identified on Map A-14 in the FLUE of the City's Comprehensive Plan where the proposal includes a high-intensity, high densiry development. Therefore, the proposal will support this Goal, Objective and Policy. Objective A.5.5 - Promote high quality design stanrlards that support Clearwater's image and conhibute to its identity. The proposal includes the redevelopment of a lot cuirently used as ovemight accommodations and attached dwellings with 180 new hotel units. The proposal includes a new attractive building which meets the requirements of the Design Guidelines of Beach by Design, is supported by the vision of the Beach Walk District and supports this Objective. Policy A.5.5.1 Development should be designed to maintain and support the existing or envisioned character of the neighborhood. As mentioned above, the proposal is consistent with the vision of Beach by Design, the Beach Walk District and the Design Guidelines and supports this Policy. Objective A.6.1 - The redevelopment of blighted, substandar� inefficient andJor obsolete areas shaU be a high priority and promoted through the implementa.tion of redevelopment and special area plans, the construction of catalytic private projects, city investment, and continued emphasis on property maintenance standards. � Attachment D for (PARCEL A) � 2015 In adopting Beach by Design the City recognized that large portions of the Beach could be classified as blighted, substandard and suffered from "obsolescence and age". One of the goals of Beach by Design is to reverse this trend of disinvestment. This goal is well on the way to being met (perhaps even exceeded) in many azeas of the Beach. The Beach Walk District is one azea that has seen a great deal of redevelopment activity. The proposed hotel should be seen as an important component in fulfilling the vision of the Beach Walk District and one more step in the revitalization of the Beach and supports this Objective. Policy A.6.1.2 - Renewal of the beach tourist district shall be encouraged through the establishment of distinct districts within Clearwater Beach, the establishment of a limited density pool of additional hotel rooms to be used in specifxed geographic areas of Clearwater Beach, enhancement of public rights-of-way, the vacation of public rights-of-way when appropriate, transportation improvements, inter-beach and intra- beach transit, transfer of development rights and the use of design guidelines, pursuant to Beach by Design: A Preliminary Design for Clearwater Beach and Design Guidelines. The site was the subject of an allocation of 100 hotel units from the Reserve which allows for a total of 180 hotel units. The redevelopment of this parcel with a hotel will play an important role in the continuing renewal and revitalization of the Beach. Therefore, the proposal supports this Policy. Objective A.6.6 - Tourism is a substantial element of the City's economic base and as such the City shall continue to support the maintenance and enhancement of this important economic sector. Policy A.6.6.I - The City supports and encourages the continued development and redevelopment of overnight accommodation uses. The proposed redevelopment includes an overnight accommodation use which will serve tourists and locals alike contributing to a vibrant successful destination and supports this Objective and Policy. Policy A.6.8.3 - Where appropriate, development shall provirle a sense of pedestrian scale on streets through minimal front setbacks, similar building heights, street trees and proportionality of building heights to street widths. The proposal includes a significant ovemight accommodation use with an overall height of 140 feet. However, this height is mitigated in several ways: l. The bulk of the building is setback a minimum of approximately 50 feet from any front property line; 2. Lush landscaping will be provided along all sides of the site; 3. The provision of a seamless connection between the site and Beach Walk through the use of a lazge plaza; 4. The build-to line along South Gulfview Boulevard will match existing development to the north; and 3 Attachment D for (PARCEL A) � 2Q15 5. A sidewalk seven feet in width will be located along Coronado Drive. The overall effect of the proposal will be consistent with the goals and vision of Beach by Design and the Beach Walk District and supports this Policy. The site plans and architectural plans submitted with this application meet all of the applicable CDC design standards and applicable standards found in the Beach by Design Guidelines. (See attached Beach by Design Project Narrative) 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. All surround.ing properties are developed with a variety of destination resort uses including overnight accommodations, restaurants, recreation, retail and attached dwellings between two- and 15-stories. The proposal should have no impact on the ability of adjacent properties to redevelop or otherwise be improved in accordance with the requirements and limitations of Beach by Design. Therefore, the proposal is consistent with this CDC Section. 4. Adjoining properlies will not suffer substantial detriment as a result of the proposed development. The proposal is similar to and will support adjacent uses. The proposed height is similaz to the buildings adjacent to the south and comparable to other buildings in the azea. In addition, the placement of the building, accessory uses and parking is similar to adjacent properties. Therefore, the proposal is consistent with this CDC Section. 5. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood; and shall demonshate compliance with one or more of six objectives: a. T'he proposed use is permitted in this zoning district as a minimum standard, f Zexible standard or flexible development use; b. The proposed use would be a significant economic contributor to the city's economic base by diversifying the local economy or by creating jobs; The T District permits overnight accommodations as a flexible standard development use. The proposal will increase the density of the site over what is there now and otherwise permitted by the CDC given the allocarion of hotel units from the Reserve. The proposal is expected to create 75 jobs. Therefore, the proposal is consistent with this CDC Section. 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of the following design objectives: � Attachment D for (PARCEL A) � 2�15 a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district. Surrounding properties are developed with a variety of uses typical of a tourist destination including hotels, retail, restaurants, outdoor recreation and entertainment and attached dwellings. The proposed use (overnight accommodations) will support and complement surrounding uses with regard to form and function. The proposal will have no effect on the ability of surrounding properties to be redeveloped or otherwise improved. Therefore, the proposal is consistent with this CDC Section. b. T`he proposed development complies with applicable design guidelines adopted by the city. The proposed design is based on all applicable portions of the Design Guidelines of Beach by Design.(See Beach by Design Narrative) Therefore, the proposal is consistent with this CDC Section. c. The design, scale and intensity of the proposed development supports the established or emerging charncter of an area. The proposal provides for a use similar in scale and scope as other developments both built and approved in the azea and, as discussed in detail, is supported by the vision of the Beach Walk District of Beach by Design. The proposed hotel is desired on the Beach and will support surrounding uses such as retail, restaurants and outdoor recreation and entertainment. Therefore, the proposal is consistent with this CDC Section. d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ■ Changes in horizontal building planes; ■ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, bakonies, railings, awnings, etc.; ■ Variety in materials, colors and textures; ■ Distinctive fenestration patterns; ■ Building step backs; and ■ Distinctive roofs forms. The azchitecture of the buildings provides for substantial articulation of the fenestration through the use balconies, railings, windows and building offset. The buildings and site design have been explored in detail as part of the discussion addressed compliance with the Design Guidelines of Beach by Design. Therefore, the proposal is consistent with this CDC Section. � Attachment D for (PARCEL A) � 2015 e. The proposed development provides for appropria#e buffers, enhanced landscape design and appropriate distances between buildings. The proposal provides distances of between 23 and 90 feet from adjacent streets. The building also includes step backs of between 50 and 90 feet. Lush landscaping that exceeds the intent of the CDC is provided along all sides of the site. Therefore, the proposal is consistent with this CDC Section. 6 t� A. Density: B. NARRATIVE HOTEL-A I 2015 Design Narrative Beach by Design Criteria PARCEL "A" RECEiVED MAR 0 9 2015 PLANNING & DEVELOPMENT DESIGN RESPONSE: The property is within the `T" District. The site's 1.6 acres has a FLUP designation of RFH which allows for 50 overnight accommodation units per acre. The 1.6 Acres would permit a maximum of 80 units. The project was approved for 100 OA units from the hotel Density Reserve. The resultant 180 units results in an overall density on the site of 113 DU/acre. The Beach by Design guidelines allows for a maximum of 150 units per acre for projects that obtain units from the hotel density reserve; therefore, the proposed density is consistent with the development criteria set forth in Section V.B.2 of the guidelines. Height & Separation: 1. Heic�f: The proposal provides for a building 140 feet in height as measured from BFE where a height of up to 150 feet is permitted where additional density is allocated to a development via the Hote! Density Reserve as long as the subject property is located between South Gulfview Boulevard and the Gulf of Mexico or on the west side of Coronado Drive. The subject property is located on fhe wesf side of Coronado Drive and the property was the recipient of density from fhe Reserve. Therefore, the proposed height complies with the design guidelines. 2. Sevaration: The Hyatt Hofel, to the north of the property is over 100 feet in height. Proposed building is 140 feei approximately 300 feet irom fhe Hyatt Towers. Additiona!ly The Hyatt is the only building within 500 feet that is over 100 feet tall. The new Adams Mark site to the south is slated to be over 1 DOfeet and is approximately 900 feet from the site. The proposed Wyndham property to the north is within the 800 foot distance parameter but is over 500 feet from our proposed building. Therefore, per the currently planned and approved buildings in the vicinity, there will be no more than two structures over f 00 feet in height within 500 feet and there will be no rimore than four structu�es over 100 feet tall within the 800 feet. 3. Floor alate: a. Between 45 feet in height and 100' there is no part of fhe floorplate that exceeds 25, 000 square feet. b. The floorptate above 100 feet is 11,500 SF. This exceeds the 10,000 square foot guideline however, 1 Rev.03/07/2015 NARRATIVE HOTEL-A � 2015 c. The mass and scale of the design creafes a stepped and tiered effect and the maximum building envelope above 45 feet is 21.24 % volumetrically and 13 % graphically; significantly below the 75% allowance for buildings with units allocated from the Hotel Pool. C. Design, Scale and Mass of Buiiding: 1. Buildings with a footprint of greater than 5000 square feet or a singie dimension of greater than one hundred (100) feet will be constructed so that no more than two (2) of the three (3) buiiding dimensions in the verticai or horizontal planes are equal in length. For this purpose, equal in length means that the two lengths vary by less than forty (40%) of the shorter of the two (2) lengths. The horizontal pian measurements relate to the footprint of the building. �ESIGN RESPONSE: Given the massing of the building, the various steppings, and the tower placed in the approximate center of ihe base, no iwo building dimensions are equal in length. 2. No plane of a building may continue uninterrupted for greater than one hundred linear feet (100'). For the purpose of this standard, interrupted means an offset of greater than five feet (5'). DESIGN RESPONSE: As demonstrated on the design drawings, each of the building facades wiH provide offsets less than or equal to ihis requirement. 3. At least sixty percent (60%) of any elevation will be covered with windows or architectural decoration. For the purpose of this standard, an elevation is that portion of a building that is visible from a particular point outside the parcel proposed for development. DESIGN RESPONSE: As demonstrated in this application, where viewabte from adjacent properties and not covered by adjacent buildings, this design proposes large fietds of glazing, balconies, accent lines, and stepped articulation on all facades providing for greater than 60% articulation on each of the facades. 4. No more than sixty percent (60%) of the theoretical maximum building envelope located above forty-five feet (45') will be occupied by a building. However, in those instances where an overnight accommodations use on less than 2.0 acres that has been allocated additional density via the Hotel Density Reserve, no more than seventy-five percent (75%) of the theoretical maximum building envelope located above forty-five feet (45') '? Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 may be occupied by a building unless the property is located between Gulfview Boulevard and the Gulf of Mexico, then no more than 70% may be occupied by a building. DESIGN RESPONSE: As per the provided calculations the overall building mass between 45 feet and 150 feet constitutes 21 % volumetrically and 13 % graphically of the theoretical maximum building envelope. 5. The height and mass of buildings wiil be correlated to: (1) the dimensional aspects of the parcel of the parcel proposed for development and (2) adjacent public spaces such as streets and parks. DESIGN RESPONSE: The design proposes a tower set on a parking base or podium. The fower is to be massed in the approximate center of the site between Coronado Drive and Beach Walk with the parking podium varying in heighf between one story and 4 stories. Along Coronado Drive the building is set back 15 feet and a/so steps back the requisite additional 15 feet at a height of 25 feet. Along Coronado Drive most of the building consists of the single story elevated entry plaza and the remaining portions is the four story mass of the garages and meeting room levels. Approximately 75% of the building is stepped back the 15 feet, along this fa�ade. On the west, Beach Walk, side, a 0 foot setback is proposed. This setback aligns with the Hyatt and the City parking garage to the north. Along the west fa�ade approximately 50% of the building is the single story entry plaza and the remainder of the building is a 21°� story covered terrace, connecting to the entry plaza two levels of parking, and the 5#'' floor pool terrace with an infinity edge pool, overlooking the Gulf. The bulk of the building is placed to the north and adjoins the City parking garage, and the building at the south is primarily the entry plaza with a narrow face of the fower. Beyond the design's sensitivity to the adjacent neighbors, Coronado Drive and Beach Walk, the design provides for a 90 foot wide by three story opening in the base of the tower to allow vistas through the site, visually and physically connecting street and buildings to the east with the beach and Gulf to the west. 6. Buildings may be designed for a vertical or horizontal mix of permitting uses. DESIGN RESPONSE: The building will be designed to provide restaurant, retail,and a mix of high end overnight accommodation space. D. Setbacks & Stepbacks: 1. Rights-of-way. � Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 The area between the building and the edge of the pavement as existing and planned shouid be sufficiently wide to create a pedestrian-friendly environment. The distances from structures to the edge of the right-of-way should be: DESIGN RESPONSE: a) Proposed setbacks are fifteen feet (15) along arterials, and (Proposed 15 foot on Coronado Drive for an enclosed parking garage) 2. Side and Rear Setbacks Except for the setbacks set forth above, no side or rear setback lines are recommended, except as may be required to comply with the City's Fire Code. DESIGN RESPONSE: 10 foot setbacks are proposed for the side yards that because of the skewed property lines actually vary from a minimum of 10 to 15 feet. The design propose� a 0 foot setback to the west property line; however the west property line is a significant distance from Gulf view Boulevard and flanks the Beach Walk promenade. As stated above, the west building face is designed to align with the two properties to the north, providing continuity to the pedestrian experience a/ong the promenade. 3. Coronado Drive Setbacks and Stepbacks. To reduce upper story massing along the street and ensure a human scale street environment, buildings using the hotel density reserve along Coronado Drive shall be constructed in accordance with the following: a. Buildings constructed with a front setback of fifteen feet (15') or more shall stepback with a minimum depth of fifteen feet (15') from the setback line at a height not more than twenty-five feet (25'). DES►GN RESPONSE: The design proposes a i5 foot setback along Coronado Drive and approximately 75% of the building sfeps back the additional 15 feet at or below the 25' height. In fact, nearly 50% of the Coronado Drive building frontage is less than 15' in height. (Above BFE.) b. Buildings constructed with a front setback greater than or equal to ten feet (10') and less than fifteen feet (15') shall stepback at a height not more than twenty feet (20'). The required stepback/ setback ratio is one and one-half feet (1.5') for every one foot (1') reduction in setback in addition to the minimum stepback of fifteen feet (15'). ;� Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 DESIGN RESPONSE: N/A c. Buildings constructed with a front setback of less than ten feet (10') shail provide a building stepback required stepback/ setback ratio is two and one- half feet (2.5') for every one foot (1') reduction in setback in addition to the minimum stepback of fifteen feet (15'). DESIGN RESPONSE: N/A d. To achieve upper story facade variety and articulation, additional stepbacks may be required. To avoid a monotonous streetscape, a building shall not replicate the stepback configuration of the neighboring buildings including those across rig hts-of-way. DESIGN RESPONSE: Currently along Coronado Drive, this design is the only project fo propose the required stebacks and stepbacks. Both the Hyatt and City Garage are massed at their full heights along Coronado Drive. e. Required stepbacks shall span a minimum of 75% of the building frontage width. DESIGN RESPONSE: The design provides for the required 75% stepback building frontage. E. Street-Level Facades The human scale and aesthetic appeal of street-level facades, and their relationship to the sidewalk, are essential to a pedestrian-friendly environment. Accordingly: 1. at least sixty percent (60%) of the street level facades of buildings used for nonresidential purposes which abut a public street or pedestrian access way, will be transparent. For the purpose of this standard: a) street level facade means that portion of a building facade from ground level to a height of twelve feet i 12') DESIGN RESPONSE: The proposed design is open for the required minimum 60%. � Rev.03/07/2015 NARRATIVE HOTEL-A i 2015 b) transparent means windows or doors that allow pedestrians to see into: i. the building, or ii. landscaped or hardscaped courtyard or plazas, where street level facades are set back at least fifteen feet (15') from the edge of the sidewalk and the area between the sidewalk and the facade is a landscaped or hardscaped courtyard DESIGN RESPONSE: In addition to the required openings, the building is stepped back from a minimum of 15 feet to over 20 feef; thereby the street level fa�ade is 100% open, per the above definition b ii. c) parking structures should utilize architectural details and design elements such a false recessed windows, arches, planter boxes, metal grillwork, etc. instead of transparent alternatives. When a parking garage abuts a public road or other public place, it will be designed such that the function of the building is not readily apparent except at points of ingress and egress. DESIGN RESPONSE: The vehicles are shielded from view of pedestrians along Gulfview and Coronado Drive and fhe garage openings are articulated and blended into the overall building design. This parking structure follows some of the design parameters of the adjacent new City parking garage and recently completed Hyatt Hotel. 2. Window coverings, and other opaque materials may cover no more than 10% of the area of any street-level window in a nonresidentia! building that fronts on a public right-of way. DESIGN RESPONSE: As an operations provisions. issue, we wil! comply with the opaque opening 3. Building entrances should be aesthetically inviting and easily identified. Goods for sale will not be displayed outside of a building, except as a permitted temporary use. This standard does not apply to outdoor food service establishments. DESIGN RESPONSE: ( Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 The Building entrance, on Coronado Drive, is defined by a horizontai entry awning and a glass accent wall. The primary vehicular entrance, Extreme Soufh of the site shall be defined by signage, landscaping, and other visual cues. The building's primary entry and drop-off areas are on the elevated entry plaza, with views to the Gulf and to Coronado. 4. Awnings and other structures that offer pedestrians cover from the elements are recommended. Awnings help define entryways and provide storefront identity to both pedestrians and drivers. DES►GN RESPONSE: The primary enfrance is designed to have an entry cover, there are no other uses permitted on the ground floor. F. Parking Areas To create a well-defined and aesthetically appealing street boundary, all parking areas will be separated from public rights of way by a landscaped decorative wall, fence or other opaque landscape treatment of not less than three feet (3') and not more than three and one-half feet (3'/z') in height. Surface parking areas that are visible from public streets or other public places will be landscaped such that the parking areas are defined more by their landscaping materials than their paved areas when viewed from adjacent property. The use of shade trees is encouraged in parking lots. However, care should be taken to choose trees that do not drop excessive amounts of leaves, flowers, or seeds on the vehicles below. Entrances to parking areas should be clearly marked in order to avoid confusion and minimize automobile-pedestrian conflicts. Attractive signage and ehanges to the texture of the road (such as pavers) are recommended. When a parking garage abuts a public road or other public place, it will be designed such that the function of the building is not readily apparent except at points of ingress and egress. DESIGN RESPONSE: Vehicles will be shielded on both the east and west public frontages, through the use of landscaping and decorative louvers. Above the 3"� floor the openings in the garage are intended to be left open with inset and decorative barrier walls. The barrier walls shield the vehicles from public view. This scheme is similar fo the new City parking garage immediately to our north. G. Signage Signage is an important contributor to the overall character of a place. However, few general rules apply to signage. � Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 Generaily, signage should be creative, unique, simple, and discrete. Blade signs, banners and sandwich boards should not be discouraged, but signs placed on the sidewalk should not obstruct pedestrian traffic. DESIGN RESPONSE: Signage package is not ready ior submittal at this time, because the end user has not been determined. H. Sidewalks Sidewalks along arterials and retail streets should be at least ten feet (10') in width. All sidewalks along arterials and retail streets will be landscaped with palm trees, spaced to a maximum of thirty-five feet (35') on centers, with "clear grey" of not less than eight feet (8'). Acceptable palm trees include sabal palms (sabal palmetto), medjool palms (phoenix dactylifera `medjool'), and canary island date palms (phoenix canariensis). Sidewalks along side streets will be landscaped with palms (clear trunk of not less than eight feet (8')) or shade trees, spaced at maximum intervals of thirty-five feet (35') on centers. Portions of required sidewalks may be improved for nonpedestrian purposes including outdoor dining and landscape material, provided that: 1. movement of pedestrians along the sidewalk is not obstructed; and 2. non-pedestrian improvements and uses are located on the street side of the sidewalk. Distinctive paving patterns should be used to separate permanent sidewalk cafe improvements from the pedestrian space on the sidewalk. To enhance pedestrian safety and calm traffic, distinctive paving should also be used to mark crosswalks. DESIGN RESPONSE: The existing sidewalks will remain in place and any new sections required wil! match the existing conditions. /. Street Furniture and Bicycle Racks Street furniture, including benches and trash receptacles should be liberally placed along the sidewalks, at intervals no greater than thirty linear feet (30'} of sidewalk. Bicycle racks should also be provided, especially near popular destinations, to promote transportation alternatives. Complicated bicycle rack systems should be avoided. The placement of street furniture and bicycle racks should not interrupt pedestrian traffic on the � Rev.03/07/2015 NARRATIVE H�TEL-A I 2Q15 sidewalk. DESIGN RESPONSE: Street Benches and trash receptacles area proposed along Coronado Drive. Also a bike rack has been added to the plans (See A- i 0 i) J. Stree# Lighting Street lighting should respond to the pedestrian-oriented nature of a tourist destination. in this context, it shouid balance the functional with the attractive — providing adequate light to vehicular traffic, while simultaneously creating intimate spaces along the sidewalks. Clearwater's historic lighting is an attractive, single-globe fixture atop a cast-iron pole. DESIGN RESPONSE: City street lighting has been provided no new lighting is proposed. K. Fountains Fountains provide attractive focal points to public spaces and add natural elements to urban environments. They should be interesting, engaging and unique. While it is important not to overburden architectural creativity regarding fountains, they should meet at least the following standards in order to be a functional and attractive component of the public space: 1. They should be supplemented with street furniture such as benches and trash receptacles, and 2. They should have rims that are: a. Tall enough to limit unsupervised access by small children, and b. Wide enough to permit seating. Fountains should be encouraged in landscaped and hardscaped courtyards and plazas. DES/GN RESPONSE: WE are not proposing and fountains. All ofher street furniture shall cbmply with these provisions. L. Materials and Colors 9 Rev.03/07/2015 NARRATIVE HOTEL-A I 2015 1. Facades Finish materials and building colors will reflect Florida or coastal vernacular themes. All awnings should contain at least three (3) distinct colors. Bright colors will be limited to trims and other accents. Glass curtain walls are prohibited. DES/GN RESPONSE: The proposed design complies with the Beach by Design guidelines and proposes a palate of white finished building walls, blue/gray glazing, and a variety of coastal colored fixtures and furnishings. 2. Sidewalks Sidewalks will be constructed of: a. Pavers; b. Patterned, distressed, or special aggregate concrete; or c. Other finished treatment that distinguishes the sidewalks from typical suburban concrete sidewalks. Materials should be chosen to minimize the cost and complexity of maintenance. DESIGN RESPONSE: Proposed sidewalks will have at a minimum four differenf paver styles as well as concrete. 3. Street Furniture Street furniture will be constructed of low-maintenance materials, and will be in a color that is compatible with its surroundings. DES/GN RESPONSE: A!I streef furniture shall comply with this provision. 4. Color Palette A recommended palette for building colors is presented on the following page. DES►GN RESPONSE: The design incorporates colors from the BbD pallatte. � � Rev. 03/07/2015 Project Narrative for Hotel A� 201� Mainstream Hotel Parcel A I'roject Re4uest The building will be designed to provide restaurant, retail, and a mix of high end overnight accommodation space. The properry is within the `T" District. The site's 1.6 acres has a FLUP designation of RFH which allows for 50 overnight accommodation units per acre. The 1.6 Acres would permit a maximum of 80 units. The project has received approval from the city council (HDA3013-08004) for 100 OA units from the Hotel Density Reserve. The project is approved for 180 units, resulting in overall density for the site of 113 DU/acre. The Beach by Design guidelines allows for a maximum of 150 units per acre for projects that obtain units from the hotel density reserve and overnight accommodations are allowed as a flexible standard development in the Tourist District.; therefore, the proposed density and use is consistent with the development criteria set forth in Section V.B.2 of the guidelines. The proposal provides for a building 140 feet in height as measured from BFE where a height of up to 150 feet is permitted where additional density is allocated to a development via the Hotel Density Reserve as long as the subject property is located between South Gulfview Boulevard and the Gulf of Mexico or on the west side of Coronado Drive. The subject property is located on the west side of Coronado Drive and the property was the recipient of density from the Reserve. Therefore, the proposed height complies with the design guidelines, (a request to increase the building height from 35' to 140' above base flood elevation 14' is being proposed) . The proposed of 15 foot setback on Coronado Drive for an enclosed parking garage is within the required setback distance for standard development within the Tourist District. 10 foot setbacks are proposed for the side yards that because of the skewed property lines actually vary from a minimum of 10 to 15 feet (meeting the standard development criteria within the Tourist District). Tt�e design proposes a 0 foot setback to the west property line (a request for a reduction in the firont setback along the Gulfview Boulevard from 15' to 0' is being proposed); however the west property line is a significant distance from Gulf view Boulevard and flanks the Beach Walk promenade. As stated above, the west building face is designed to align with the two properties to the north, providing continuity to the pedestrian experience along the promenade. The floor plate above 100 feet is approximate/y i i,500 SF. This exceeds the 10,000 square foot guideline (a request to increase the f/oor plate from 10,000 square feet to 11,500 SF is being proposed) A request for a two year development order is also being proposed RECEIVED MAR p 9 2015 PLANNING & DEVELOPMENT Project Narrative for Hotel A� 2 0 i 5 Location and Existing Conditions The property is located in the Beach Walk District, and also within the Tourist (T) zone district. The Future Land Use Designation is Resort Facilities High. The current use is Hotels and Multi- Family. The site area is 69,736.3 square feet or 1.6 acres. An older 80 room hotel is located on the site. The property currently has 55 parking spaces. Whi�e clean and well kept, the hotel is not in keeping with the vision outlined in Beach by Design. The project is not located within the CCCI. Development Proposal The design proposes a tower set on a parking base or podium. The tower is to be massed in the approximate center of the site between Coronado Drive and Beach Walk with the parking podium varying in height between one story and 4 stories. Along Coronado Drive the building is set back 15 feet and also steps back the requisite additional 15 feet at a height of 25 feet. Along Coronado Drive most of the building consists of the single story elevated entry plaza and the remaining portions is the four story mass of the garages and meeting room levels. Approximately 75% of the building is stepped back the 15 feet, along this fa�ade. On the west, Beach Walk, side, a 0 foot setback is proposed. This setback aligns with the Hyatt and the parking garage to the north. Along the west fa�ade approximately 50% of the building is the single story entry plaza and the remainder of the building is a 2"d story covered terrace, connecting to the entry plaza two levels of parking, and the 5th floor pool terrace with an infinity edge pool, overlooking the Gulf. The bulk of the building is placed to the north and adjoins the parking garage, and the building at the south is primarily the entry plaza with a narrow face of the tower. Beyond the design's sensitivity to the adjacent neighbors, Coronado Drive and Beach Walk, the design provides for a 90 foot wide by three story opening in the base of the tower to alfow vistas through the site, visually and physically connecting street and buildings to the east with the beach and Gulf to the west. The Hyatt Hotel, to the north of the property is over 100 feet in height. Proposed building is 140 feet approximately 300 feet from the Hyatt Towers. Additionally The Hyatt is the only building within 500 feet that is over 100 feet tall. The new Adams Mark site to the south is slated to be over 100 feet and is approximately 900 feet from the site. The proposed Wyndham property to the north is within the 800 foot distance parameter but is over 500 feet from our proposed building. Therefore, per the currently planned and approved buildings in the vicinity, there will be no more than two structures over 100 feet in height within 500 feet and there will be no more than four structures over 100 feet tall within the 800 feet. The building is designed to provide opportunity for a variety of uses, including meeting spaces, dining, and recreation activities, as well as the primary overnight accommodation use. The hotel will contain 180 overnight accommodation units with a minimum of 216 parking space, meeting the ratio of 1.2 parking spaces per unit. It is anticipated the project will produce approximately 75 new jobs. Project Narrative for Hotel A � 2015 Conclusion The beauty of Clearwater beach makes it a popular destination for visitors and residents. The City has created a master plan to guide the redevelopment process, preserving the beauty of the natural resources while creating districts that enhance the experience of visitors. The proposed hotel is designed to incorporate the Beach by Design vision with a pedestrian friendly destination, landscaped areas, scenic views and visual variety. The property provides a wide range of amenities to be enjoyed by all. The proposed hotel meets zoning, and Beach by Design standards. r +w� w : w ean '�- ' or - � - 6�f � � � � � nwo - � a - �= F - l��ir - Po - � � �h � M�- SECTION 8, TOWNSHIP 29 SOUTH, RANGE 15 EAST, PINELLAS CWNN, RORIDA MAP OF SURVEY: � � � f � � � DESCRIPTION: (AS PHOVIDED BY CLIENT) PRQJECT MEA • PMCEL 'A' PARCEL 10: LOT 171 AND TNE NONTHEHLY 1J2 OF �O7 112, THE LLOYD-YMITE-SKINNEB SUBDIVISfON, ACCONDING TO THE PLAT TNEHE-0F AS RECONOED SN PUT BOOK 13, PAGES 12 Mq 13� OF TIiE PUBLIC RECORDS OF PINELLAS COUNTY, F�q1I0A. PMCE� 17: THE SOUTHEPLY 1/2 OF l0T 112 A110 ALL OF LOTS 113, 114, 115, 118 /JIU 717, THE LLOVD-NHITE-SIQNNEP &1BDIYISION� ACCORUIN6 TO THE PU7 THEREOF AS RECOpDED IN PLAT BOOK 13, PPCfS 72 AND 13, OF THE PUBIIC RECOROS OF PINELLAS COUNTV, FLOIiIOq� ANO LOTS 83 TNIIq10H 88, INCLUSIVE, THE LlOYD-INfITE-SKIINiER SUBOIVISION, AC.CONOINO TO 7HE PUT THENEOF AS NEWNOED IN PUT BOOK 13, PAGES 12 iWD 13, OF TXE PUBLIC pECOt10.S OF PINELLAS COtAlTY, FLORIOII. TOGE7HEN MllTii iHE FOLlOWI1Ma PNOP0.SF� IX1LF VIEMI BOULEVMO HIGFIT-OF-7YAV VACATION: Tf1E EA4TERLY 35.00 FEET OF iHE fAllF VIEYY BOULEYMD pIOMT-OF-INY (70.00 FEET TOTAL WIDTM PER PUT), �OCATED A0.IACENT TO TNE WESTERLY LINE OF LOTS 83 THNIXlC�i 66� INCLUSIYE, 7}� LlOYD-tMITE-&QNNEN SUBOIVISIdI, ACCORDINO TO TNE PUT THEREOF �lS NECORDED IN PUT BOOK 1S, PAGES 12 AND 13 Of 7NE PUBLIC NECOROS OF PINELUS COUNTY� fIORIM. PNOPOSED NIfiIfT-OF-WAY VACATION AODED PER DIRECTIdi OF CLIENT. CANTAININO 1.60 AGRES IqpE OR LES9, � �,��,�: i) r� oF sur�r: eouHOwwr. roPOOwwwc. unu'rc surevEr. ��sr o�� oF Fi�o wowc osuao�z z) nns suwver w�s eEO+ vR�nrtm wrtrour n� aen�rr aF w rrne �a�. n� wFOarannoN a'+owN n�an rus aesN suvx�m ev a�e+rr. 9) BA818 OF BEARIN0,9: T}1E NORTMERLY RIOHT OF WAV LJNE OG SiY1 STREEf BEINO = NT7• 09' 04'W. FlEID VAIUES. {) BA813 OF ELEVATONB: CT' OF CLEIIRWATER BENCM MNtK F02, ELEVAT04� 4.OST NAVD /988. PER THE CT' OF GIEARWA7ER BENf'.H MARK BOOK 5) SVBJECT PROPFATIES HAVE BEEN FlF1O 8URVEYED BI18Ep pN FlE1D MONUMENTATION, AND LOCATONB. THE BOl/NDARY INFORMATiON SFIOWN HEREON IS BISED ON T1E FIELD MONUMENTATON. e) llT0.fTY LOf'I.TION3. EIEVAT10N9. ETC: A RFAHOfMBLE EFFORT Hh4 BEFN ANDE TD PROVIOE LOC/�TION8 AND ELEVAT10N3 OF STORM 9EWER AND 3N1RMY 3EWER INFORMATON. 110WEVER 7HE STRUCillRE3 3HONM ON Ti13 SURVEY ARE FULL OF WATER, MNONO THE ACCURACY OF MEA9UREJAEM3 OIFFICULT TO OBTAIN. '1) ROOD 20NE NOTES ACCORDINO 70 TF1E FEDER/LL ONEROENCY MANAOEMENT AOENCY FLOOD M/BURANCE RATE MI1P. CO�bWNfTY NO.'1]bOB4 MM N0.1210.9C0102(`+. WfTH AN EFFECTIVE OATE OF 9�9rGe. TME BUBJECT PROPERTY APPEARS TO LIE MRTHIN THE FOLLOWINO FLOOD ZONEB: 'I1F. FNVINO A BA9E FLOOD ELEVATION OF 11.0 FEEf ABOVE MEI1N $EA LEVEL;'/1F. HANNp A BASE Fi000 ELEVATION OF 120 FEEf' A9pNE MEAN SEA tEVEL, 1IE• FNVRlp A BASE Fl.00D EtEVATiON OF 73.0 PEET ABOVE I�rFJW 8EA LEVEL IW D�/F HANN[i A B/�BE F100D EIEVATON OF 14.0 FEET ABOVE ►�EAl1 SEA LEVEL. DATUM NAVp 1YB6. PEf! MM. 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OENOTES PoINT OF BEBINNINO P.O.C. DENOTES PoIHT OF COWENCEIffM — LEGEND —� u.. cm.. s � �,e �__ a r ns � �'"a.� �.�. ��' u - n'�a i.r n.�.r . u., 33 " ra� °ibam� W �WNWKh4 � !�W pRIF/t Ilo! R Y� tll� � Q�1�� w rt Ysn n - OI�Y�`MV� 6�! ...�.n •� � w�r.�...(�� , �-M � �J - �r o in�I u�+� � _ � � .�itr e �v �' � xrs � u+.. nw � r. a/r � c� • or W�+� aro - a�e u�r � a.. O++a) - ��w� � u. 0.rws1 � � -*+rw � iyr m - �n: u. as w ur� r+. �u. ,�M s' � � �`� � M < - ar�j M1n1.r oww - M+w�/ OYY. /►. �/ N.�r /Y. �e � uY~�� W� nM h 1tiN � Mrv1 ewee �y - re+ x.wr - ��a� a�w r M .m`i - w w� i oM - aw.� � Ct1RYE PAO�ib IAC IFNGiN GIOIA lflSfll OIONO �MG N CI 8�17 2M.12 I�0.71 NIQ00 4 C2 6117 107d11 1W. N�7'S7' CJ BiZI 7.9i 791 Sp a stz�sx $o.ea aso. s�o�o � ooaiEC Flnn ivar.� �—SURVEYOR'S CERTIFICATE—� i n.r.ny �.rtHy mae ai. s,...r .w maa. ��a.r my r.y«�.bi. d,a.y. o�a meete the Ninimum TeCinicd Stmdartle ot set lwth by Uro FlarlOa Baotd o7 Profeadonq Lnnd Survepn fn q�eptr S}-17, Flarlda ACmhlstraUve Cod�, purnuant to See�ion 4R027, Floritla StaWtee. aly�atYUnand�Na�t d th� capiw Nwwf ore not volid rlthaut M� alqFal ralsW eed af a Flarlda Ilor�seA wrvayor md mcpps. i € * � �� "� Q2/24/2014 ;�� Grag>y D. 1MHe (Dob Sgnad) •. ...- ProfasebnW Lmd Sum�ar / M88 ` - _ Stota af Florida ' i i � g � i U � o � c N a o . o �� a r� � a `� V � 0 Z 4 s. > n nNi � ■ UqtT � �f. R�m ,�w �a�°d V 3�� Y W w aZ W s� Zp < � C�d� > m o i a3` N � �a i < � U � � 4 m � � � H Y � C � i J W � � d , � ' b � v W Wr �W W � � � � � J = F. � O O O <J c9 U m mz m tz'1 3 w � �7{ < S m a o z � H�� [..� 2012 LIMITED PARTNERSHIP ANNUAL REPORT FILED DOCUMENT# A09000000158 Secretary of State Entity Name: MAINSTREAM PARTNERS VIII, LTD. Current Principal Place of Business: New Principal Place of Business: % THE EASTON GROUP 10165 NW 19TH STREET MIAMI, FL 33172 Current Mailing Address: % THE EASTON GROUP 10165 NW 19TH S7REET MIAMI, FL 33172 FEI Number: 26-4407287 FEI Numbar Appiied For ( j Name and Address of Current Registered Agent: EASTON, EDWARD W 10165 NW 19TH STREET MIAMI, FL 33172 US New Mailing Address: FEI Number Not Applicabie () Certficate of Status Desired () Name and Address of New Registered Agent: The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the Shate of Florida. SIG NATURE: Electronic Signature of Registered Agent Date GENERAL PARTNER INFORMATION: Document #: Name: MAINSTREAM GP, LLC Address: %THE EASTON GROUP 1Q165 NW 19TH STREET City-SY-Zip: MIAMI, FL 33172 ADDRESS CHANGES ONLY: Address: City-St-Zip: I hereby certify that the information indicated on this report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a General Partner of the limited partnership or the receiver or trustee empowered to execute this report as required by Chapter 620, Florida Statutes. SIGNATURE: EASTON AND ASSOCIATES CO MGRM 04/25/2012 Electronic Signature of Signing Genera! Partner Date 2012 LlMITED LIABILITY C�MPANY ANNUAL REPORT FILED Mar 12, 2012 D O C U M E N T# L05000086848 Sec reta ry of State Entity Name: MAINSTREAM GROUP, LLC Current Principal Piace of Business: New Principal Place of Business: 2552 22ND AVENUE NORTH ST. PETERSBURG, FL 33713 Current Mailing Address: 2552 22ND AVENUE NORTH ST. PETERSBURG, FL 33713 FEI Number: 20�537334 FEI Number Applied For () Name and Address of Current Registered Agent: RILEY, STEVEN P 4805 WEST LAUREL ST STE 23Q TAMPA, FL 33607 US New Mailing Address: FEI Number Not Applicabie () Certficate of Status Desired () Name and Address of New Registered Agent: The above named entity submits this statement for the purpose of changing its registered office or registered agent, or both, in the Shate of Florida. SIGNATURE: Electronic Signature of Registered Agent Date MANAGING MEMBERSIMANAGERS: Tdle: MGRM Name: FERNANDEZ,ANTONIO Address: 2552 22ND AVENUE NORTH City-St-Zip: ST. PEl'ERSBURG, FL 33713 I hereby certify that the information indicated on this report is true and accurate and that my electronic signature shall have the same legal effect as if made under oath; that I am a managing member or manager of the limited liability company or the receiver or trustee empowered to execute this report as required by Chapter 608, Florida Statues. SIGNATURE: ANTONIO FERNANDEZ MGRM 03/12/2012 Electronic Signature of Signing Managing Member, Manager, or Authorized Representative / Date tevel 1 Gulf Keys Bay � Mainstream "A" - Building Envelope Tabulations - 19 Feb 2015 Parking �Hatel 0 Area Hote! NFA � 6arage !9 15 8 23 15,5� 0 15,500 t8 16 8 24 15,500 0 15,50Q !.7 16 8 24 15,500 4 15,5� L6 16 8 24 15,5Q0 0 15,500 15 9 8 17 16,160 1,200 14,95Q levels between 45' and lOQ' �.� 3a �.a,lis �,sQO 3,�ss �s,�oo l.3 68 ; 315 0 315 28,175 �� 30 15,500 7,290 8,2iU 2(i,690 Inciudes Open parking and entry drive il 88 5,29Q 0 5,290 �1,50t} ` Ail garage ievels are below 4S eievation 112 68 18Q 216 155,180 14,990 140,198 108,665 62% 38°10 rey'd 216 9.6f96 Percentage;accessaryuses 0 155,180 140,19Q ( 263,845 Suilding GSF N E S W Fa�ade decoration Giass, Total Openings Decorative EaCade Fagade area 8alconies Paneis decorated 31,700.0 18,225.0 1,890.0 20,11S.Q 15,585.0 6,820.0 2,890.0 9,710.0 31,700.0 18,223.0 1,890A 20,113.Q 21,$24.0 7,290.Q 7,580.0 14,87Q.0 iQQ,809.0 50,558.0 14,250.Q 64,8Q8A Percentage of Fa�ade Decorated 63.5 62.3 63.4 68.1 64.3 Qccessory Area Breakdown t2 Dining and Commercia) 3,820 Lobby lounge, misc. 3,470 7,290 L4 Meeting Raoms 5,500 l5 Board Room 12C?0 14,990 Accessory Uses Prapased 14,990 9.66% Accessory Uses Permitted 15,518 SO.OQ% 528 1., , s � 1 � ' 1 � �' (StV',NL GFTtiHAM1�(:I AR�.t53_: . -toai:�n J ' W 0 ' ' = Q � o , � � W 'O � � ' a i-- -� '' � z� � ¢� � �� '� � 'tFE@20*5 ��GKiLt:nMA�FN(S') r �>�. tv1Ai14.01 c« ,,v,=,::; r:-, .. 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FT. 13 % _ _ r _ __ � Theorehcal West Elevafion _ 7/16'.- 1 -0 . . . � _ __ \ �. ... ._. � .___._ ._. . ... \ \ ��_��... 1 � � __ _._ _ _ _ 1 1 _ _ � ' _ _ _ _ . . ; _ _ _ -. . . _ � . __ � . . . . -. . , 1 � . _ - l __ � i If�`'�, � - -- �� , . ., . —�. � __ _ , . . __ . , _ . . _ _ .,_� . , .. � , � � , � � , � . _ �_ . �.. _. . � �' �l . � ,, . . ' � , . , � _. _ __ i .. f . ` � _., . - . ,_., . � i If�] �i � , � _ _ � ' i � �_� _ r , . __ � .� . :. _ � 1 1 _' ' _ .-: __ [ 1 f ,.� �, , 1 � , __1 : _ __1 � � � ! _ _ . _. ; . . . . -- _ , 1 . ; , k . , I ,. ! , � , . , i � I . .. i ; � ; .� , . . I , � r.� � _ . , 'i��_� . � j w , _ _ � t � °''_ ' t :' � : ;; : :' � i ._ �i � ��1 � `r . �� ll�� ' . , -::.. ...._.�� .:.�� . _. _ _ .._. ..... . x � � ..., �., _. .. . �'�, ..,,_.. �� .Y, " : :::. . - , 1 i ..._ � ... � , �.._.. _. �� • _ � , f� � _�.. � ,{ , . , � 3 � ' �. 1..... . . _ -L -... .... � . .� ..,t . I � � ,.,......, .�...,r... _..,,. . I I � I . .., � -1 _ .. _ .. � . _ . . r . ry i � � k � . 1�Ftr�� ll� t __ _ _ . � �_ _._ :,. . , � _ ( _ _ _ . .. � , . _ , _ � �.. �:.: � i j � �'�� .� �j�Y '. I , .. _ ._�. i �.. . _. �� . ._.........._, . _ . .. ..:... . . ........ . ....... . . ........ � _ . i ' II _ .... _... ..... ,...., _ _...::... ' ... I C ...... ... •. � .,....._ .. .� ,. . .., n........ t ....._. .... .. ..._.. ,. _. . - .: .. ... ,. ' . � � � . !1lll,i�ff�I [1[i� �. _ ..._;. � . �. . . . . ' 3 # . � I � '. � .. �, . ,�i..: � _.. ._. _ _ .. � _. �.:. I.. . Theorehcal East Elevafion z � -1;16" = 1'-0^... __ \ � . .. ..... ...� P(L c i v � N i ' � i � , � 1 „.. l 1 � �� i � � +.R F � 1%4 c� �. C 93"v:4 � �, , � � ,� ; « e ; � �_. Y z � -��h�vz -t � W � ' O 2 `� 0 � � Q ,O W Q `� � � � W � U.} Q zv � Q Q ' W � � U . MAIi4.01 THEORETICAL ELEVATIONS 2-28-2014 A-203 DVA APF�iCHT10�1 P,�L ( 1 I � i � i � i � � �---------------------------------------------------------------------------� � _ � � _ __ � , � �, . : ,. . . r � � _ � ._ � , , � , ._. _ .' � � , _ _ , , . _ - . - . . � :: � � � � � � , ::_ :: ,_ � � . ,_.._ _ � _ �_�... _ _ _ _ _ _ � 1 � � ��. ELEVATION � THEORETICAL ACTUAL AREA �� % ; ,_.. _. _:. .. , I _. . . . _ .� _ . .. ._ .._ ._._ , .. _ AREAS � _..... ._ __ - � .. . _ � �.. _ ... ... . . .. . .. . ........ .......... . .... .._...' 1 �� .._.,__�. NORTH 24,062S�FT. 4,182S�.FT. 18% � ' ..... _ .�. . .. . __ _._. _..._. ......._ __ .. . _.._.. ._....� � ,,._ _. -. - - - SOUTH 24,070 SO FT. 7.791 SO. FT. 33 % 1 � ' '� EAST 22,620 SQ FL �. 0 S0. FT. 700 % j 1 � �� WEST 22,760 SQ FT. � 0 S�. FT. 100 %� � 1 - _ _ _ _ ___ _ ' 1 '-- "' "� -- - �'� TOTAL 93,452 SQ FT. i 1,973 S�. FT. 13 %_ _' 1 : _ . _..._ _ _ _ _ _ _ � 1 � _ _ ;,. 1 � 1 ' � ' � ' . �.:: �. 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A,cc�ssory Ana Hr�akdown L2 pining and Commercial 5,035 lobby launge, misc. �,575 8,610 L4 Meeting Roarr�s 7,903 LS Exercise and Board Raom 4,370 { • � i 1 1 � � 10,115 7,903 18,300, ' � � '�•��-� �� ` � � ,, N;�, 3f5 0 28,175 20,883 _ _ 15„�DQ $,flf? 20,690 In�lude�s Clp�en p�rking and entry drive .J 5,29Q Q �42,SQ0 Alt gara�e �vel� ate below 4�' elevat�+on Aecessory Uses Proposad 20,883 13.4696 W� ', iSS,l$0 20,� 108,665 Actessvry Uses Permitted 23,277 15,0096 � 155,3�t1 263.845 Gross Buitding Area� Aecesscry Use er+ea remaini�g 2,394 = � 3t NFA 13.4696 A�cesaorv Usea N�A Heated ar�d caoled ' � � � Fa�ade L?ecoratian Glass, iotal Perzentage af opentr�gs Oeterat�v+c �a�ad� fa�ad�e Fasade area Baicoriies Panels t�corated Decorated 31,700.0 1$,225.0 1,890A 20,115.0 �3.5 15,585,0 5,820.a �,89U.fl 9,710.4 62.3 31,i{I0.0 18�223.0 1,890.Q 20,113.0 63.4 21,824.Q 7,290.0 7,5$0.0 14,870.0 68.1 10Q,$09.0 5t},558.0 14,�5U.0 64,8�flf8»0 64.3 Q � � W ,� " t� J � ; �� ' � � � � � � CL U � i � �`�� a,��a.c�� l �� Tabul�tiaas ��, � �-2��1d ? . � � A-1 �5 'i; _ _ _ __ _ _ _ ; _ _ _ _ ��F-��,r�;��r,,., �