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MEETING DATE:
AGENDA ITEM:
CASE:
COMMUNITY DEVELOPMENT BOARD
PLANNING AND DEVELOPMENT DEPARTMENT
STAFF REPORT
Apri121, 2015
F.1.
FLD2015-02005
REQUEST: Flexible Development approval to permit a 144-room overnight accommodation
use in the Tourist (T) District with a lot area of 0.962 acres, a lot width of 180
feet, a front (south) setback of 15 feet (to building) and zero feet (to pavement), a
front (west) setback of 15 feet (to building) and iive feet (to pavement), a front
(east) setback of 15 feet (to building) and a side (north) setback of 10 feet (to
building); and a building height of 100 feet; and a minimum of 173 parking
spaces at 1.2 parking spaces per hotel room, under the provisions of CDC
Section 2-803.J; and a two-year Development Order under the provisions of
CDC Section 4-407.
GENERAL DATA:
Agent... ... ... ... ... ... ... ... ..
Applicant/ Owner... ........
Michael J. Palmer, P.E.; Synergy Civil Engineering, Inc.
Mainstream Partners, VIII, LTD
Location ... ... ... ................. 345 Coronado Drive; bound by Coronado Drive (west), Hamden Drive (east) and
Sth Street (south).
Property Size .................... 0.962 acres
Future Land Use Plan...... Resort Facilities High (RFH) and Water
Zoning ... ... ... ... ... ... ... ..... Tourist (T) District
Special Area Plan .............. Beach by Design (Small Motel District)
Adjacent Zoning.... North: Tourist (T) District
South: Tourist (T) District
East: Tourist (T) District
West
Existing Land Use...........
Proposed Land Use... ... .
Tourist (T) District
.. Parking Garage/Lot
.. Overnight Accommodations
(144 units) with associated
accessory uses including
commercial space (retail
and/or restaurant) and an
exercise room.
� � Clear r� al�l Level II Flexibte Development Application Review
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ANALYSIS:
Location and Existing Conditions:
The 0.962-acre subject property is bound by
Coronado Drive (west), Hamden Drive (east)
and Sth Street (south). The subject property is
comprised of five parcels with a frontage of
approximately 180 feet along Coronado and
Hamden Drives and 220 feet of frontage along
Sth Street. The property is within the Tourist (T)
District and the Resort Facilities High (RFH)
Future Land Use Plan (FLUP) classification.
The subject property is also located within the
Small Motel District of Beach by Design.
The site is occupied by a surface parking lot
approved as part of FLS2014-03004.
The immediate area is characterized by a variety
of uses including overnight accommodation,
retail sales and services, 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 farther 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. Coronado Drive has also been
improved over the last several years with new
sidewalks, decorative brick edging and details,
crosswalks, lighting and street trees.
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 Tourist (T) District with an
increase in height from 30 feet to 148 feet
for Parcel "A" (as measured from base flood
elevation to the roof deck); an increase in
height of a parapet wall from 30 inches to
seven feet for Parcel "B"; to permit a
building within the required sight visibility
triangle along Coronado Drive and Sth Street;
PLANNING & DEVELOPMENT
DEVELOPMENT REVIEW DIVISION
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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 nonconformity
(equivalent of 119 hotel units [116 hotel units and three dwelling units] where 93 hotel units
are permitted) within the Tourist (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 345 Coronado Drive (receiver site —
Parcels A, B and C) under the provisions of Sections 4-1402 and 4-140.
➢ On August 21, 2007, the Community Development Board (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 Stn
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 April 17, 2014, the Community Development Coordinator approved, with six conditions,
Case No. FLS2014-03004 to permit a parking lot in the Tourist (T) District with a front
(south) setback of 15 feet (to pavement), front (east) setback of 15 feet (to pavement), front
(west) setback of 24.89 feet (to pavement), side (north) setback of 10 feet (to pavement) and
84 off-street parking spaces pursuant to Community Development Code (CDC) Section 2-
802.N.
➢ On June 19, 2014, the City Council approved the allocation of up to 96 units from the Hotel
Density Reserve under Beach by Design (Case No. HDA2013-08005) and adopted a
resolution to the same effect (Res. No. 14-13). The owners proposed to develop the site with
a 144-unit overnight accommodations building with associated accessory uses including
commercial space, restaurant, meeting rooms, exercise room and the like.
The two FLD cases have expired and the parking lot associated with the FLS case has been
constructed.
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 144-unit
overnight accommodation use (150 rooms per acre, including the allocation of 100 rooms from
the Hotel Density Reserve). The proposal will also include a variety of accessory uses and
amenities such as a retail, restaurant 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 100
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feet along with requests for setback reductions for pavement along the west and south sides of
the site. The reduction in pavement along the south side of the site along 5�' Street will
accommodate a driveway providing for a drop off area for hotel guests. In addition, a
sidewalk/patio a minimum of 10 feet in width will extend along a portion of the south and most
of the west fa�ade providing opportunities for seating and outdoor dining. This feature will be
located five feet from the south and west property lines. The building will be located 15 feet
from the front (east, west and south) property lines and 10 feet from the side (north) property
line. The hotel building will occupy most of the site. The applicant anticipates the proposal will
create approximately 75 new jobs.
The proposal includes a tropical modern architecture, which is consistent with and complements
the tropical vernacular envisioned in Beach by Design.
Parking will be accommodated via structured parking (173 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 with one each located along Coronado Drive, Hamden Drive
and Sth Street. A service driveway is located at the northwest corner of the site along Coronado
Drive. A two-way driveway will be located at the northeast corner of the site. A second two-
way driveway will be located at the southeast corner of the site. This driveway not only provides
ingress/egress from the parking component of the proposed but also provides a drop-off area
along the south side of the building becoming a one-way egress driveway centrally along 5�'
Street.
The first floor of the hotel building will include parking spaces, the hotel entry, main lobby,
general commercial space and assorted back-of-house uses. The second through fourth floors are
dedicated to parking. The fifth floor includes an outdoor pool and patio area as well as meeting
space, an exercise room, small gift shop and hotel rooms. The pool and patio area is located at
the southwest corner of the building. The remaining floors are occupied by hotel rooms and
associated support uses (back-of-house).
As noted, the proposal includes a certain amount of interior accessory space which amounts to
approximately 6,000 square feet constituting approximately 5.35 percent of the gross floor area
of the hotel building. Please note that page two of eight of the application and the site data table
on Sheet C-03 both provide that the amount of accessory use area is approximately 12,000
square feet and over 10 percent of the gross floor area of the hotel. These figures were
inadvertently left in from a previous rendition and the applicant has since provided that the
maximum amount of interior accessory use area will be approximately 6,000 square feet but in
any case will not equal or exceed 10 percent of the gross floor area of the hotel.
A solid waste component will be located within the loading area within the northwest corner of
the building. The dumpster will be rolled out to a staging area along Coronado Drive for
servicing.
The site will include extensive landscaping along all sides of site through the provision of a
variety of plant material including date and royal palms, silver buttonwood, natal plum, sea grape
and carissa.
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The site is designed to be�edestrian-friendly with the provision of a sidewalk seven feet in width
along Coronado Drive, 5 Street and Hamden Drive. The sidewalk will connect to and match
existing sidewalks adjacent to the site with regard to width, materials, fit and finish. Brick
pavers, stamped paving or some other like 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 finalize those details. Outdoor seating is
provided along the south and west sides of the site along Coronado Drive and Sth Street.
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 HDA2013-12005.
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 Design: Small Motel 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 Small Motel District of Beach by Design contemplates that the existing
improvements in the Small Motel District will be sustained over time. Although the existing
improvements may not represent the theoretical "highest and best" use of this area, the relatively
good condition of most buildings and the economic value of the existing improvements make it
difficult, if not impossible, to anticipate signifcant land assembly, demolition and new
development. This development would constitute a consolidation of land with new construction
and will 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. Design Guidelines•
Beach by Design provides that the implementation of the document involves more than
community redevelopment initiatives, it also involves private development and redevelopment
that conforms to design objectives and principles established in Beach by Design. These
objectives and principles will help the City promote safety, encourage cleanliness, and provide a
comfortable environment. It should be noted that any issue not addressed in the Design
Guidelines shall be governed by the requirements of the CDC. Furthermore, the Design
Guidelines are intended to be administered in a flexible manner to achieve the highest quality
built environment for Clearwater Beach.
Section A specifically addresses the issue of density. 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 144 overnight accommodation units
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including 96 units allocated from the Reserve. Therefore, the proposal is consistent with this
provision.
Section B specifically addresses height and floorplate size 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. While the property has been augmented through
units allocated from the Reserve the proposed building is not within the specified area where
height over 100 feet is permitted; the proposal provides for a building 100 feet in height.
Therefore, the proposal is consistent with this provision.
Section B.2 requires that portions of any structures which exceed 100 feet are spaced at least
100 feet apart. This section also includes overall separation requirements for structures over
100 feet in height as two options: (1) no more than two structures which exceed 100 feet
within 500 feet; or (2) no more than four structures which exceed 100 feet within 800 feet.
The proposal provides for a building which does not exceed 100 feet in height. Therefore,
this criterion is not applicable to the proposal.
Section B.3 provides that the floorplate of any portion of a building that exceeds 45 feet in
height is limited as follows:
a) Between 45 feet and 100 feet the floorplate will be no greater than 25,000 square feet
except for parking structures open to the public; and
b) Between 100 feet and 150 feet, the floorplate will be no greater than 10,000 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 Section C. 1.4 of the Design
Guidelines.
The plate between 45 feet and 100 feet is approximately 15,720 square feet which is less
than the prescribed maximum 25,000 square feet. In addition, the building does not
exceed 100 feet in height. Therefore, this section 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 33,000 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.
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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 farade extending 88 feet (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
indicates compliance with this requirement using windows, balconies and architectural
details including decorative grilles, stucco reveals and similar detailing on all facades.
Coverage is between 60 and 62 percent of any given fa�ade (Sheets A-201 through 204).
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 that the overall building mass between 45 and 100 feet constitutes
approximately 52 percent of the theoretical maximum building envelope. Therefore, this
provision is supported by the proposal.
Section C.5 requires that the height and mass of buildings will be correlated to: (1) the
dimensional aspects of the parcel proposed for development and (2) adjacent public spaces
such as streets and parks. The adjacent rights-of-way are 60 feet in width. The portion of the
building at the fifth floor steps back approximately 100 feet from Coronado Drive and nearly
85 feet from Sth Street. 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 interior 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 15 feet along Coronado and Hamden Drives and 5�' Street. The site is designed to
be pedestrian-friendly with the provision of a sidewalk seven feet wide along Coronado
Drive, 5�' Street and Hamden Drive. Sidewalks will be repaired and replaced as needed and
will tie into and match the existing sidewalks adjacent to the site with regaxd to size, ft,
finish and materials. In addition a patio/sidewalk at least 10 feet in width is provided along
the south and west side of the building. Therefore, this Guideline is met by this proposal.
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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 a front (south) setback of 15 feet
(to building) and zero feet (to pavement), a front (west) setback of 15 feet (to building) and
five feet (to pavement), a front (east) setback of 15 feet (to building) and a side (north)
setback of 10 feet (to building). 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 and Hamden Drives with setbacks of 15 feet along a minimum of 75
percent of the building at a height of 23 feet and is illustrated on Sheet A-302. 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
alternatives. When a parking garage abuts a public road or other public place, it will be
designed such that the function of the building is not readily apparent except at points of
ingress and egress.
The proposed buildings are setback 15 feet along all street frontages. Landscaping, outdoor
seating and/or storefronts are provided along all street frontages. The proposal includes a
modern, streamlined building design with an extensive use of glass and balconies which
mitigates the bulk of the building in addition to a significant building stepback of
approximately at least 80 feet at the corner of Coronado Drive and Sth Street. 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 axe generous in size, well-detailed and easily
identified. The southeast corner of the building extending along both Coronado Drive and 5�'
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Street includes a series of entrances into various retail/restaurant accessory uses as well as the
lobby. A generous overhang delineates the corner of the building itself at Coronado Drive
and Sth Street and matching, although smaller, overhangs extend for approximately half the
building fa�ade along the south and west. 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 includes cantilevered awnings and
canopies along the Coronado Drive hotel entry and accessory area facades as well and a large
porte cochere on Sth Street all of which serve to identify entrances and seating areas.
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. In
addition, the fa�ade of the fourth floor is stepped back 15 feet. 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 seven feet in width along Coronado Drive, Sth Street and
Hamden Drive which will match the existing sidewalks adjacent to the site. The sidewalks will
tie into existing sidewalks matching the existing sidewalks with regard to 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. 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. The applicant is proposed accommodations for bicycles within the
parking garage at this time. 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 attractive landmark at this location. The
building will be painted white with light blue/grey railings and bronze anodized windows. While
the applicant may adjust the color scheme any such adjustment would require Staff review and
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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.
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 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 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 cityrvide 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— Establ ish 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. 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 density
development. Therefore, the proposal will support this Goal, Objective and Policy.
Objective A.S.S - Promote high quality design standards that support Clearwater's image and
contribute to its identity.
The proposal includes the redevelopment of a lot currently used as a parking lot with 144 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 Small Motel 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 Small
Motel District and the Design Guidelines and supports this Policy.
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Objective A.6.1 - The redevelopment of blighted, substandard, inefficient and/or obsolete areas
shall be a high priority and promoted through the implementation of redevelopment and special
area plans, the construction of catalytic private projects, ciry investment, and continued
emphasis on property 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 Small Motel District is one
area that has not seen as much redevelopment activity with the exception of Brightwater Drive.
The proposed hotel should be seen as an important component in fulfilling the vision of the
Small Motel 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 hotel units
from the Reserve which allows for a total of 144 hotel units. The redevelopment of this parcel
with a hotel will play an important role in the 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 new overnight accommodation use with an overall height of 100 feet.
However, this height is mitigated in several ways:
1. The bulk of the building is setback between 15 and 30 feet from any front property line with
a significant stepback at the fifth floor of approximately 100 feet at the corner of Coronado
Drive and 5'h Street;
2. Lush landscaping will be provided along all sides of the site;
3. The build-to line along all adjacent streets will match existing development in the area
combined with the provision of active storefronts and the main hotel lobby along Coronado
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Drive and 5�' Street complete with the provision of opportunities for outdoor seating and
dining will all contribute to an active street life; and
4. A sidewalk seven feet in width along Coronado Drive, Sth Street and Hamden Drive.
The overall effect of the proposal will pedestrian-scale consistent with the goals and vision of
Beach by Design and the Small Motel 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 seven feet in width along Coronado
Drive, Sth Street and Hamden Drive. Sidewalks will match existing sidewalks adjacent to 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
Small Motel 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 city's economy and increasing its taac base as a whole.
The proposal includes the redevelopment of a parking lot in one of the more valuable areas of the
City vis-a-vis tourism with a hotel. The new hotel is expected to create approximately 75 new
jobs and will positively contributing to the City's economy and its tax 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. S. Preserve the natural resources and aesthetic character of the community for
both the resident and tout�ist population consistent with the ciry's economic underpinnings.
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The proposal will support both the resident and tourist populations with an attractive new hotel
providing a seamless connection to the Beach Walk District farther to the west and the more
residential areas to the east. The proposal will be consistent with the desired form and function
of the Small Motel 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, ma�imum
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 Plan 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 density for
properties with a designation of Resort Facilities High is 50 overnight accommodation units per
acre or 30 dwelling units per acre. The otherwise permitted density of 50 units per acre yields 48
units.
On June 19, 2014, the City Council approved the allocation of up to 96 units from the Hotel
Density Reserve under Beach by Design (Case No. HDA2013-08005) and adopted a resolution
to the same effect (Res. No. 14-13). The proposal includes 144 hotel rooms consistent with
HDA2013-08005.
Impervious Surface Ratio (ISRZ
Pursuant to the Countywide Plan Rules and CDC Section 2-801.1, the maximum allowable ISR
is 0.95. The 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, the minimum required lot area and width for Overnight
Accommodations is between 10,000 and 20,000 square feet and between 100 and 150 feet,
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respectively. The subject property is 41,923 square feet in area and approximately 180 feet wide.
The proposal is consistent with these Code provisions.
Minimum Setbacks:
Pursuant to CDC Table 2-803, the minimum required setbacks may be reduced to zero feet. The
proposal includes a front (south) setback of 15 feet (to building) and zero feet (to pavement), a
front (west) setback of 15 feet (to building) and five feet (to pavement), a front (east) setback of
15 feet (to building) and a side (north) setback of 10 feet (to building). The proposal is
consistent with these Code provisions.
Maximum Building Height:
Pursuant to CDC Table 2-803, the maximum permitted height for Overnight Accommodations is
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. The proposed building height of 100 feet is consistent
with this CDC section.
Minimum Off-street Parkin�:
Pursuant to Table 2-803 parking for Overnight Accommodations is 1.2 spaces per unit with the
proposed 144-room hotel requiring and minimum of 173 spaces where at least 173 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 lighting, drainage pipes and any other building elements. The proposal is therefore
consistent with the Code provisions of Article 2 Division 8 and Beach by Design.
Mechanical Ec�uipment:
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 and/or abutting properties. Mechanical
equipment will be located on top of and within the building. The equipment on the roof area will
be adequately screened from view from adjacent properties and rights-of-way by solid screening.
This screening of the mechanical equipment will also be reviewed at time of the building permit
submission.
Sight Visibility 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 Department 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
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is not practicable. There are limited overhead utility lines along the south side of the site along
Sth Street serving this development. All existing overhead utilities will be placed underground.
Landscaping_
Pursuant to CDC Section 3-1202.D, there are no perimeter buffers required in the Tourist District
for this site. The proposal includes perimeter landscape buffers 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 Coronado and Hamden Drives and 5�'
Street will be enhanced with palms, accent shrubs and dense groundcover beds.
Solid Waste:
A solid waste component will be located within the loading area within the northwest 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��
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.
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 harfnony with the scale, bulk,
coverage, density and character of adjacent properties in which it is located.
The proposal includes a 144-unit hotel within a 10-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 Small
Motel 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 CDC Section 3-914.A.1, above, consistent with the
character of adjacent properties and with the intent and vision of Beach by Design, the Small
Motel 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.
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The proposal will likely have no effect, negative or otherwise, on the health or safety of persons
residing or working in the neighborhood. Therefore, the proposal is consistent with this CDC
Section.
Section 3-914.A.4. The proposed development is designed to minimize traffic congestion.
The proposal has been designed to have a minimal effect on traffic congestion. Naturally, the
development of a 144-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 and
adequate access into the parking garage component of the development. Therefore, the proposal
is consistent with this CDC Section.
Section 3-914.A. S. The proposed development is consistent with the community character of the
immediate vicinity.
As previously discussed, the community character consists 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.
Section 3-914.A.6. The design of the pNOposed 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 30 feet from any street right-of-
way. Therefore, the proposal is consistent with this CDC Section.
Compliance with Flexibility Criteria:
The proposal supports the specific Overnight Accommodation criteria pursuant to CDC Section
2-803.J as follows:
1. With the exception of those properties located on Cleanvater Beach, the parcel proposed for
development shall front on but shall not involve direct access to a major arterial street unless
no other means of access would be possible.
The parcel proposed for development is located on Clearwater Beach therefore; this criterion
is not strictly applicable to the application.
2. Height: The increased height results in an improved site plan and/or improved design and
appearance.
The site is the recipient of 96 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, height and other development
parameters. The requested increase in height to 100 feet is mitigated by building stepbacks
of up to 100 feet and is anticipated 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
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as explored in detail elsewhere in this report) and which have acquired additional density
through mechanisms such as the Reserve. For example the bulk of the building steps back at
the fifth floor at the southwest corner at least 84 feet. 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. 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 and all applicable Design Guidelines of Beach by Design.
Therefore, the proposal is consistent with this CDC Section.
3. Signs: No sign of any kind is designed or located so that any portion of the sign is more than
six feet above the finished grade of the fi•ont lot line of the parcel proposed for development
unless such signage is a part of an approved comprehensive sign program.
A sign package has not been submitted yet although the applicant has committed to meeting
the requirements of the CDC with regard to signage.
4. Front setback:
a. The reduced setback shall contribute to a more active and dynamic street life;
b. The reduced setback shall result in an improved site plan through the provision of a more
efficient off-street parking area, and/or improved building design and appearance; and
c. The reduced setback will not result in a loss of landscaped area, as those areas being
diminished by the setback reduction will be compensated for in other areas through a
Comprehensive Landscape Plan.
The proposed front setbacks of 15 feet to building are consistent with those as otherwise
required as part of a Level I Flexible Standard Development review. The front setback
reductions are limited only to pavement. The reduction in pavement along the south side
of the site along Sth Street will accommodate a driveway providing for a drop off area for
hotel guests. In addition, a sidewalk/patio a minimum of 10 feet in width will extend
along a portion of the south and most of the west fa�ade providing opportunities for
seating and outdoor dining. This feature will be located five feet from the south and west
property lines. While perimeter landscaping is not required landscape buffers five feet in
width along the three front property lines are provided. Therefore, the proposal is
consistent with this CDC Section.
5. Side and rear setbacks:
a. The reduced setback does not prevent access to the rear of any building by emergency
vehicles and/or personnel;
b. The reduced setback results in an improved site plan through the provision of a more
efficient off-street parking area, and/or improved building design and appearance; and
c. The reduced setback will not result in a loss of landscaped area, as those areas being
diminished by the setback reduction will be compensated for in other areas through a
Comprehensive Landscape Plan.
The provided side setback of 10 feet is consistent with that as otherwise required as part
of a Level I Flexible Standaxd Development review. Therefore, this criterion is not
strictly applicable to the application.
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6. Off-street parking:
a. The proposed development contains no more than 130 rooms; and
b. The proposed development is within 1, 000 feet of an existing public parking garage with
documented available capacity.
The proposed 144-room hotel requires 173 parking spaces at 1.2 spaces per room where a
minimum of 173 spaces are proposed. As such no request for a reduction in parking is
included with the proposal. Therefore, this criterion is not strictly applicable to the
application.
7. The design of all buildings shall comply with the Tourist District site and architectural
design guidelines in Section 3-501, as applicable.
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.
8. Lot area and/or width: The reduction shall not result in a building which is out of scale with
existing buildings in the immediate vicinity.
The subject property is 41,923 square feet in area and approximately 180 feet wide which
exceeds the otherwise required lot area and width parameters. The proposal is consistent
with these Code provisions. Therefore, this criterion is not strictly applicable to the
application.
9. The parcel proposed for development shall, if located within the Coastal Storm Area, have a
hurricane evacuation plan requiring the use close when a hurricane watch is posted; and
The provision of a hurricane evacuation plan has been made a condition of approval of this
application. Therefore, the proposal is consistent with this CDC Section.
10. A development agreement must be approved by the city council pursuant to F. S. ��
163.3221-163.3243 and Community Development Code Section 4-606 if the development
proposal exceeds the base density and/or base F.A.R. established for the underlying Future
Land Use designation. The development agreement shall.•
a. Comply with all applicable requirements of the "Rules Concerning the Administration of
the Countywide Future Land Use Plan" as they pertain to alternative density/intensity,
and as amended from time to time;
b. Be recorded with the clerk of the circuit court pursuant to F.S. � 163.3239, with a copy
filed with the property appraiser's office, and a copy submitted to the PPC and CPA for
receipt and filing within 14 days after recording; and
c. Have its development limitations memorialized in a deed restriction, which shall be
recorded in the Official Records of Pinellas County prior to the issuance of any building
permit for the overnight accommodations use.
On June 19, 2014, the City Council approved the allocation of up to 96 units from the
Hotel Density Reserve under Beach by Design (Case No. HDA2013-08005) and adopted
a resolution to the same effect (Res. No. 14-13) which included the approval of a
development agreement. Therefore, the proposal is consistent with this CDC Section.
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11. Accessory Uses:
a. Accessory uses must be incidental, subordinate, and customarily accessory to overnight
accommodations.
Proposed accessory uses are limited to retail and restaurant space, an exercise room and a
pool and outdoor patio and are considered as subordinate and customarily accessory
overnight accommodations. Therefore, the proposal is consistent with this CDC Section.
b. The following shall apply to required parking for accessory uses:
i. Accessory uses located within the building interior may occupy between 1 S
percent and 20 percent of the gross floor area of the development, but only
when additional parking is provided for that portion of the accessory uses
which exceeds 1 S percent. The required amount of parking shall be calculated
by using the minimum off-street parking development standard for the most
intensive accessoNy use(s). Where there is a range of parking standards, the
lowest number of spaces allowed shall be used to calculate the additional
amount of off-street parking required for the project. In projects where the
interior accessory uses exceed 20 percent of the building gross floor area, all
interior accessory uses shall be considered additional primary uses for
purposes of calculating development potential and parking requirements.
The proposed amount of interior accessory use area constitutes approximately
5.35 percent of the gross floor area of the hotel. Therefore, this criterion is not
strictly applicable to the application.
ii. RegaNdless of the gross floor area percentage, overnight accommodations with
fewer than SO rooms that have a full service restaurant shall comply with the
parking standards for the restaurant use as contained in Table 2-803. The
lowest number of spaces allowed shall be used to calculate the additional
amount of off-street parking required for the restaurant.
The proposal includes a hotel with more than 50 rooms. Therefore, this
criterion is not strictly applicable to the application.
c. In addition to the requirements above, for those p�ojects that request additional rooms
fi°om the Hotel Density Reserve established in Beach by Design and whose interior
accessory uses are between ten percent and 1 S percent of the gross floor area of the
proposed building, density shall be calculated as follows:
i. Calculate the maximum number of units allowed by the base density;
ii. Calculate the maximum number of units that may be allocated from the Hotel
Density Reserve established in Beach by Design;
iii. Add the figures determined in i. and ii. to determine the total number of units
allowed for the site;
iv. Divide the total number of units allowed, as calculated in iii., by the total land
area to determine the resulting units per acre for the project site;
v. Determine the total floor area of all interior accessory uses exceeding ten
percent of the gross ftoor area of the proposed building;
vi. Subtract the figure determined in v. from the total land area, and divide this
difference by 43, 560 to determine the net acreage;
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vii. Multiply the net acreage derived in vi. by the applicable resulting units per
acre figure determined in iv. The resulting product is the maximum numbe� of
rooms allowable for the project.
viii. The final allocation of rooms fi°om the Hotel Density Reserve shall be
determined by multiplying the net acreage determined in vi. by the base density
and subtracting this product from the maximum number of rooms allowable for
the project as determined in vii.
The proposed amount of interior accessory use area constitutes approximately
5.35 percent of the gross floor area of the hotel. Therefore, this criterion is not
strictly applicable to the application.
d. Signage for any accessory use shall be subordinate to and incorporated into the primary
freestanding signage for the overnight accommodation use. In no case shall more than 25
percent of the sign area be dedicated to the accessory uses.
A sign package has not been submitted yet although the applicant has committed to
meeting the requirements of the CDC with regard to signage.
e. Those developments that have obtained additional density fi°om the Destination Resort
Density Pool established in Beach by Design are not subject to the requirements set forth
in Sections 2-803.I.11, a—d.
The proposal includes units obtained through the Reserve. Therefore, this criterion is not
strictly applicable to the application.
Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by
substantial competent evidence that he is entitled to the approval requested.
The applicant has adequately demonstrated through the submittal of substantial competent
evidence that the request is entitled to the approval requested as required by CDC Section 4-
206.D.4.
Compliance with 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 Consistent� Inconsistent
Density 50 overnight 144 overnight accommodation X
accommodation units per units
acre (48 units) plus 96
units from the Reserve
(144 units total)
Impervious Surface Ratio 0.95 0.79 X
Minimum Lot Area 10,000 to 20,000 sf 41,924 sf X
Minimum Lot Width 100 - 150 feet 180 feet X
Minimum Setbacks Front: 0- 15 feet West: 15 feet (to building) X
5 feet (to paving)
East: 15 feet (to building) X
South: 15 feet (to building) X
zero feet (to paving)
Side: 0-10 feet North: 10 feet (to building) X
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Maximum Height
Minimum
Off-Street Parking
� See ana[ysis in Staff Report
Standard
35 - 100 feet
1- 1.2 spaces per unit
(144 - 173 spaces)
Proposed
100 feet
173 spaces
(1.2 spaces
PLANNING & DEVELOPMENT
DEVELOPMENT REVIEW DIVISION
Consistent� Inconsistent
X
X
Compliance with General Applicability Standards:
The following table depicts the consistency of the development proposal with the General
Standards for Level One and Two Approvals as per CDC Section 3-914.A:
1. The proposed development of the land will be in harmony with the scale, bulk,
coverage, density and character of adjacent properties in which it is located.
2. The proposed development will not hinder or discourage development and use of
adjacent land and buildings or significantly impair the value thereof.
3. The proposed development will not adversely affect the health or safety of persons
residing or working in the neighborhood.
4. The proposed development is designed to minimize traffic congestion.
5. The proposed development is consistent with the community character of the immediate
vicinity.
6. The design of the proposed development minimizes adverse effects, including visual,
acoustic and olfactory and hours of operation impacts on adiacent uronerties.
� See analysis in staff report.
Consistent' Inconsistent
X
X
X
X
X
X
Compliance with Flexibility Criteria:
The following table depicts the consistency of the development proposal with the Flexibility
criteria as per CDC Section 2-803.J (Overnight Accommodations):
1. With the exception of those properties located on Clearwater Beach, ihe pazcel
proposed for development shall front on but shall not involve direct access to a major
arterial street unless no other means of access wouid be possible.
2. Height: The increased height results in an improved site plan and/or improved design
and appeazance.
3. Signs: No sign of any kind is designed or located so that any portion of the sign is more
than six feet above the finished grade of the front lot line of the parcel proposed for
development unless such signage is a part of an approved comprehensive sign program.
4. Front setback:
a. The reduced setback shall contribute to a more active and dynamic street life;
b. The reduced setback shall result in an improved site plan through the provision
of a more efficient off-street parking area, and/or improved building design and
appearance; and
c. The reduced setback will not result in a loss of landscaped area, as those areas
being diminished by the setback reduction will be compensated for in other
areas through a Comprehensive Landscape Plan.
Community Development Board — April 21, 2015
FLD2015-02005 — Page 20
Consistent' � Inconsistent
X
X
X
X
����L1�1 ��L�l Level II Flexible Development Application Review
�,�": ,:. ss r ..
5. Side and rear setbacks
a. The reduced setback does not prevent access to the rear of any building by
emergency vehicles and/or personnel;
b. The reduced setback results in an improved site plan through the provision of
a more efficient off-street parking area, and/or improved building design and
appearance; and
c. The reduced setback will not result in a loss of landscaped area, as those areas
being diminished by the setback reduction will be compensated for in other
areas through a Comprehensive Landscape Plan.
6. Off-street parking:
a. The proposed development contains no more than 130 rooms;
b. The proposed development is within 1,000 feet of an existing public parking
garage with documented available capacity.
7. The design of all buildings shall comply with the Tourist District site and architectural
design guidelines in Section 3-501, as applicable.
8. Lot area and/or width: The reduction shall not result in a building which is out of scale
with existing buildings in the immediate vicinity.
9. The parcel proposed for development shall, if located within the Coastal Storm Area,
have a hunicane evacuation plan requiring the use close when a hurricane watch is
posted.
10. A development agreement must be approved by the city council pursuant to F.S. §§
1633221-163.3243 and Community Development Code Section 4-606 if the
development proposal exceeds the base density and/or base F.A.R. established for the
underlying Future Land Use designation. The development agreement shall:
a. Comply with all applicable requirements of the "Rules Concerning the
Administration of the Countywide Future Land Use Plan" as they pertain to
alternative density/intensity, and as amended from time to time;
b. Be recorded with the clerk of the circuit court pursuant to F.S. § 163.3239,
with a copy filed with the property appraiser's office, and a copy submitted to
the PPC and CPA for receipt and filing within 14 days after recording; and
c. f�ave its development limitations memorialized in a deed restriction, which
shall be recorded in the Official Records of Pinellas County prior to the
issuance of any building permit for the overnight accommodations use.
11. Accessory Uses:
a. Accessory uses must be incidental, subordinate, and customarily accessory to
overnight accommodations;
b. The following shall apply to required parking for accessory uses:
❑ Accessory uses located within the building interior may occupy between 15
percent and 20 percent of the gross floor area of the development, but only
when additional parking is provided for that portion of the accessory uses
which exceeds 15 percent. The required amount of parking shall be
calculated by using the minimum off-street parking development standard
for the most intensive accessory use(s). Where there is a range of parking
standazds, the lowest number of spaces ailowed shall be used to calculate
the additional amount of off-street parking required for the project. In
projects where the interior accessory uses exceed 20 percent of the building
gross floor area, all interior accessory uses shall be considered additional
primary uses for purposes of calculating development potential and parking
requirements.
❑ Regardless of the gross floor area percentage, overnight accommodations
with fewer than 50 rooms that have a full service restaurant shall comply
with the parking standards for the restaurant use as contained in Table 2-
803. The lowest number of spaces allowed shall be used to calculate the �
additional amount of off-street parking required for the restaurant.
c. In addition to the requirements above, for those projects that request additional
rooms from the Hotel Density Reserve established in Beach by Design and
whose interior accessory uses are between ten percent and 15 percent of the
gross floor area of the proposed building, density shall be calculated as
Community Development Board – April 21, 2015
FLD2015-02005 – Page 21
PLANNING & DEVELOPIvIENT
DEVELOPMENT REVIEW DIVISION
Consistent� Inconsistent
N/A
N/A
X
N/A
X
X
►�
X
N/A
N/A
• � C���� 1'�[l�L�l Level II Flexible Development Application Review
;�r,�l�.;�a,.�,va�:. , ..
follows:
❑ Calculate the ma�cimum number of units allowed by the base density;
❑ Calculate the maximum number of units that may be allocated from the
Hotel Density Reserve established in Beach by Design;
❑ Add the figures determined in i. and ii. to determine the total number of
units allowed for the site;
❑ Divide the total number of units allowed, as calculated in iii., by the total
land area to determine the resulting units per acre for the project site;
❑ Determine the total floor area of all interior accessory uses exceeding ten
percent of the gross floor area of the proposed building
❑ Subtract the figure determined in v. from the total land area, and divide this
difference by 43,560 to determine the net acreage;
❑ Multiply the net acreage derived in vi. by the applicable resulting units per
acre figure determined in iv. The resulting product is the maximum number
of rooms allowabie for the project; and
❑ The final allocation of rooms from the Hotel Density Reserve shall be
determined by multiplying the net acreage determined in vi. by the base
density and subtracting this product from the ma}cimum number of rooms
allowable for the project as determined in vii.
d. Signage for any accessory use shall be subordinate to and incorporated into the
primary freestanding signage for the overnight accommodation use. In no case
shall more than 25 percent of the sign area be dedicated to the accessory uses.
e. Those developments that have obtained additional density from the Destination
Resort Density Pool established in Beach by Design are not subject to the
requirements set forth in Sections 2-803.I.11.a�1:
� See analysis in Staff Report.
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.
1 l. Section K: Fountains.
12. Section L: Materials and Colors.
� See analysis in Sta_(f'Report.
Community Development Board — April 21, 2015
FLD2015-02005 — Page 22
PLANNING & DEVELOPMENT
DEVELOPMENT REVIEW DIV[SION
Consistent�
X
N/A
Consistent'
X
X
X
X
X
X
N/A
X
X
N/A
N/A
X
Inconsistent
Inconsistent
� CiL�r�Rl�l Level II Flexible Development Application Review PLn�vrrs�G � nEVELOrMEiv�r
° ��S.�st . . .. ..
DEVELOPMENT REVTEW DIVISION
SUMMARY AND RECOMMENDATION:
The Development Review Committee (DRC) reviewed the application and supporting materials
at its meeting of March 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 0.962-acre site is bound by Coronado Drive (west), Hamden Drive (east) and 5�' Street
(south);
2. On April 17, 2014, the Community Development Coordinator approved Case No. FLS2014-
03004;
3. On June 19, 2014, the City Council approved the allocation of up to 96 units from the Hotel
Density Reserve under Beach by Design (Case No. HDA2013-08005) and adopted a
resolution to the same effect (Res. No. 14-13);
4. The property is currently occupied by a parking lot in accordance with Case FLS2014-03004;
5. The site plans associated with Case Nos. FLD2005-02021 and FLD2007-06020 have
expired;
6. That the subject property is located within the Tourist (T) District and the Resort Facilities
High (RFH) Future Land Use Plan category;
7. The subject property is located in the Small Motel District of Beach by Design;
8. The subject property is comprised of five parcels with approximately 180 feet of frontage
along Coronado and Hamden Drives and 220 feet of frontage along 5�' Street;
9. The proposal is to construct a new hotel building on the property consisting of 144 overnight
accommodation units;
10. The proposal includes a minimum of 173 parking spaces where 173 spaces are required;
11. The proposed hotel height is 100 feet;
12. The proposal includes a front (south) setback of 15 feet (to building) and zero feet (to
pavement), a front (west) setback of 15 feet (to building) and five feet (to pavement), a front
(east) setback of 15 feet (to building) and a side (north) setback of 10 feet (to building);
13. That the proposal is fully in compliance with all applicable portions of the Beach by Design
guidelines; and,
14. There are no active Code Compliance cases for the subject property.
Conclusions of Law:
The Planning and Development Department, having made the above findings of fact, reaches the
following conclusions of law:
1. That the development proposal is consistent with the Standards pursuant to CDC Tables 2-
801.1 and 2-843;
2. That the development proposal is consistent with the Flexibility criteria pursuant to CDC
Section 2-803.J;
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;
Community Development Board — Apri121, 2015
FLD20 ] 5-02005 — Page 23
'. C�V(4��t�Lel Level II Flexible Development Application Review PLnrr��rrG � naver.oriv¢rrr
- DEVELOPMENT REVIEW DIVISION
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 Small Motel 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 approval to permit a 144-room overnight accommodation use in the
Tourist (T) District with a lot area of 0.962 acres, a lot width of 180 feet, a front (south) setback
of 15 feet (to building) and zero feet (to pavement), a front (west) setback of 15 feet (to building)
and five feet (to pavement), a front (east) setback of 15 feet (to building) and a side (north)
setback of 10 feet (to building); and a building height of 100 feet; and a minimum of 173
parking spaces at 1.2 parking spaces per hotel room, as a Comprehensive Infill Redevelopment
Project, under the provisions of CDC Section 2-803.J; and a two-year Development Order under
the provisions of CDC Section 4-407 subject to the following conditions:
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 Coronado Drive right-of-way;
3. That application for a building permit be submitted no later than Apri121, 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 permits for construction except for clearing and grubbing,
demolition or the provision of fill, all applicable requirements of Chapter 31 of the Building
Code be met;
5. That, prior to the issuance of any buildings except for clearing and grubbing, demolition or
the provision of fill, a site plan which indicates that where sidewalks cross driveways
treatments such as pavers or textured paving are used and that the details of that treatment
including but not limited to pattern, type and installation methodology be approved by Staff;
6. That, prior to the issuance of any building permits, except for clearing and grubbing,
demolition 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;
7. That, prior to the issuance of any building permits, except for clearing and grubbing,
demolition or the provision of fill, a turning template for the parking garage shall be provided
to and approved by Staff;
8. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition 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
Community Development Board — Apri121, 2015
FLD2015-02005 — Page 24
Y Cl��l �f'�iLl.l Level II Flexible Development Application Review PLANNING & DEVELOPMENT
'
DEVELOPMENT REVIEW DIVISION
� . s�
. �. w .�...3.�
from any street frontage, be shown to be painted the same color as the portion of the building
to which such features are attached;
9. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition or the provision of fill, any applicable Parks and Recreation impact fees be paid;
10. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition 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 fre pump is required, then the water supply
must be able to supply 150 percent of its rated capacity;
1 l. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition 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);
12. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition or the provision of fill, a site plan, accompanied by a stormwater vault
maintenance schedule, signed and accepted by the owner, which provides stormwater vault
specifications indicating that the vault provides water quality benefits is submitted to and
approved by City Staff;
13. That prior to the issuance of any permits for construction, a grading and drainage plan is
submitted to City staff which provides acceptable levels of stormwater attenuation and meets
water quality standards;
14. That prior to the issuance of any permits for construction a Hurricane Evacuation Plan be
submitted to and approved by the City;
15. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition or the provision of fill, provide evidence to Staff that a 19 foot long passenger
vehicle can maneuver around bends in a forward direction without encroaching onto
opposing lanes inside the parking garage through the use of a turning template or auto turn
program;
16. That, prior to the issuance of any permits for construction, except for clearing and grubbing,
demolition or the provision of fill, the fit, finish, materials, the installation methodology of
the sidewalks and any associated sidewalk amenities (such as benches, trash receptacles,
trees, lighting), as the case may be, be coordinated with and approved by City Staff;
Timing Conditions - Prior to Issuance of Certificate of OccupancX
17. That, prior to the issuance of a Certificate of Occupancy, the sidewalks and any associated
sidewalk amenities be installed to the satisfaction of City Staff along any street frontages;
and
18. That, prior to the issuance of any Certificate of Occupancy, all service lines onto the property
shall be installed underground. ,- 7
� ��'`�"�-.---._..--�"�'—s__ "��
Prepared by Planning and Development Derartment Staff: �%
Mark T. Parry, AICP, Planner III
ATTACHMENTS: Photographs
Community Development Board — April 21, 2015
FLD2015-02005 — Page 25
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east side of Hamden Drive.
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Looking southeast along ���aterfi-ont portion of site on the
east side Hamden Drive.
345 Coronado Drive
FLD2015-02005
MARK T. PARRY
1655 Linwood Drive Tel: (727) 742.2461
Clearwater, FL 33755 E-mail: mparry tampabay.rr.com
SUMMARY OF QUALIFICATIONS
A dedicated, AICP certified professional Planner focused on contributing to the field of Urban Planning
experienced in public and private sector planning. An excellent communicator, able to efFectively interact
with clients, local government officials and business professionals at all levels. Experienced in various
aspects of urban design and planning, zoning regulations and permitting.
OBJECTIVE
To secure a Planning position which will allow me to continue improving the built environment and my
community through sound and innovative planning and design principals.
EDUCATION
COOK COLLEGE, RUTGERS UNIVERSITY, New Brunswick, NJ
B.S. Landscape Architecture Major, Urban Planning Certification
B.S. Environmental Planning and Design
Certificate Urban Planning
Golden Key National Honor Society; Sigma Lambda Alpha
American Planning Association (Florida Chapter); member
AICP #020597
40-hour OSHA (Hazwoper) Training
PLANNER III PLANNING DEPARTMENT, CITY OF CLEARWATER 04/12 - Present
08/98 — 04/05
• Responsible for nonresidential and single/multi-family site plan review and permitting.
• Assist in the implementation and subsequent review of the Community Development Code.
• Responsible for assessing and writing Community Development Code amendments.
• Land Development Code development, interpretation and application.
• Provide, inspect and direct landscape review/design.
• Acting Development Review Manager 9/99 — 11/99 and 01/05 — 03/05.
• Manage and direct Associate Planners.
• Review, process and present variance/conditional use, land use/zoning atlas amendment and annexation
applications at in-house and public review meetings.
• Principal Planner in creating and implementing Clearwater's Downtown Design Guidelines.
Assisted in the implementation and application of the Clearwater powntown Redevelopment Plan.
SENIOR PLANNER DEVELOPMENT & 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 g/92 - g/gg
. • 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 6/87 - 8/93
• Assisted in formulating and running children's summer program ("Hayseed").
• Created and coordinated daily programs and schedules for 6-9 year old groups.
• Supervised several other programs throughout the year.
• Created a demand which was twice the program's capacity after the first year.
COMPUTER SKILLS
Access, Microsoft Office, Microsoft Works, CtarisWorks, MS Word, Land Designer Pro, Permit Plan,
Excel, Cornerstone, AutoCADD, PowerPoint, Publisher
o �
� � earwater
U
Planning & Development Department
Flexible Development Application
Attached Dwellings, Mixed-Uses or Non-Residential Ilses
IT IS INCUMBENT UPON THE APPLICANT TO SUBMIT COMPLETE AND CORRECT INFORMATION. ANY MISLEADING, DECEPTIVE,
INCOMPLETE OR INCORRECT INFORMATION MAY INVALIDATE YOUR APPLICATION.
ALL APPLICATIONS ARE TO BE FILLED OUT COMPLETELY AND CORRECTLY, AND SUBMITTED IN PERSON (NO FAX OR DELIVERIES)
TO THE PLANNING & DEVELOPMENT DEPARTMENT BY NOON ON THE SCHEDULED DEADLINE DATE.
A TOTAL OF il COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL AND 10 COPIES) AS REQUIRED WITHIN
ARE TO BE SUBMITTED FOR REVIEW BY THE DEVELOPMENt REVIEW COMMITTEE. SUBSEQUENT SUBMITTAL FOR THE
COMMUNITY DEVELOPMENT BOARD WILL REQUIRE 15 COMPLETE SETS OF PLANS AND APPLICATION MATERIALS (1 ORIGINAL
AND 14 COPIES). PLANS AND APPLICATIONS ARE REQUIRED TO BE COUATED, STAPLED AND FOLDED INTO SETS.
THE APPLICANT, BY FIUNG THIS APPLICATION, AGREES TO COMPLY WITH ALL APPLICABLE REQUIREMENTS OF THE
COMMUNITY DEVEIOPMENT CODE.
FIRE DEPT PRELIMARY SITE PLAN REVIEW FEE: $Z00
APPLICATION FEE: $1,205
PROPERTY OWNER (PER DEED):
Mainstream Partners Vlii, LTD (PARCEL "B ")
MAILING ADDRESS: 2552 22nd Av� N, S� Petersburg, FL 33713
PHONE NUMBER: 727-224-6650
EMAIL: Antonio Fernandez/mamerica�atampabay.r►:com
AGENT OR REPRESENTATIVE• Synergy Civil Engineering, InG (Michael J. Palmer, P.E.)
MAILING ADDRESS: 3000 Gulf to Bay Blvd Suite 201
PHONE NUMBER: 727-796-1926
EMAIL: mpalme�a,synergycivileng.com
ADDRESS OF SUBIECT PROPERTY: 345 Coronado Drive Clearwater, FL 33767
PARCEL NUMBER{S): 08-29-15-17586-001-0120, 08-29-15-17586-001-0130 08-29-15-17586-001-0140
08-29-15-17604-000-0100, 08-29-15-17604-000-0080, Lot 10A, 9A
LEGAL DESCRIPTION: See attachment "A"
PROPOSED USE(S): 144 room Hotel with associated parking and amenities
DESCRIPTION OF REQUEST:
Specifrcotly identify ihe request SEEAT'TACHMENT "B"
(indude all requested code flexibility;
e.g., reduction in required number of
parking spaces, height setbocks, lot
size, !ot width, specific use, etc.):
Planning 8 Development Departrnent, 100 S. Myrde Avenue, Clearwater, FL 33756, Tel: 727-562�567; Fax: 727-562�865
Page 1 of 8 Revised 01l12
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Planning & Development Department
Flexible Development Application
Data Sheet
PLEASE ENSURE THAT THE FOLLOWING INFORMATION IS FILLED OUT, IN ITS ENTIRETY. FAILURE TO COMPLETE THIS FORM
WILL RESULT IN YOUR APPLICATION BEING FOUND INCOMPLETE AND POSSIBLY DEFERRED UNTIL THE FOLLOWING
APPLICATION CYCLE.
ZONING DISTRICT:
FUTURE LAND USE PLAN DESIGNATION:
Tourist District "T"
Reson Facilities High "RFH"
EXISTING USE (currently existing on site): (Current use parking lo� no buildings)
PROPOSED USE (new use, if any; plus existing, if to remainJ:Hotel
SITE AREA: 41,923.8 Sq, ft, 0.962 acres
GROSS FIOOR AREA (total square footage of all buildings):
Existing: � sq. ft.
Proposed: I10,340 Sq ft II0,340 BLG. + 88,480PARgING GARAGE
=198,820 SF.
Maximum Allowable: �'�A sq. ft.
GROSS FLOOR AREA (total square footage devoted to each use, if there will be multiple uses):
First use: 98,240 sq. ft. Hotel
Second use: 12,100 Sq, ft.Accessory
Third use: N�A sq. ft.
FLOOR AREA RATIO (total square footage of all buiidings divided by the total square footage of entire site):
Existing: �
Proposed: N/A (I0.97% accessory use < IS%) Allowable)
Maximum Allowable: N/A
BUILDING COVERAGE/FOOTPRINT (1�` floor square footage of all buildings):
Existing: � sq. ft. ( � % of site)
Proposed: 33,000 sq. ft. (` 78• � % of site)
Maximum Permitted: 39,827 sq. ft. ( 95 % of site)
GREEN SPACE WITHIN VEHICULAR USE AREA (green space within the parking lot and interior of site; not perimeter buffer):
Existing: 1�112 sq. ft. ( � 6 % of site)
Proposed: N/A Parking sq. ft. ( � � % of site)
Garage
VEHICULAR USE AREA (parking spaces, drive aisles, loading area):
Existing: ���912 sq. ft. ( 67 % of site)
Proposed: N/A Parking sq. ft. ( 0.0 % of site)
Garage
Planning � Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727�62�567; Fax: 727-562�865
Page 2 of 8 Revised 01112
e�
(MPERVIOUS SURFACE RATfO (total square fiootage of Empervious areas divided by the total square footage of entire stte):
Existing: 8.67
Proposed: � D. 79
Maximum Permitted; 0.95-(39,827�{)
DENSITY {units, rooms or beds per acrej:
Existing: 0 xni�s
Proposed: SB/a� +96Hotel Reserve=144
Maximum Pe�mitted: ISODU/aG
OFF-STREET PARKING:
Existing: 85
Proposed: I73
Mlnimum Requfred: I•2 X 144=173' /�j j�,,
BUILDING HEIGHT:
Existing: pr
Proposed: 99'-4" abov�e BFE =12.0
Maxlmum Permitted: �'�Q' ��BFE=1�.0
WNAT IS THE ESTIMATED TOTAL VALUE OF THE PROIECT IiPOM C�MPLETION? $10,000,1lD0.00
ZONtNG DISTiiiCTS POR ALt AD3ACENT PRORERTY:
North: Tourist
South: Tourist
East: Totrrist
West: Tourist
STATE OF FLORIDA, COUNTY QF PlNELLAS �7
!, the understgned, acknowledge that ali Sworn to and subscribed before me this L�� day of
represernations made in this appilcatfon are true and � �� � 5 . to me and/or by
accurate to the best of my knowiedge and authorize ��' —'
City representatives to visit and photograph the ��7 �4 ���a _� . ho is personally know has
property described in thfs app ' tion.
produced as iderrtiflcation.
. ` ��e� l�Vti� _ 1. //(��I�'�b�" /
SignatureqFproperty owner or
Notary pubflc,
My commission expires: �2
��M
�'� °� NWary PuHic Stats ot Flwide
� • � Cathryn P WilBOn
:" .� ' " Nh' Commfa�bn EE 1E5985
i '�e►n� Expirea 1212Bf�078
.•w,4r
Planning 8 Devatopmen! Department,106 8_ Myrde Avenue, Glearwater, FL 38T56, Tel: 727v62-45B7; Fax: 727�562-4865
Page 3 of 8 Revtged 01/12
o � � Planning & Development Department
� C earwate Flexible Develo mentA lication
P PP
� Site Plan Submittal Package Check list
IN ADDITION TO THE COMPLETED FLD(IBLE DEVELOPMENT (FLD) APPLICATION, ALL FLD APPUCATIONS SHALL INCLUDE A SITE
PLAN SUBMITTAL PACKA6E THAT INCLUDES THE FOLLOWING INFORMATION ANDJOR PLANS:
❑ Responses to the flexibility criteria for the spetific use(s) being requested as set forth in the Zoning District(s) in which the
subject property is located. The attached Flexible Development Application Flexibility Criteria sheet shall be used to provide
these responses.
❑ Responses to the General Applicability criteria set forth in Section 3-914.A. The attached Ftexible Development Application
General Applicability Criteria sheet shall be used to provide these responses.
❑ A signed and sealed survey of the property prepared by a registered land surveyor including the location of the property,
dimensions, acreage, location of all current structures/improvements, location of all public and private easements including
official records book and page numbers and street right(s)-of-way within and adjacent to the site.
❑ If the application would result in the removal or relocation of mobile home owners residing in a mobile home park as
provided in F.S. § 723.083, the application must provide that information required by Section 4-202.A.5.
❑ If this application is being submitted for the purpose of a boatlift, catwalk, davit, dock, marina, pier, seawall or other si milar
marine structure, then the application must provide detailed plans and specifications prepared by a Florida professional
engineer, bearing the seal and signature of the engineer, except signed and sealed plans shall not be required for the repair
or replacement of decking, stringers, railing, lower landings, tie piles, or the patching or reinforcing of existing piling on
private and commercial docks.
❑ A site plan prepared by a professionat architect, engineer or landscape architect drawn to a minimum scale of one inch equals
50 feet on a sheet size not to exceed 24 inches by 36 inches that includes the following information:
❑ Index sheet of the same size shall be included with individual sheet numbers referenced thereon.
D North arrow, scale, location map and date prepared.
❑ Identification of the boundaries of phases, if development is proposed to be constructed in phases.
❑ Location of the Coastat Construction Control Line (CCCL), whether the property is located within a Special Flood Hazard
Area, and the Base Flood Elevation (BFEj of the property, as applicable.
❑ Location, footprint and size of all existing and proposed buildings and structures on the site.
❑ Location and dimensions of vehicular and pedestrian circulation systems, both on-site and off-site, with proposed points
of access.
❑ Location of all existing and proposed sidewalks, curbs, water lines, sanitary sewer lines, storm drains, fire hydrants and
seawalls and any proposed utility easements.
❑ Location of onsite and ofFsite stormwater management facilities as well as a narrative describing the proposed
stormwater control plan including calculations. Additional data necessary to demonstrate compliance with the City of
Clearwater Storm Drainage Design Criteria manual may be required at time of building construction permit.
❑ Location of solid waste collection facilities, required screening and provisions for accessibility for collection.
❑ Location of off-street loading area, if required by Section 3-1406.
❑ All adjacent right(s)-of-way, with indication of centerline and width, paved width, existing median cuts and intersections
and bus shelters.
❑ Dimensions of existing and proposed lot lines, streets, drives, building lines, setbacks, structural overhangs and building
separations.
❑ Building or structure elevation drawings that depict the proposed building height and building materiais.
Planning 8� Developmerrt Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, TeI: T27�62�567; Fax: 727-562-4865
Page 4 of 8 Revised 01/12
❑ Typical floor plans, including floor plans for each floor of any parking garage.
❑ Demolition plan.
❑ Identification and description of watercourses, wetlands, tree masses, specimen trees, and other environmentally
sensitive areas.
❑ If a deviation from the parking standards is requested that is greater than 50% (excluding those standards where the
difference between the top and bottom of the range is one parking space), then a parking demand study will need to be
provided. The findings of the study will be used in determining whether or not deviations to the parking standards are
approved. Please see the adopted Parking Demand Study Guidelines for further information.
❑ A tree survey showing the location, DBH and species of all existing trees with a DBH of four inches or more, and identifying
those trees proposed to be removed, if any.
❑ A tree inventory, prepared by a certified arborist, of all trees four inches DBH or more that reflects the size, canopy, and
condition of such trees may be required if deemed applicable by staff. Check with staff.
❑ A Traffic Impact Study shall be required for all proposed developments if the total generated net new trips meet one or more
of the following conditions:
■ Proposal is expected to generate 100 or more new trips in any given hour (directional trips, inbound or outbound on the
abutting streets) and/or 1,000 or more new trips per day; or
■ Anticipated new trip generation degrades the level of service as adopted in the Cit�s Comprehensive Plan to
unacceptable levels; or
• The study area contains a segment of roadway and/or intersection with five reportable accidents within a prior twelve
month period, or the segment and/or intersection exists on the City's annual list of most hazardous locations, provided
by the City of Clearwater Police Department; or
■ The Traffic Operations Manager or their designee deems it necessary to require such assessment in the plan review
process. Examples include developments that are expected to negatively impact a constrained roadway or developments
with unknown trip generation and/or other unknown factors.
❑ A landscape plan shall be provided for any project where there is a new use or a change of use; or an existing use is improved
or remodeled in a value of 25% or more of the valuation of the principal structure as reflected on the property appraiser's
current records, or if an amendment is required to an existing approved site plan; or a parking lot requires additional
landscaping pursuant to the provisions of Article 3, Division 14. The landscape plan shall include the following information, if
not otherwise required in conjunction with the application for development approval:
0 Location, size, description, specifications and quantities of all existing and proposed landscape materials, including
botanical and common names.
❑ Existing trees on-site and immediately adjacent to the site, by species, size and location, including drip line.
❑ Interior landscape areas hatched and/or shaded and labeled and interior landscape coverage, expressed both in square
feet, exclusive of perimeter landscaped strips, and as a percentage of the paved area coverage of the parking lot and
vehicular use areas.
❑ location of existing and proposed structures and improvements, including but not limited to sidewalks, walls, fences,
pools, patios, dumpster pads, pad mounted transformers, fire hydrants, overhead obstructions, curbs, water lines,
sanitary sewer lines, storm drains, seawalls, utility easements, treatment of all ground surFaces, and any other features
that may influence the proposed landscape.
❑ Location of parking areas and other vehicular use areas, including parking spaces, circulation aisles, interior landscape
islands and curbing.
❑ Drainage and retention areas, including swales, side slopes and bottom elevations.
❑ Delineation and dimensions of all required perimeter landscaped buffers including sight triangles, if any.
Planning 8 Developmer►t Departrnent,100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727-562�567; Fa�c: 727-562-4865
Page 5 of 8 Revised 01/12
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Planning & Development Department
Flexible Development Application
General Applicability Criteria
PROVIDE COMPLETE RESPONSES TO EACH OF THE SIX (6) GENERAL APPLiCABiLiTY CRITERIA EXPLAINING HOW, IN DETAIL, THE
CRITERION IS BEING COMPLIED WITH PER THIS DEVEIOPMENT PROPOSAL
1. The proposed development of the land wiil be in harmony with the scale, buik, coverage, density and character of adjacent
properties in which it is located.
SEE ATTACHMENT "C"
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.
3. The proposed development will not adversely affect the health or safety or persons residing or working in the neighborhood
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 development minimizes adverse effects, including visual, acoustic and olfactory and hours of
operation impacts, on adjacent properties.
Planning 8� Development Departrnent, 100 S. Myrtle Ave�ue, Clearwater, FL 33756, Tel: 727562-4567; Fax: 727-562�865
Page 6 of 8 Revised 01112
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Planning & Development Department
Flexible Development Application
Flexibilitv Criteria
PROVIDE COMPLETE RESPONSES TO THE APPLICABLE FLEXIBIUTY CRITERIA FOR THE SPECIFIC USE(S) BEING REQUESTED AS SET
FORTH IN THE ZONING DISTRICT(5) IN WHICH THE SUBIECT PROPERTY IS LOCATED. EXPLAIN HOW, IN DETAIL, EACH CRITERION
IS BEING COMPLIED WITH PER THIS DEVELOPMENT PROPOSAL (USE SEPARATE SHEETS AS NECESSARY).
SEEATTACHMENT "D"
1.
2.
3.
4.
5.
6.
8.
Planning 8 Development Department, 100 S. Myrtle Avenue, Clearwater, FL 33756, Tel: 727562�567; Fax: 727-562-4865
Page 7 of 8 Revised 01/12
O_ � ?� Z j
}�:��� ��rwater
� _;f.,
Flanning & Development Department
Flexible Development Application
U Affidavit to Authorize Agent/Representative
1. Provide names of all property owners on deed — PRINT full names:
Mai�:stream Partners VIII, LTD
Antonio Fernandez, Partner
2. That (i am/we are) the owner{s) and record title holder(s} of the folfowing described property:
O►vner
3. That this property canstitutes the property for which a request for (describe request):
Constructiori of a Hoteb narkin� �ara�e, assoctate�l utility con�iectivns, star»t water mana�etnent svstem
a�rd tandscccping.
4. That the undersigned (has/have} appointed and (does/do} appo9nt:
Synergy Civil Engineering, Irtc. (lhfichael J. Palmer), Behar Peteranecz, Inc. (Istran L. Peteranecij, Joe Burdette
as (his/their) agent(s) to execute any petitions or other documents necessary to affed such petltion;
5. That this a#fidavit has been executed to induce the City of Clearwater, Florida to consider and act on the above described
property;
6. That site visits to the property are necessary by City representatives in order to process this application and the owner
authorizes City representatives to visit and photograph the properry described in this application;
7. That (I/we), th d. "�{gned au rity, here ertify that the foregoing is true and car�ect.
Property Owner Property Owner
%.
Property Owner
STATE OF FLORIDA, GOUNTY OF PINELLA5
Property Owner
6EFORE M� THE UNQERSIGNED, AN OFFICER DUIY COMMISSIONED SY THE L.AWS OF THE STATE OF FLORIDA, ON
7MIS �C � DAY OF �� Z1A2AI ,�f � , PERSONALLY APPEARED
��Q�..p�/'vj �- WHO HAVING BEEN FIRST DULY SWORN
DEPOSED AND SAYS THAT IiE/SHE FULIY UNDERSTANDS THE CONTENTS OF THE AFFIDAVIT THAT HE/SHE S(GNED.
�d� � Notery Publie Slate of Flortda ���,G'D6��' �
. Cathryn P Wtson
� My Comml�sion �E 1553a6
�'�'ww� ex�res �2�zsno�s Notary Public Signature
Notary Seal/Sfamp
My Commission Expires: f�=-,J.G(p,L� ��
Ptanning & Development Department, 100 S. Myrtle Avenue, Clearwater, PL 33756, 7e1: 727-b62-4567; Fax: 727-562�d865
Page 8 of 8 Revised 01J12
345 Coronado Drive (PARCEL B) � 2015
ATTACHMENT A
CLEARWATER HOTEL COMPLEX (Parcel "B"� IEGAI DESCRIPTION
DESCRIPTION PARCEL B, PROIECT AREA:
DESCRIPTION: (AS PROVIDED BY CLIENT)
PROIECT AREA - PARCEL "B"
PARCEL 1: LOTS 8, 9 AND 9-A, COLUMBIA SUBDIVISION NO. 3, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 27, PAGE 46, OF THE PUBLIC RECORDS OF PINELLAS
COUNTY, FLORIDA.
PARCEL 2: LOT 12, BLOCK A, COLUMBIA SUB. NO. 2, ACCORDING TO THE PLAT THEREOF AS
RECORDED IN PLAT BOOK 21, PAGE 79, OF THE PUBLIC RECORDS OF PINELLAS COUNTY,
FLORIDA.
PARCEL 3: LOT 10 AND 10-A, COLUMBIA SUBDIVISION NO. 3, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 27, PAGE 46, OF THE PUBLIC RECORDS OF PINELLAS
COUNTY, FLORIDA.
PARCEL 4: LOTS 13 AND 14, BLOCK A, COLUMBIA SUB. NO. 2, ACCORDING TO THE PLAT
THEREOF AS RECORDED IN PLAT BOOK 21, PAGE 79, OF THE PUBLIC RECORDS OF PINELLAS
COUNTY, FLORIDA.
CONTAINING 0.962 ACRES MORE OR LESS.
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345 Coronado Drive (PARCEL B) � 2�15
Attachment B
(Parcel "B") Description of Requests
1. Increase building Height to 99'-4" above BFE 12'
2. Request building setback at ground elevation:
Front West =15.00
Front East = 15.00
Front South =15.00
Side North = 10.00
3. Request sidewalk & pavement setback:
Front West = 5.0
Front East = N / A
Front South = 0.0
Side North = N / A
4. Two year development agreement
1
345 Coronado Drive � 2015
Attachment C
General Applicability Criteria
1. The proposed development of the land will be in harmony with the scale,
bulk, coverage, density and character of adjacent properties in which it is
located.
West: The property to the west includes city right of way Coronado Drive
existing hotel and parking lot.
North: The property to the north includes a motel and parking lot.
East: The property to the east includes a city right of way Hamden Drive and
boat docks.
South: The property to the south includes 5�' Street right of way and vacant land.
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 99'-4" foot above BFE=12.
The proposed project will enhance this area of the beach in a number of ways,
including:
• Development of underutilized vacant land.
� Construction of a new hotel consistent with new City code and Beach by
Design criteria.
• Upgrade in landscaping from the non-existing condition, to areas of
planting and grassed open space and 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 o# 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 limited service 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 Coronado Drive 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.
�
345 Coronado Drive I 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 meet all state, federai and local
codes with respect to fire safety, potable water, sanitary sewer, traffic and
pedestrian safety. The development will create wider sidewalks for pedestrian
safety and will encourage persons living and working in the area to visit the
proposed retail shops.
The proposed hotel maintains the existing use and does not introduce any new
businesses that may adversely affect the health 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 increased traffic congestion. The development will
include a code compliant parking count (173 parking spaces) which can be
significantly increased by making use of valet parking during high occupancy
periods.
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
integrates a beach contemporary design which is appropriate and aesthetically
pleasing for the Small Hotef District.
The development maintains the existing use of the property and is consistent with
the properties to the north end south and is a targeted use in 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 the all of the parking within an
enclosed parking garage. Hours of operation will be 24l7 which is consistent with
surrounding properties catering to the tourist industry. The pool area has been
located on the west side of the building tower, shielding the residential areas to
the east from potential noise associated with outdoor pool and patio areas.
2
345 Coronado Drive (PARCEL Bj � 20�.5
Attachment D
Applicable Flexibility Criteria
Overnight Accommodation criteria pursuant to CDC Section 2-803
The proposal supports the specific Overnight Accommodation criteria pursuant to CDC
Section 2-803.J as follows:
1. With the exception of those properties located on Clearwater Beach, the parcel
proposed for development shall front on but shall not involve direct access to a major
arterial street unless no other means of access would be possible.
The parcel proposed for development is located on Clearwater Beach therefore;
this criterion is not strictly applicable to the application.
Z. Height: The increased height results in an improved site plan and/or improved design
and appearance.
The site is the recipient of 96 units from the Reserve. It is generally nnderstood
that a viable overnight accommodation project on the Beach requires addiNonal
density and, in turn certain amounts of flexibility with regard to setbacks, height
and other development parameters. The requested increase in height to 100 feet
is mitigated by building step backs of up to 100 feet and is anticipated in this
area of Beach by Design for buildings wluch meet the requirements of the Design
Guidelines and which have acquired additional density through mechanisms
such as the Reserve. For example the bulk of the building steps back at the fifth
floor at the southwest corner at least 84 feet 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 heigh� 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 and all applicable Design Guidelines of Beach by Design. Therefore,
the proposal is consistent with this CDC Section.
Signs: No sign of any kind is designed or located so that any portion of the sign is
more than six feet above the finished grade of the front lot line of the parcel proposed
for development unless such signage is a part of an approved comprehensive sign
program.
A sign package has not be�n submitted yet although the applicant has committed
to meeting the requirements of the CDC with regard to signage.
4. Front setback:
a. The reduced setback shall contribute to a more active and dynamic street life;
b. The reduced setback shall result in an improved site plan through the provision of
a more efficient off-street parking area, and/or improved building design and
appearance; and
c. The reduced setback will not result in a loss of landscaped area, as those areas
being diminished by the setback reduction will be compensated for in other areas
through a Comprehensive Landscape Plan.
�.
345 Coronado Drive (PARCEL B) � 2Q1S
The proposed front setbacks of 15 feet to building are consistent with those
as otherwise required as part of a Level I Fle�uble Standard Development
review. The front setback reductions are limited only to pavement and
sidewalk areas located around the building. The reduction in pavement
along the south side of the site along 5'� Street will accommodate a driveway
providing for a drop off area for hotel guests. In addition, a sidewalk/patio a
minimum of 10 feet in width will extend along a portion of the south and
most of the west fagade providing opportunities for seating and outdoor
dining. This feature will be located five feet from the south and west
property lines. While perimeter landscaping is not required landscape
buffers five feet in width along the three front property lines are
provided. Therefore, the proposal is consistent with this CDC Section.
5. Side and rear setbacks:
a. The reduced setback does not prevent access to the rear of any building by
emergency vehicles andlor personnel;
b. The reduced setback results in an improved site plan throuRh the provision of a
more e,f,�`icient off-street parking area, andlor improved building design and
appearance; and
c. 77te reduced setback will not result in a loss of landscaped area, as those areas
being diminished by the setback reduction will be compensated for in other areas
through a Comprehensive Landscape Plan.
The provided side setback of 10 feet is consistent with that as otherwise
required as part of a Level I Flexible Standard Development
review. Therefore, this criterion is not strictly applicable to the application.
6. Off-street parking:
a. The proposed development contains no more than 130 rooms; and
b. The proposed development is within 1,000 feet of an existing public parking
garage with documented available capacity.
The proposed 144-room hotel requires 173 parking spaces at 1.2 spaces per
room where a minimum of 173 spaces are proposed. As such no request for a
reduction in parking is included with the proposal. Therefore, this criterion
is not strictly applicable to the application.
7. The design of all buildings shall comply with the Tourist District site and
architectural design guidelines in Section 3-501, as applicable.
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.
$. Lot area and/or width: The reduction shall not result in a building which is out of
scale with existing buildings in the immediate vicinity.
The subject property is 41,923 square feet in area and approacimately 180 feet
wide which exceeds the otherwise required lot area and width parameters. The
proposal is consistent with these Code provisions. Therefore, this criterion is not
strictly applicabie to the application.
z
345 Coronado Drive (PARCEL Bj � 2Q15
9. The parcel proposed for development shall, if located within the Coastal Storm Area,
have a hurricane evacuation plan requiring the use close when a hurricane watch is
posted; and
The provision of a hurricane evacustion plan has been made a condition of
approval of tlus application. Therefore, the proposal is consistent with this CDC
Section.
10. A development agreement must be approved by the city council pursuant to F.S. §§
163.3221-163.3243 and Community Development Code Section 4-606 if the
development proposal exceeds the base density and/or base F.A.R. established for the
underlying Future Land Use designation. The development agreement shall:
a. Comply with all applicable requirements of the "Rules Concerning the
Administration of the Countywide Future Land Use Plan" as they pertain to
alternative density/intensiry, and as amended from time to time;
b. Be recorded with the clerk of the circuit court pursuant to F.S. § 163.3239, with a
copy filed with the property appraiser's offcce, and a copy submitted to the PPC
and CPA for receipt and filing within 14 days after recording; and
c. Have its development limitations memorialized in a deed restriction, which shall
be recorded in the Official Records of Pinellas County prior to the issuance of
any building permit for the overnight accommodations use.
On June 19, 2014, the City Council approved the allocation of up to 96 units
from the Hotel Density Reserve under Beach by Design (Case No. HDA2013-
08005) and adopted a resolution to the same effect (Res. No. 14-13) which
included the approval of a development agreement Therefore, the proposal
is consistent with this CDC Section.
11. Accessory Uses:
a. Accessory uses must be incidental, subordinate, and customarily accessory to
overnight accommodations.
Proposed accessory uses are limited Yo general commercial on the first level.
An exercise room and a pool and outdoor pabo and are considered as
subordinate and customarily accessory overnight
accommodations. Therefore, the proposal is consistent with this CDC
Section.
b. The following shall apply to required parking for accessory uses:
l. Accessory uses located within the building interior may occupy between
IS percent and 20 percent of the gross floor area of the development,
but only when additional parking is provided for that portion of the
accessory uses which ezceeds IS percent. The required amount of
parking shall be calculated by using the minimum off-street parking
development standard for the most intensive accessory use(s). Where
there is a range of parking standards, the lowest number of spaces
allowed shall be used to calculate the additional amount of off-street
parking required for the project. In projects where the interior
accessory uses exceed 20 percent of the building gross floor area, all
�
345 Coronado Drive (PARCEL B) � �Q15
interior accessory uses shall be considered additional primary uses for
purposes of calculating development potential and parking
requirements.
The proposed accessory use area constitutes appro�.imately 5.35
percent of the gross floor area of the hotel. Therefore, this criterion
is not strictly applicable to the application.
2. Regardless of the gross floor area percentage, overnight
accommodations with fewer than SO rooms that have a full service
restaurant shall comply with the parking standards for the restaurant
use as contained in Table 2-803. The lowest number of spaces allowed
shall be used to calculate the additional amount of o,ff-street parking
required for the restaurant.
The proposal includes a hotel with more than 50 rooms. Therefore,
this criterion is not strictly applicable to the application.
c. In addition to the requirements above, for those projects that request additional
rooms from the Hotel Density Reserve established in Beach by Design and whose
interior accessory uses are between ten percent and I S percent of the gross floor
area of the proposed building, density shall be calculated as follows:
1. Calculate the maximum number of units allowed by the base density;
2. Calculate the maximum number of units that may be allocated from the
Hotel Density Reserve established in Beach by Design;
3. Add the figures determined in i. and ii. to deterinine the total number of
units allowed for the site;
4. Divide the total number of units allowed, as calculated in iii., by the
total land area to determine the resulting units per acre for the project
site;
5. Deterniine the total floor area of all interior accessory uses exceeding
ten percent of the gross floor area of the proposed building;
6. Subtract the figure determined in v. from the total land area, and divide
this difference by 43,560 to determine the net acreage;
7. Multiply the net acreage derived in vi. by the applicable resulting units
per acre figure deterntined in iv. The resulting product is the maximum
number of rooms allowable for the project.
8. The final allocation of rooms from the Hotel Density Reserve shall be
determined by multiplying the net acreage determined in vi. by the base
density and subtracting this product from the mc�imum number of
rooms allowable for the project as deter►nined in vii.
The proposed accessory use area constitutes approximately 5.35
percent of the gross floor area of the hotel. Therefore, this criterion
is not strictly applicable to the application.
�
345 Coronado Drive (PARCEL B) j 2Q�.5
d. Signage for any aecessory use shall be subordinate to and incorporated into the
primary freestanding signage for the overnight accommodation use. In no case
shall more than 25 percent of the sign area be dedicated to the accessory uses.
A sign package has not been submitted yet although the applicant has
committed to meeting the reqairements of the CDC with regard to signage.
e. 7'hose developments that have obtained additional density from the Destination
Resort Density Pool established in Beach by Design are not subjeet to the
requirements setforth in Sections 2-803.L11.a—d.
The proposat includes units obtained through the Reserve. Therefore, this
criterion is not strictly applicable to the application.
�
Project Narrative for Hotel B 2015
Mainstream Hotel Parcel B
Fro�ect Request
The property is located within the Tourist "T" District. The site's 0.96 acres has a FLUP
designation of RFH which allows for 50 overnight accommodation units per acre. The 0.96
acres would permit a maximum of 48 units. The project has received approval from the city
council (HDA2013-08005) for 96 OA units from the hotel Density Reserve. The project is
approved for 144 units, resulting in overall density for the site of 150 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.
The proposal provides for a building 99 feet 4 inches in height as measured from BFE where a
height of up to 100 feet is permitted where additional density is allocated to a development via
the Hotel Density Reserve. The subject property is located on the east 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 to 99'-4" above
base flood elevation 12' is being proposed) .
The proposed 15 foot setback on Coronado Drive, 5th Street and Hamden Drive for an enclosed
parking garage and ground floor building area is within the required setback distance for
standard development within the Tourist District.
10 foot setbacks are proposed for the side yard along the north property line, (meeting the
standard development criteria within the Tourist District). The design proposes a 0 foot setback
to the south property line for a driveway drop off area (a request for a reduction in the front
setback along the 5th Street from 15' to 0' is being proposed and a reduction in the frant setback
along Coronado Drive from 15' to 5' is being proposed for a sidewalk.) The actual building
setback distances meet the requirements of the Tourist District. The previously mentioned
sidewalk and driveway are by definition structures, as such we are requesting setback
reductions as allowed for in the "Beach by Design" overlay district criteria.
A request for a two year development order is also being proposed.
Location and Existing Conditions
The property is located in the Beach By Design (Small Motel District), and also within the Tourist
(T) zone district. The Future Land Use Designation is Resort Facilities High. The current use is a
temporary asphalt parking lot with landscaped areas. The site area is 41,924 +/- square feet or
0.96 +/- acres. The property currently has 85 parking spaces. The project is not located within
the CCCL. The property to the west includes city right of way Coronado Drive, existing hotel
and parking lot. The property to the north includes a motel and parking lot. The property to the
Proj ect Narrative for Hotel B�?�� S
east includes a city right of way Hamden Drive and boat docks (Clearwater Harbor). The
property to the south includes Sth Street right of way and a temporary asphalt parking lot.
Devetopment �ro�os��
The proposed development maintains an existing appropriate land use according to Beach by
Design with a limited service hotel that caters to families and established clientele. The project
includes adequate off street parking. The new project will provide a positive example alang the
Coronado Drive 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.
The proposed building is basically an "L" shaped building above an enclosed parking deck and
inc�udes many horizontal steps in the four building facades such that no one surface is longer
than 100 feet without a break in the fa�ade.
The building height is maintained at less than 100-feet to provide a buffer between the 150-foot
tall buildings along South Gulfview and the proposed buildings to the east & north. The height
and mass of the building meet the design standards of Beach by Design. The mass of the
building allows for landscape buffer areas as well as an enhanced landscape and hardscape
areas along Coronado Drive, 5th Street and Hamden Drive.
The proposed building has an additional 15' step back at the requisite 25' (above BFE) for
approximately 75% of the building facade width along Coronado and Hamden Drives.
At least 60% of the street level facades are transparent. The facades include significant amount
of glazed storefront at the building entry and accessory spaces on Coronado and 5th, as well as
the Porte Cochere and building entrance on 5"', and along Hamden Drive the view into the
garage is decoratively screened with metal screening. Additionally, the buitdings step back 15
feet or more from all three street front facades, so the streetscapes are effectively 100%
transparent.
The design proposes decoratively screened and articulated garage openings on the first two
levels. At the third level there are proposed undecorated garage openings, however, the
openings will still be modulated ta coordinate with the general rhythm and pattern of the other
building fa�ade openings and windows. The openings in the parking area at the 4"' floor level is
pulled back minimally 15 feet from the face of the building, effectively hiding the openings from
pedestrian and higher levels.
The design proposes cantilevered awnings and canopies along the Coronado hotel entry and
accessory area facades as well as a significant. canopy over the Porte Cochere on 5th Street.
These fa�ade articulations wilt serve to identify the available hotel activity areas and entrances.
Project Narrative for Hotel B� 2415
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.
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
Attachment E
Beach by Design Criteria
a) Density:
DES/GN RESPONSE:
The project wil/ maintain an overnight accommodation density of 150 units per
acre based on a 0.962 acres parcel. This includes 48 base density units plus 96
additional units requested from the Hotel Density Reserve via a deve/opment
agreement. The total number of units proposed for overnight accommodations is
144.
b) Height & Separation:
DES/GN RESPONSE:
The maximum base f/ood e/evation on site is 13 feet. The maximum a/lowab/e
building height is 100 above the base f/ood e/evation. The building is proposed to
a maximum height of 100'. (Current proposed height is 99 feet four inches above
the base f/ood e/evation.)
c) Design, Scale and Mass of Building:
1. Buildings with a footprint of greater than 5000 square feet or a
single dimension of greater than one hundred (100) feet will be constructed
so that no more than two (2) of the three (3) building dimensions in the
vertical 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 plan measurements relate to
the footprint of the building.
DES/GN RESPONSE;
The proposed building is basica/ly an "L" shaped building on an enc/osed parking
deck. Because of this design, the two longer /egs of the "L" are similar in length,
the ends of the "L" are significantly shorter than The legs.
See attached p/ans and e/evations,
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').
DES/GN RESPONSE:
1
FLD2015-02005 345 Coronado Dr. (Parcel B) I 2015
The proposed design adds many horizontal steps in the four building facades
such that no one surface is longer than 100 feet without a break in the fa�ade
See attached plans and elevations,
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.
DES/GN RESPONSE:
In the proposed e/evation design, a significant portion of each fa�ade is
composed of windows, balconies, or articu/ated fa�ade. The resu/t is that a
minimum of 60% of each farade is covered in windows and/or architectural
decoration.
See attached p/ans and e/evations
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')
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:
The proposed design occupies approximate/y 52% of the "Theoretica/ Building
Envelope" above 45'. This is significantly less than the allowable 75%.
See attached p/ans and e/evations,
5. The height and mass of buildings will 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.
DES/GN RESPONSE:
The building height is maintained at less than 100-feet to provide a buffer
between the 150-foot ta/l buildings a/ong South Gu/fview and the proposed
buildings to the east & north. The height and mass of the building meet the
design standards of Beach by Design. The mass of the building a/lows for
landscape buffer areas as well as an enhanced landscape and hardscape areas.
See attached p/ans and e/evations,
6. Buildings may be designed for a vertical or horizontal mix of
permitting uses.
2
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
DES/GN RESPONSE:
The building will be designed to provide dining, recreation, and a mix of uses
typical in a limited service Hotel.
d) Setbacks & Stepbacks:
1. Rights-of-way.
The area between the building and the edge of the pavement as existing
and planned should be sufficiently wide to create a pedestrian-friendly
environment. The distances from structures to the edge of the right-of-way
should be:
DES/GN RESPONSE:
a) Fifteen feet (15') along arterials, and (Proposed 15.00' on Coronado Drive)
b) Twelve feet (12') along local streets. (Proposed 15.00' on Hamden)
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.
DES/GN RESPONSE:
10' setback proposed.
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 proposed building has an additiona/ 15' stepback at the requisite 25' (above
BFE) for a minimum of 75% of the building frontage a/ong Coronado and
Hamden Drives.
P/ease see Elevations, p/ans, and isometric massing study.
b. Buildings constructed with a front setback greater
than or equal to ten feet (10') and less than fifteen
:�
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
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').
DES/GN RESPONSE:
N/A
c. Buildings constructed with a front setback of less
than ten feet (10') shall 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').
DES/GN 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
rights-of-way.
DES/GN RESPONSE:
The neighboring buildings a/ong Coronado Drive are low rise buildings
and the proposed design does not mimic or mirror the existing buildings.
e. Required stepbacks shall span a minimum of 75%
of the building frontage width.
DES/GN RESPONSE:
The required stepbacks span a minimum of 75% of the building frontage. The
proposed design brings certain appropriate and reasonable portions of the
building forward to create appropriate mass and presence along Coronado and
Hamden Drives.
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:
4
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
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
�12')
DES/GN RESPONSE:
At least 60% of the street leve/ facades are transparent. The facades include
significant amount of g/azed storefront at the building entry and accessory
spaces on Coronado and 5t", as well as the Porte Cochere and building entrance
on 5t", and along Hamden Drive the view into the garage is decorative/y
screened with metal screening. Additionally, as defined in item b) ii below, the
buildings step back 15 feet or more from all three street front facades, so the
streetscapes are effective/y 100% transparent. See attached p/ans and
e/evations,
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
DES/GN RESPONSE:
The buildings step back 15 feet or more from all three street front facades, so the
streetscapes are effectively 100% transparent. See attached plans and
e/evations,
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.
DES/GN RESPONSE:
5
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
The design proposes decorative/y screened and articulated garage openings on
the first two /evels. At the third level we propose undecorated garage openings,
however, the openings will still be modulated to coordinate with the general
rhythm and pattern of the other building farade openings and windows. The
openings in the parking area at the 4th f/oor level is pulled back minimally 15 feet
from the face of the building, effective/y hiding the openings from pedestrian and
higher leve/s.
See attached p/ans and e/evations,
2. Window coverings, and other opaque materials may cover
not more than 10% of the area of any street-level window
in a nonresidential building that fronts on a public right-of way.
DES/GN RESPONSE:
Not more than 10% of the area of any street-level windows are opaqued,
3. Building entrances should be aesthetically inviting and
easily identi�ed. 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.
DES/GN RESPONSE:
Acknow/edged,
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 design proposes cantilevered awnings and canopies along the Coronado
hotel entry and accessory area facades as well as a significant canopy over the
Porte Cochere on 5th Street. These fa�ade articulations will serve to identify the
available hotel activity areas and entrances.
See attached p/ans and elevations
� 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
fi
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
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 changes 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.
DES/GN RESPONSE:
The design proposes decorative/y screened and articu/ated garage openings on
the first two leve/s. At the third /eve/ we propose undecorated garage openings,
however, the openings will still be modu/ated to coordinate with the general
rhythm and pattern of the other building farade openings and windows. The
openings in the parking area at the 4th floor /evel is pulled back minimally 15 feet
from the face of the building, effective/y hiding the openings from pedestrian and
higher /eve/s.
See attached p/ans and elevations,
g) Signage
Signage is an important contributor to the overall character
of a place. However, few general rules apply to signage.
Generally, 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.
DES/GN RESPONSE:
Signage shall be designed per code and submitted for approva/ a/ong with the
building permit.
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).
7
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
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.
DES/GN RESPONSE:
Sidewa/ks are minimally 10' wide. Landscaping shall be designed per code and
shall be submitted for approva/ at DRC application.
i) 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
sidewalk.
DES/GN RESPONSE:
Street Benches and trash receptacles area proposed a/ong Coronado Drive and
shall be designed per code and submitted for approva/ at building permit. A bike
rack is proposed at the intersection of 5th Street and Coronado Dr.
j) Street Lighting
Street lighting should respond to the pedestrian-oriented
nature of a tourist destination. In this context, it should 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.
DES/GN RESPONSE:
8
FLD2015-02005 345 Coronado Dr. (Parcel B) I 2015
This p/an proposes to retain the existing street lighting, no other 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:
There are no fountains p/anned for the property, at this time.
L. Materials and Colors
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 design is predominant/y white stucco. We anticipate some accent areas in
pa/e b/ue and blue-gray, but the building will be white stucco. All co/ors are
anticipated to follow the BbD color palate.
2. Sidewalks
Sidewalks will be constructed of:
9
FLD2015-02005 345 Coronado Dr. (Parcel B) � 2015
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.
DES/GN RESPONSE:
Proposed sidewa/ks will be designed using severa/ coordinating paver sty/es 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:
Concrete street benches are being proposed a/ong Coronado Drive. Designs
shall be coordinated with City staff.
4. Color Palette
A recommended palette for building colors is presented
on the following page.
DES/GN RESPONSE:
The building shall utilize
white stucco.
10
the BbD color pa/ates. The design is predominant/y
CLEARWATER BEACH, FLORIDA
LOCATION MAP
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PROJECT DIRECTORY
OWNER OWNER
ARCHITECT BEHAR+pETERANECZINC.
703 ROGERS ST.
CLEARWATER, FLORIDA 33756
PHONE: 727.478.3073
FAX: 727.478.3074
CONTACT:ISTVAN PETERANECZ
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PARKING TABULATIONS
STANDARD PARKING 168
HC PARKING 6
TOTAL PARKING: 174
HOTEL TABULATIONS
TOTAL GUEST ROOMS: 144
DRAWING INDEX
Sheet Number Sheet Name
A-000 COVER SHEET
A-001 SITE PIAN '
A-002 SITE PLAN - COLOR
A-101 LEVEL 7 FLOOR PLAN '
A-102 LEVEL 2 FLOOR PLAN
A-103 LEVEL 3 FLOOR PLAN !
A-104 LEVEL 4 FLOOR PLAN
A-105 LEVEL 5 FLOOR PLAN
A-106 LEVEL 6-10 FLOOR PLAN '
A-201 EXTERIOR ELEVATIONS i
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