03/21/2006
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COMMUNITY DEVELOPMENT BOARD MEETING MINUTES
CITY OF CLEARWATER
March 21, 2006
Present: David Gildersleeve
Kathy Milam
J. B. Johnson
Thomas Coates
Dana K. Tallman
Nicholas C. Fritsch
Daniel Dennehy
Chair
Board Member
Board Member
Board Member
Board Member
Board Member
Acting Board Member
Absent: Empty Seat
Board Member
Also Present: Morris Massey
Leslie Dougall-Sides
Michael L. Delk
Gina Clayton
Patricia O. Sullivan
Attorney for the Board
Assistant City Attorney
Planning Director
Assistant Planning Director
Board Reporter
The Chair called the meeting to order at 1 :00 p.m. at City Hall, followed by the Invocation
and Pledge of Allegiance.
To provide continuity for research, items are in agenda order although not
necessarily discussed in that order.
C. APPROVAL OF MINUTES OF PREVIOUS MEETING: February 21,2006
Member Johnson moved to approve the minutes of the regular meeting of February 21,
2006, as recorded and submitted in written summation to each board member. The motion
was duly seconded and carried unanimously.
D. REQUESTS FOR CONTINUANCE: (Items 1 - 2)
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1. Case: FLD2005-09094 - 1091 Eldorado Avenue Level Two Application
(Request for continuance to April 18, 2006)
Owner/Applicant: Carlouel Yacht Corp.
Representative: Robert M. Thompson Jr. (1230 South Myrtle Avenue, Suite 301,
Clearwater, FL 33756; phone: 727-446-2200; fax: 727-447-6524; e-mail:
rcompan3@tampabay.rr.com).
Location: 3.523 acres located on the east side of Eldorado Avenue, approximately 300
feet north of Bay Esplanade.
Atlas Pages: 227 A and 238A.
Zoning District: Institutional (I) District.
Request: Flexible Development approval for the expansion of an existing commercial dock by
adding three floating docks (two 10' x 70' and one 10' x 76' floating dock additions) to the
existing 10' x 250' floating dock for transient vessel mooring, with a reduction in side (north)
setback from 226.13 feet to 76 feet, under the provisions of Section 3-601.
Proposed Use: Expansion of an existing commercial dock.
Neighborhood Associations: Clearwater Beach Association (Jay Keyes, 100 Devon Drive,
Clearwater, FL 33767: phone: 727-443-2168; e-mail: papamurphy@aol.com); Clearwater
Neighborhoods Coalition (Sondra Kerr, President, P.O. Box 8204, Clearwater, FL 33758).
Presenter: Wayne M. Wells, AICP, Planner III.
The original application was for the expansion of an existing commercial dock (10-foot x
107 -foot floating dock addition to an existing 10-foot x 250-foot floating dock for transient vessel
mooring), with a reduction in side (north) setback from 226.13 feet to 3.3 feet. At their meeting
on December 20, 2005, the COB (Community Development Board) continued this application, at
the applicant's request, to the January 17, 2006, agenda in order to address neighbor concerns.
The applicant modified their application to only relocate the existing 10-foot x 250-foot floating
dock out 81 feet from the seawall and removed the dock extension that projected farther out
from this relocated floating dock. The COB at their January 17, 2006, meeting again continued
the proposal to the March 21, 2006, meeting to further address neighbor concerns.
Prior to issuing the Staff Report for the March 21, 2006, COB meeting, legal council for
adjacent property owners questioned the ability to approve the expansion of an accessory use
when the principal use is a nonconforming use. It has been determined that the request must
be re-advertised to include the approval of the principal use (social and community center),
along with a deviation to allow the use to abut residential zoning districts. Staff recommends
that this application be continued to a date uncertain in order to properly advertise the entire
request.
Member Coates moved to continue Item 01, Case: FLD2005-09094 for 1091 Eldorado
Avenue to April 18, 2006. The motion was duly seconded and carried unanimously.
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2. Case: FLD2005-08085 - 400 Jones Street Level Two Application
(Request for Continuance to a date uncertain)
Owner/Applicant: Church of Scientology Flag Service Organization, Inc.
Representative: Kenneth H. Roush, P.E. (521 Chestnut Street, Clearwater, FL 33756;
phone: 727-466-6772; fax: 727-466-6882; e-mail: kencrete@aol.com).
Location: The 0.56 and 2.29-acre subject properties are located at the northeast and
southeast corners of North Osceola Avenue and Jones Street, respectively.
Atlas Page: 277B.
Zoning District: Downtown (D) District.
Request: Flexible Development request for a 54,761 square-foot office with accessory
basement dining with: 1) An increase to building height from 30 feet to 77 feet (to roof deck) and
2) A reduction to the parking requirement from 240 to 87 parking spaces (inClusive of the
existing 76 room hotel and the proposed 54,761 square-foot office) as part of a Comprehensive
Infill Redevelopment Project, under the provisions of Section 2-903.C.
Proposed Use: Offices.
Neighborhood Associations: Clearwater Neighborhoods Coalition (Sondra Kerr, President, P.O.
Box 8204, Clearwater, FL 33758); and Old Clearwater Bay Neighborhood (1828 Venetian Point
Drive, Clearwater, FL 33767; phone: 727-461-0564; e-mail: southern@tampabay.rr.com).
Presenter: Robert G. Tefft, Planner III.
At its meeting of January 17, 2006, the CDB postponed this development proposal to its
meeting of March 21, 2006, at the request of the applicant. The applicant subsequently
withdrew the plans (although not the project) from the Planning Department in order to make
revisions for the meeting of March 21, 2006. To date, the applicant has not submitted revised
plans for Board approval; thus the application cannot be heard at this meeting as originally
anticipated. The applicant has not been able to provide any certain date as to when this item
would be resubmitted for consideration by the Board; therefore it is requested that the Board
postpone this item to a date uncertain.
Member Fritsch moved to continue Item D2, Case: FLD2005-08085 for 400 Jones Street
to a date uncertain. The motion was duly seconded and carried unanimously.
E. CONSENT AGENDA: The following cases are not contested by the applicant, staff,
neighboring property owners, etc. and will be approved by a single vote at the beginning of the
meeting (Items 1 - 4)
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1. Case: FLD2005-02018 - 121 - 123 Kenwood Avenue Level Two Application
Owner/Applicant: Fedor Melnick.
Representative: Mario Esphillat (4706 N. Thatcher Avenue, Tampa, FL 33614; phone:
813-267-9674; fax: 727-443-0569; e-mail: mavomivo@aol.com).
Location: 0.219-acre located on the east side of Kenwood Avenue, approximately 250
feet south of Drew.Street.
Atlas Page: 287B.
Zoning District: Medium High Density Residential (MHDR) District.
Request: Flexible Development approval to permit two attached dwellings in the MHDR District
with a reduction to the minimum lot area from 15,000 square-feet to 9,548 square-feet, a
reduction to the minimum lot width from 150 feet to 70 feet and a deviation to permit parking that
is designed to back into the public right-of-way, as a Residentiallnfill Project, under the
provisions of Section 2-404.F.
Proposed Use: Attached dwellings (two townhome-style units).
Neighborhood Associations: Clearwater Neighborhoods Coalition (Sondra Kerr, President, P.O.
Box 8204, Clearwater, FL 33758).
Presenter: Wayne M. Wells, AICP, Planner III.
The 0.219 acre is located on the east side of Kenwood Avenue, approximately 250 feet
south of Drew Street, and within the East Gateway Character District of the Downtown
Redevelopment Plan. The site currently is vacant and has 70 feet of frontage on Kenwood
Avenue. The parcel previously was developed with a detached dwelling that was demolished in
1998, due to it being unsafe. A similarly sized lot abuts to the south, which previously was
vacant. The CDB approved this adjacent lot on May 17, 2005, for a two attached dwellings
(townhomes), which is now under construction (FLD2005-02023/PL T2005-00005). The parcel
farther to the south is developed with a four-unit apartment building, with the building oriented
east/west, but with the units oriented north/south. The surrounding area is developed with both
attached and detached dwellings. Parking for the apartments to the northwest of the subject
property at the southwest corner of Drew Street and Kenwood Avenue is partially located within
the right-of-way and requires vehicles to back into the street to exit.
Due to the size of the parcel and the maximum density allowed under the Residential
High land use category, this parcel could be developed with a maximum of six dwellings. The
proposal, however, is to develop the property with two attached dwellings, townhome-style, in a
two-story building. Each unit is proposed with approximately 1,684 square-feet of enclosed floor
area, including a one-car garage for the southern unit. A six-foot by 10-foot patio at the rear of
each unit is proposed. The residential building meets and/or exceeds all required setbacks, with
the building situated at a 65-foot setback from the front property line in order to preserve a large
oak tree. The building is proposed to have a stucco finish on the ground floor with vinyl siding
on the second floor of a "classic taupe" color, with "weathered sandstone" colored trim,and will
have a shingle roof. Each dwelling will have black barrel trash collection service, with the black
barrels stored to either side of the building behind a six-foot high solid fence. A sidewalk will be
constructed within the right-of-way of Kenwood Avenue for pedestrian safety, where no sidewalk
presently exists. The two proposed town home dwellings are compatible with adjacent lands
uses, which is a mixture of attached and detached dwellings. The town home units proposed for
this parcel, processed as a residential infill project, will also upgrade the immediate vicinity.
With two-story attached dwelling buildings abutting to the south and on either side of Kenwood
Avenue at Drew Street, the proposal will be in harmony with the scale, bulk, density and
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character of the surrounding area. The proposal is in compliance with the East Gateway
Character District vision and policies, as well as the Downtown Design Guidelines.
The proposal includes a reduction to the minimum lot area from 15,000 square-feet to
9,548 square-feet and a reduction to the minimum lot width from 150 feet to 70 feet. While the
lot area amounts to a 36.4% reduction from that required and the lot width reduction amounts to
a 53.3% reduction from that required, these reductions should be viewed in light of the proposed
number of units. The proposed density is 9.13 units per acre, which represents a 66.7%
reduction from the 30 units per acre allowed within the Residential High Category. The
applicant is not attempting to build to the maximum allowable or overbuild this parcel, which is
also reflected in the proposed setbacks (to building). The two parcels to the south are the same
lot area and lot width as the subject parcel. The adjacent parcel to the south was approved for
the same lot area and lot width reductions as requested for the subject parcel and is being
developed with also only two town home-style attached dwellings. The parcel two lots to the
south is developed with four attached dwelling units. The applicant does not intend to subdivide
the property into individually owned lots, but will rather record a condominium plat. The
flexibility requested in regard to lot area and width is justified by the benefits to community
character of the immediate vicinity of this parcel, which includes detached dwellings, and the
City of Clearwater as a whole.
Only the southern townhome dwelling is proposed with a one-car garage. Each
town home dwelling is proposed with a singlewide driveway that can accommodate three cars in
a stacked parking arrangement. The design requires that cars back-out into the right-of-way to
exit the site, which is a deviation requested as part of this proposal. The Community
Development Code prohibits "back-out" parking for any uses other than detached dwellings.
The driveway length will permit a vehicle to completely "back-out" of the garage, thus eliminating
the garage walls as a potential view obstruction of the sidewalk and street. The development
will operate as, and have the characteristics of, single-family detached homes, including the
individual garage. The site is located on Kenwood Avenue, which is only one block in length
between Grove Street and Drew Street, and only used by persons living or visiting homes or
apartments on this street. From a traffic standpoint, this concept of "back-out" parking for
town homes may be acceptable on a low volume street such as this. It should not be
considered, however, as a precedent for deviation from the Code provision of restricting "back-
out" movement into the right-of-way for single-family residential uses only, and will be reviewed
on a case-by-case basis. The proposal will minimize traffic congestion.
Prior to the issuance of any permits, the Landscape Plan will need to be amended to
ensure the provision of foundation and perimeter landscaping to Code requirements, provide a
variety of trees in concert with the existing tree canopy of the site and adjacent parcels and
ensure that plant quantities are accurate. Due to the existence of overhead utility lines along
the frontage of the property, only accent trees can be planted within 20 feet of these utility lines.
All applicable Code requirements and criteria including, but not limited to, General Applicability
criteria (Section 3-913), Residentiallnfill Project criteria (Section 2-404.F) and Downtown
Design Guidelines have been met. There are no outstanding enforcement issues associated
with this site.
Findinas of Fact: 1) The subject 0.219 acre is zoned Medium High Density Residential
(MHDR) District, which is consistent with the Residential High (RH) Category; 2) The subject
property is located within, and is in compliance with the vision and policies of, the East Gateway
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Character District of the Downtown Redevelopment Plan; 3) The site currently is vacant; 4)
Similarly sized (lot area and lot width) parcels abut to the south; 5) While the maximum
allowable number of dwelling units for this parcel is six units, the applicant is only proposing to
develop the property with two dwelling units, amounting to a 66.7% reduction to that allowed; 6)
The proposal meets and/or exceeds all Code requirements with regard to setbacks, building
height and parking, and is in compliance with the Downtown Design Criteria; 7) Flexibility
requested in regard to lot area and width is justified by the benefits to community character of
the immediate vicinity of this parcel; 8) The proposal is compatible with the surrounding
development, will enhance the character of the immediate vicinity and will upgrade the
appearance of the surrounding area; and 9) There are no active code enforcement cases for the
parcel.
Conclusions of Law: 1) Staff concludes that the proposal complies with the Flexible
Development criteria as a Residentiallnfill Project per Section 2-404.F; 2) Staff concludes that
the proposal is in compliance with the General Applicability criteria per Section 3-913 and the
other standards of the Code; 3) Staff further concludes that the proposal meets the Downtown
Design Guidelines; and 4) Based on the above findings and proposed conditions, staff
recommends approval of this application.
The DRC (Development Review Committee) reviewed the application and supporting
materials on March 31,2005, and February 2,2006. The Planning Department recommends
approval of the Flexible Development approval to permit two attached dwellings in the MHDR
District with a reduction to the minimum lot area from 15,000 square-feet to 9,548 square-feet, a
reduction to the minimum lot width from 150 feet to 70 feet and a deviation to permit parking that
is designed to back into the public right-of-way, as a Residentiallnfill Project, under the
provisions of Section 2-404.F, for the site at 121 - 123 Kenwood Avenue, with the following
bases and conditions: Bases for Approval: 1) The proposal complies with the Flexible
Development criteria as a Residentiallnfill Project per Section 2-404.F; 2) The proposal is in
compliance with other standards in the Code including the General Applicability Criteria per
Section 3-913; 3) The proposal meets the Downtown Design Guidelines of the Clearwater
Downtown Redevelopment Plan; and 4) The development is compatible with the surrounding
area and will enhance other redevelopment efforts; AND Conditions of Approval: 1) That the
final design and color of the building be consistent with the conceptual elevations submitted to,
or as modified by, the CDB; 2)That a Condominium Plat be recorded in the public records prior
tothe issuance of the first Certificate of Occupancy; 3) That prior to the issuance of any permits,
the Landscape Plan be amended, acceptable to the Planning Department, to ensure the
provision of foundation and perimeter landscaping to Code requirements, provide a variety of
trees in concert with the existing tree canopy of the site and adjacent parcels and ensure that
plant quantities are accurate; 4) That all Parks and Recreation fees be paid prior to the issuance
of any permits; and 5) That all Fire Department requirements be met prior to the issuance of any
permits.
See page 8 for motion of approval.
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2. Pulled from Consent Agenda
Case: ANX2005-12039 - 3076 Cherry Lane Level Three Application
Owners: William & Vickie Collins (3076 Cherry Lane, Clearwater, FL 33759; Telephone
727-644-8143).
Location: A 0.189-acre parcel of land located on the north side of Cherry Lane
approximately 135 feet west of McMullen-Booth Road.
Atlas Page: 292A.
Request:
(a) Annexation of 0.189-acre of property to the City of Clearwater;
(b) Future Land Use Plan amendment from Residential Urban (RU) Category (County) to
Residential Urban (RU) Category (City of Clearwater); and
(c) Rezoning from R-2, Single-Family Residential District (County) to Low Medium Density
Residential (LMDR) District (City of Clearwater).
Proposed Use: Single-family detached dwelling.
Neighborhood Association(s): Clearwater Neighborhoods Coalition (Sondra Kerr, President,
P.O. Box 8204, Clearwater, FL 33758).
Presenter: Cky Ready, Planner II.
This annexation involves a 0.189-acre property consisting of one parcel containing a 20-
foot easement for street purposes. It is located on the north side of Cherry Lane, approximately
135 feet west of McMullen-Booth Road. The property is located within an enclave and is
contiguous to existing City boundaries to the west; therefore, the proposed annexation is
consistent with Pinellas County requirements with regard to voluntary annexation. The
applicant is requesting this annexation in order to receive sanitary sewer and solid waste
service from the City. It is proposed that the property be assigned a Future Land Use Plan
designation of Residential Urban (RU) and a zoning category of Low Medium Density
Residential (LMDR). There are no current code enforcement violations or any code
enforcement history on this site.
The proposed annexation can be served by City of Clearwater services, including
sanitary sewer, solid waste, police, fire and emergency medical services without any adverse
effect on the service level. The proposed annexation is consistent with both the City's
Comprehensive Plan and is consistent with Pinellas County Ordinance #00-63 regarding
voluntary annexation.
Based on its analysis, the Planning Department recommends approval of: 1) The
annexation of 0.189-acre to the City of Clearwater; 2) The Residential Urban (RU) Future Land
Use Plan classification; and 3) The Low Medium Density Residential (LMDR) zoning
classification pursuant to the City's Community Development Code.
See page 8 for motion to recommend approval.
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3. Case: ANX2005-12040-1737 Lucas Drive Level Three Application
Owner: Central Realty, Inc. (6580 72nd Avenue North, Pinellas Park, FL 33781;
Telephone 727-546-7299).
Location: A 0.192-acre parcel of land located on the east side of Lucas Drive
approximately 650 feet from the intersection of Lucas Drive and SR 590.
Atlas Page: 264A.
Request:
(a) Annexation of 0.192-acre of property to the City of Clearwater;
(b) Future Land Use Plan amendment from Residential Low (RL) Category (County) to
Residential Low (RL) Category (City of Clearwater); and
(c) Rezoning from R-3, Single-Family Residential District (County) to Low Medium Density
Residential (LMDR) District (City of Clearwater).
Proposed Use: Single-family detached dwelling.
Neighborhood Association(s): Clearwater Neighborhoods Coalition (Sondra Kerr, President,
P.O. Box 8204, Clearwater, FL 33758).
Presenter: Michael H. Reynolds, AICP, Planner III.
The subject property is located on the east side of Lucas Drive, approximately 650 feet
north of the intersection of Lucas Drive and SR 590. The property is located within an enclave
and is not contiguous to existing City boundaries; therefore, the proposed annexation is
consistent with Pinellas County requirements with regard to voluntary annexation. The
applicant is requesting this annexation in order to receive sanitary sewer and solid waste
service from the City. The subject site is approximately 0.192 acre in area and is being
. developed with a single family detached dwelling. It is proposed that the property be assigned a
Future Land Use Plan designation of Residential Low (RL) and a zoning category of Low
Medium Density Residential (LMDR).
There are no current code enforcement violations or any code enforcement history on
this site. The proposed annexation can be served by City of Clearwater services, including
sanitary sewer, solid waste, police, fire and emergency medical services without any adverse
effect on the service level. The proposed annexation is consistent with both the City's
Comprehensive Plan and is consistent with Pinellas County Ordinance #00-63 regarding
voluntary annexation.
Based on its analysis, the Planning Department recommends approval of: 1) The
annexation of 0.192 acre to the City of Clearwater; 2) The Residential Low (RL) Future Land
Use Plan classification; and 3) The Low Medium Density Residential (LMDR) zoning
classification pursuant to the City's Community Development Code.
Member Coates moved to approve Item E1, Case FLD2005-02018 for 121 -123
Kenwood Avenue based on Findings of Fact and Conclusions of Law as listed, the Staff report,
and including Bases of Approval and Conditions of Approval, as listed, and moved to
recommend approval of Item E2, Case ANX2005-12039 for 3076 Cherry Lane based on
Findings of Fact and Conclusions of Law as listed, and the Staff report, and Item E3, Case
ANX2005-12040 for 1737 Lucas Drive based on Findings of Fact and Conclusions of Law as
listed, and the Staff report. The motion was duly seconded and carried unanimously.
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4. Pulled from Consent Agenda
Level Three Application
Case: T A2006-01 001 Amendments to the Community Development Code
Applicant: City of Clearwater, Planning Department.
Request: Amendments to the Community Development Code regarding numerous provisions
including revising the Comprehensive Infill Redevelopment Projects flexibility criteria, increasing
density for overnight accommodations, increasing parking requirements for attached dwellings
as Residentiallnfill projects, permitting restaurants as a stand alone use through both minimum
standa'rd development and flexible standard development, removing the exception for the
prohibition of sandwich board signs, and revising code provisions to improve enforcement of the
code.
Neighborhood Association: Clearwater Neighborhoods Coalition, (Sondra Kerr, President P.O.
Box 8204, Clearwater, FL 33758).
Presenter: Michael H. Reynolds, AICP, Planner III.
Senior Planner Michael Reynolds reviewed the proposed amendments. Since passage
of the Community Development Code in 1999, the Planning Department has reviewed the Code
as it applies to certain proposed development and the City process of development review
applications. City of Clearwater staff has provided input aimed at improving the Code based on
how staff has experienced the Code's performance in various circumstances. City staff
developed a list of existing Community Development Code provisions that should be amended
to better reflect City development patterns and improve internal processes. As part of the Code
update process, suggested amendments have been collected from the Planning and
Development Services Departments. Discussions occurred to make certain that the
amendments are workable and not conflicting with other City codes and processes.
The Planning Department is recommending a total of 30 amendments to the Community
Development Code. Some amendments present a change in current policy or a new policy
issue. Other amendments are editorial in nature, provide additional flexibility criteria, or are
refinements to existing Community Development Code sections.
Below is a summary of the most noteworthy proposed amendments organized by Code
Article. A brief summary of other amendments also is provided.
Article 2 - Zoninq Districts
Parking Requirements (Pages 30 - 34 of Ordinance) Ordinance #7605-06 increases the
Residentiallnfill Project minimum parking space requirement for residential dwellings, from 1.5
spaces to 2 spaces per unit in the LDR, LMDR, MDR, and MHDR Zoning Districts. This
amendment addresses concerns raised by the Planning Department, the City Council, and the
public regarding the need for additional parking for new residential development.
Comprehensive Infill Redevelopment (Pages 3 - 30 of Ordinance) - This ordinance
includes proposed amendments to improve the flexibility criteria for proposed Comprehensive
Infill Redevelopment projects. The proposed criteria focuses on minimizing impacts on
surrounding properties, encouraging compatibility between adjacent land uses, meeting certain
use objectives, and improving the quality of design.
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Density for Overnight Accommodation Units (Page 6 of Ordinance) - In an effort to
provide incentives for hotel development in Clearwater, this ordinance proposes an increase in
the number of overnight accommodation units per acre, from 40 units per acre to 50 units per
acre. This increase is consistent with density provisions set forth in the Clearwater
Comprehensive Plan.
Restaurants, permitted as a primary use in the IRT District (Pages 20 - 24 of Ordinance)
- This ordinance proposes an amendment to permit restaurants as a primary use through both
minimum standard development and flexible standard development. The current provisions
restrict restaurants to accessory uses.
Article 3 - Development Standards
Parking of vehicles on grass, by City permission (Page 34 of Ordinance) - In order to
accommodate public purpose parking on grass surfaces, City of Clearwater administrative staff
will consider permission on a case-by-case basis.
Other Amendments
Proposed Ordinance #7605-06 includes a significant number of amendments that the
Planning Department believes will assist residents and staff but do not have major policy
implications. These amendments include: 1) Prohibiting graffiti; 2) Authorizing specific
personnel to remove and impound inoperative vehicles on public property; and 3) Amending
definitions.
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Criteria for Text Amendments:
Code Section 4-601 specifies the procedures and criteria for reviewing text
amendments. Any Code amendment must comply with the following: 1) The proposed
amendment is consistent with and furthers the goals, policies, objectives of the Comprehensive
Plan. Below is a selected list of goals, policies, objectives from the Clearwater Comprehensive
Plan that are furthered by the proposed amendments to the Community Development Code:
Goal 2 - The City of Clearwater shall utilize innovative and flexible planning and
engineering practices, and urban design standards in order to protect historic resources, ensure
neighborhood preservation, redevelop blighted areas, and encourage infill development. The
proposed ordinance strengthens the Comprehensive Infill criteria with regard to design criteria
and neighborhood compatibility. It also increases hotel density to encourage hotel
redevelopment.
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Goal 4 - The City of Clearwater shall ensure that all development or redevelopment
initiatives meet the safety, environmental, and aesthetic needs of the City through consistent
implementation of the Community Development Code. The proposed amendments provide for
increased parking requirements for residential development. The proposed amendments further
the purposes of the Community Development Code and other City ordinances and actions
designed to implement the Plan. The proposed text amendments include a broad range of
regulations ranging from permitted uses, standards, flexibility criteria, procedures, enforcement
and definitions. The proposed amendments are consistent with the provisions of Section 1-103
that lists the purposes of the Code.
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The proposed amendments to the Community Development Code are consistent with
the Clearwater Comprehensive Plan and the purposes of the Community Development Code.
They also further the original redevelopment goals that established the Code. Existing
Community Development Code provisions are amended to better reflect City development
patterns and improve internal process.
The Planning Department Staff recommends approval of Ordinance #7605-06, which
makes revisions to the Community Development Code.
Mr. Reynolds said sandwich boards have been removed from this group of
amendments. Amendments focus on parking requirements, comprehensive infill development
overnight accommodations, parking vehicles on grass for public uses, and permitting
restaurants in IRT. Recommendations are to increase density for overnight accommodations as
an incentive for hotel development In response to a question, he said random parking on the
grass for non public purposes are not allowed. It was recommended that staff consider a
mechanism to permit private parking on grass once or twice a week. In response to a question,
Planning Director Michael Delk said use of the lot across from the MSB (Municipal Services
Building) is subject to special request approval. Code enforcement is enforcing laws, which
prohibit parking on grass. Mr. Reynolds referenced language in two footnotes designed to
satisfy PPC (Pinellas Planning Council) concerns regarding restaurant uses in IRT.
Concern was expressed the word "envision" on page 6 is problematic. Staff will work to
refine the language. In response to a question, Mr. Delk said further staff discussions are
planned to look at increased density, capturing non-conforming units, and reducing land
development costs.
Two persons spoke with concerns: one said terms in the revision need clarification and
one expressed concern proposed heights are too tall.
Mr. Delk said Beach by Design governs heights in Old Florida and on the beach. It was
felt that proposed changes are a step in the right direction to clarify language.
Member Johnson moved to recommend approval of Item E4, Case TA2006-01001,
Amendments to the Community Development Code, based the Staff report. The motion was
duly seconded and carried unanimously.
F. CONTINUED ITEMS: (Item 1)
1. Case: FLD2005-07077 - 107 McMullen-Booth Road Level Two Application
Owners/Applicants: Patrick and Toni Hickey.
Representative: Keith E. Zayac, P.E., RLA (701 Enterprise Road East, Suite 404, Safety
Harbor, FL 34695; phone: 727-793-9888; fax: 727-793-9855; e-mail:
keith@keithzavac.com).
Location: 0.264-acre located on the east side of McMullen-Booth Road, approximately
100 feet south of Bay Lane.
Atlas Page: 292B.
Zoning District: Office (0) District
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Request: Flexible Development approval to permit a doctor's office in the Office (0) District with
a reduction to the minimum lot width of 100 feet to 64.08 feet, a reduction to the front (west)
setback from 25 feet to 16 feet (to pavement), reductions to the side (north) setback from 20
feet to 10.7 feet (to existing building), from 20 feet to one-foot (to pavement) and from 20 feet to
five feet (to sidewalk) and reductions to the side (south) setback from 20 feet to 7.1 feet (to
existing building), from 20 feet to 9.7 feet (to pavement) and from 20 feet to 7.3 feet (to
sidewalk), as a Comprehensive Infill Redevelopment Project, under the provisions of Section 2-
1004.B, and reductions to the landscape buffer along the north property line from 12 feet to 10.7
feet (to existing building), from 12 feet to one-foot (to pavement) and from 12 feet to five feet (to
sidewalk), reductions to the landscape buffer along the south property line from 12 feet to 7.1
feet (to existing building), from 12 feet to 9.7 feet (to pavement) and from 12 feet to 7.3 feet (to
sidewalk) and a reduction to foundation landscaping from five feet to zero feet, as a
Comprehensive landscape Program, under the provisions of Section 3-1202.G.
Proposed Use: Doctor's office.
Neighborhood Associations: Clearwater Neighborhoods Coalition (Sondra Kerr, President, P.O.
Box 8204, Clearwater, Fl 33758).
Presenter: Wayne M. Wells, AICP, Planner III.
Acting Member Dennehy moved to accept Wayne Wells as an expert witness in the
fields of zoning, site plan analysis, code administration, and planning in general. The motion
was duly seconded and carried unanimously.
Senior Planner Wayne Wells reviewed the request. The CDB originally scheduled this
case for public hearing on October 18, 2005. At the applicant's request, this case was
continued to the December 20, 2005, CDB meeting. The CDB at their December 20, 2005,
meeting approved the applicant's request for another continuance to the February 21, 2006,
CDB meeting to allow for the revision of application material to address staff concerns outlined
in the Staff Report and to provide a joint access driveway and application with the property to
the north, which the applicant was unable to bring forward. At the February 21, 2006, CDB
meeting, the applicant proposed revisions to the proposal, which staff had not reviewed. The
CDB continued the request to the March 21, 2006, agenda to allow staff the ability to review the
new proposal.
The 0.264-acre site is located on the east side of McMullen-Booth Road, approximately
100 feet south of Bay lane. The site has 64 feet of frontage on McMullen-Booth Road. The
site currently is developed with a detached dwelling. The land use category for this parcel was
amended from Residential Urban (RU) to Residential/Office Limited (RlOl) and was rezoned
from County R-3 zoning to Office District in May 2001 (lUZ 00-08-09). On July 20, 2004, the
CDB approved a Flexible Development case for this property to permit a doctor's office
(FlD2004-04028). This request included removing the northern portion of the existing dwelling
to provide a 20-foot wide drive aisle to the rear of the property where three parking spaces were
to be constructed. The building square footage would have been 962.75 square-feet. A
stormwater pond was approved in the front of the building. Reductions to side setbacks were
approved, providing for a six-foot setback on the north side to the required handicap accessible
path to the public sidewalk in the McMullen-Booth Road right-of-way and a 10-foot setback to
pavement. A side setback to pavement of 9.52 feet was approved on the south side. While two
tree removal permits were issued (and the trees removed) based on the CDB approval, no
building permit has been applied for to construct the improvements included under FlD2004-
04028 within the one-year time frame provided by Code nor has there been any time extension
Community Development 2006-03-21
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approved in order to apply for the building permit. Therefore, the approval under FLD2004-
04028 has expired.
The surrounding area east of McMullen-Booth Road south of Drew Street is primarily
detached dwellings. There is a church south of the single-family subdivision directly south of
the subject property. The parcel on the east side of McMullen-Booth Road between Bay Lane
and Drew Street is presently vacant, zoned Office District, and has been approved by the CDB
on March 16, 2004, to permit an 11,350 square-foot office building (FLD2003-11061- 117
McMullen-Booth Road). This case is now expired as no building permit was submitted to
construct the project within the one-year time frame from the CDB approval date. The property
directly north at 111 McMullen-Booth Road is currently developed with a detached dwelling, but
is zoned Office District.
The proposal is to convert the existing single-family dwelling into a doctor's office. The
existing building is 1,666 square-feet in area, which is proposed to be reduced to 1,393 square-
feet by primarily removing the rear portion of the garage on the north side. Four parking spaces
are proposed on the west side of the building. The existing driveway apron within the
McMullen-Booth Road right-of-way will be expanded to provide for this nonresidential use. A
stormwater pond is proposed within the 15-foot wide perimeter buffer along McMullen-Booth
Road and along the south property line south of the proposed parking area. The proposal
includes utilizing the existing septic tank and drainfield in the rear yard.
The proposal includes a reduction to the minimum lot width of 100 feet to 64.08 feet.
When converting existing detached dwellings located on major arterial or collector roadways,
site design usually is complicated and compromised due to adequate lot area, adequate lot
width, and the physical location of the building on the property. Generally, residential lots are
not as wide as nonresidential lots when the subdivision was platted, the dwellings are placed
forward on the lot to maximize the rear or private yard (where recreational activities take place)
and the dwellings are fairly close to the side property lines. The dimensional requirements for
90-degree parking require a north/south dimension of 43 feet minimum (19-foot parking stall
depth plus 24-foot wide drive aisle). Based on the lot width of 64 feet, this leaves only 21 feet to
meet setback and buffering requirements. The minimum setback is 20 feet and the minimum
landscape buffer is 12 feet for both the north and south sides of the property.
The property today utilizes a joint driveway apron on McMullen-Booth Road with the
property to the north, which is also zoned Office District. The property to the north presently is
developed with a detached dwelling just like the subject property and has yet to be redeveloped
with a nonresidential use. While it is preferable to redevelop this site in conjunction with a
similar office project on the adjacent property to the north with a joint driveway accessing
parking for both lots, such proposal has not materialized.
Absent this joint driveway accessing parking for both lots (the subject parcel and the
parcel to the north), the applicant is attempting to comply with the Code requirements for their
lot only. Based on the square footage of the proposed reduced building size and the required
parking ratio, the applicant is providing the minimum number of parking spaces (four, including
one handicap space). While the Code sets forth the minimum requirements for parking,
property owners/developers must provide for their needs. Based on the submitted floor plan
converting this dwelling to a doctor's office, the reduced size of the building and the number of
parking spaces provided, staff's is still concerned with the number of parking spaces provided,
Community Development 2006-03-21
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from the standpoint to avoid off-site parking either into rights-of-way (McMullen-Booth Road or
Bay Lane) or onto other private property. Any approval should contain a condition prohibiting
such off-site parking, unless through a shared parking agreement acceptable to the Planning
Department. To ensure the handicap access sidewalk to/from McMullen-Booth Road is not
compromised by vehicular maneuvering, the proposed vertical curb should be relocated to the
south side of the sidewalk.
The proposal includes a reduction to the front (west) setback from 25 feet to 16 feet (to
pavement), reductions to the side (north) setback from 20 feet to 10.8 feet (to existing building),
from 20 feet to 10 feet (to pavement) and from 20 feet to six feet (to sidewalk) and reductions to
the side (south) setback from 20 feet to 7.1 feet (to existing building), from 20 feet to 9.7 feet (to
pavement) and from 20 feet to 7.3 feet (to sidewalk), as a Comprehensive Infill Redevelopment
Project, under the provisions of Section 2-1004.B, and reductions to the landscape buffer along
the north property line from 12 feet to 10.7 feet (to existing building), from 12 feet to ten feet (to
pavement) and from 12 feet to six feet (to sidewalk), reductions to the landscape buffer along
the south property line from 12 feet to 7.1 feet (to existing building), from 12 feet to 9.7 feet (to
pavement) and from 12 feet to 7.3 feet (to sidewalk) and a reduction to foundation landscaping
from five feet to zero feet. McMullen-Booth Road is designated a scenic corridor. The reduction
to the front setback still provides adequate landscape area for buffering and beautification to
complement this roadway designation. Due to the building's location on the site and the
proposed parking area, there is inadequate area to meet the required side setback and buffering
provisions, as well as required foundation landscaping. The applicant has provided a larger
landscape area along the south side adjacent to detached dwellings as possible, while providing
a six-foot landscape area along the north property line adjacent to property also zoned Office
District (increased along the north property line over that previously proposed). These proposed
setbacks and buffers along the south and north sides of the property are now similar to those
previously approved by the CDB under FLD2004-04028 in July 2004. Based on the inability to
provide the required setback and landscape buffer areas and the submitted landscape plan, the
amount of plant materials should be increased along the areas west of the building to offset the
reductions requested and to provide a "tiered" landscape effect (over the minimum landscape
requirement). Such "beefed up" landscaping would be consistent with the Comprehensive
Landscape Program that requires the proposed landscaping to be demonstrably more attractive
than the minimum standards. Given these circumstances, the requested flexibility in regard to
lot width, required setbacks, buffer widths and foundation landscaping is justified only by the
increased amount of buffering along the south and east by including the solid fence and by
increasing the amount of plant material proposed to offset the deficiencies. While not the
preferred situation, staff support is based on the increased buffering provided and suggested.
The proposal includes the installation of a six-foot high solid vinyl fence along the south
and east property lines adjacent to residential zoning and uses. The proposal includes installing
landscaping to meet the minimum standards of the Code. However, the applicant proposes to
upgrade the size of trees to be planted (shade trees to be 12-foot tall and 4-inch caliper rather
than 10-foot tall and 2.5-inch caliper; accent trees to be 10-foot tall rather than eight-foot tall).
The accent tree should be 2.5-inch caliper. The installation of the solid fence and larger trees is
proposed as a means of mitigating any negative impacts and the loss of tree canopy. All but
one tree is proposed to be Drake Elms. There should be greater diversity of tree species to
avoid a monoculture. Trees removed from the rear portion of the property (with permits), based
on the prior approved Flexible Development case where parking was being provided in the rear
Community Development 2006-03-21
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yard, produced a tree deficit. The current proposal with its increased tree size and number of
trees has corrected this tree deficit.
The applicant proposes to remodel the building upgrading the appearance of the
building. The interior is proposed with two exam rooms (labeled as offices), a conference room,
a receptionist/waiting room area, a break room and a lab. To ensure the conference room does
not become a third exam room, the plumbing should be removed from this room. The applicant
plans to re-roof the building and paint the exterior with two shades of brown/sand (antique velvet
and Newport tint).
The applicant has not indicated any freestanding signage for this site. Any freestanding
sign would be located within the stormwater pond area of the site on the south side or on the
north side of the handicap access sidewalk. Any freestanding sign should be monument-style
at a maximum height of six feet. The site is proposed to utilize a black barrel for trash, with
such being stored in the rear of the building.
All applicable Code requirements and criteria including, but not limited to, General
Applicability criteria (Section 3-913) and Comprehensive Infill Redevelopment Project criteria
(Section 2-704.C) have been met. There are no outstanding enforcement issues associated
with this site.
Findinas of Fact: 1) The subject 0.264 acre is located on the east side of McMullen-
Booth Road, approximately 100 feet south of Bay lane; 2) The site is currently developed with a
detached dwelling; 3) The land use category for this parcel is Residential/Office Limited (RlOl)
and is zoned Office District; 4) On July 20,2004, the COB approved a Flexible Development
case for this property to permit a doctor's office (FlD2004-04028) in only a 962.75 square-foot
portion of the existing building (the balance was to be removed). Parking of three spaces was
to be provided to the rear of the building, via a 20-foot drive on the north side of the building.
The approval of this case has expired; 5) The proposal includes a reduction to the minimum lot
width of 100 feet to 64.08 feet; 6) The proposal is to convert the existing 1,666 square-foot
detached dwelling into a doctor's office of 1,393 square feet with four parking spaces, meeting
the minimum number of parking spaces required by the Code; 7) The lot width and the physical
location of the building on the property presents design constraints to its conversion to a
doctor's office; 8) Setbacks and buffer areas are similar to the prior case approved by the COB
in 2004; 9) The proposal includes the elimination of the required five-foot wide foundation
landscaping; 10) Additional landscape materials is necessary to offset the reduced areas for
buffering and the elimination of the foundation landscaping; 11) The requested flexibility in
regard to lot width, required setbacks, buffer widths and foundation landscaping is only justified
by the provision of the solid fence along the south and east sides of the property and by
increasing the amount of landscape material to offset such deficiencies so as to provide an
upgraded site appearance to the surrounding area and for the enhancement of the community
character of the immediate vicinity; 12) Approval of this case is based on the inability to have a
joint access drive aisle with the property to the north providing access to parking areas on both
sides; and 13) There are no active code enforcement cases for the parcel.
Conclusions of law: 1) Staff concludes that the proposal complies with the Flexible
Development criteria as a Comprehensive Infill Redevelopment Project per Section 2-704.C; 2)
Staff further concludes that the proposal is in compliance with the General Applicability criteria
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per Section 3-913 and the other standards of the Code; and 3) Based on the above findings and
proposed conditions, staff recommends approval of this application.
The DRC reviewed the application and supporting materials on September 1, 2005. The
Planning Department recommends approval for the Flexible Development approval, as revised
for the March 21,2006, CDB meeting, to permit a doctor's office in the Office (0) District with a
reduction to the minimum lot width of 100 feet to 64.08 feet, a reduction to the front (west)
setback from 25 feet to 16 feet (to pavement), reductions to the side (north) setback from 20
feet to 10.8 feet (to existing building), from 20 feet to 10 feet (to pavement) and from 20 feet to
six feet (to sidewalk) and reductions to the side (south) setback from 20 feet to 7.1 feet (to
existing building), from 20 feet to 9.7 feet (to pavement) and from 20 feet to 7.3 feet (to
sidewalk), as a Comprehensive Infill Redevelopment Project, under the provisions of Section 2-
1004.B, and reductions to the landscape buffer along the north property line from 12 feet to 10.7
feet (to existing building), from 12 feet to ten feet (to pavement) and from 12 feet to six feet (to
sidewalk), reductions to the landscape buffer along the south property line from 12 feet to 7.1
feet (to existing building), from 12 feet to 9.7 feet (to pavement) and from 12 feet to 7.3 feet (to
sidewalk) and a reduction to foundation landscaping from five feet to zero feet, as a
Comprehensive Landscape Program, under the provisions of Section 3-1202.G, for the site at
107 McMullen-Booth Road with the following bases and conditions: Bases for Approval: 1) The
proposal complies with the Flexible Development criteria as a Comprehensive Infill
Redevelopment Project per Section 2-704.C; 2) The proposal is in compliance with other
standards in the Code including the General Applicability Criteria per Section 3-913; and 3) The
development is compatible with the surrounding area. AND Conditions of Approval: 1) That the
final design and color of the building be consistent with the conceptual elevations submitted to,
or as modified by, the CDB; 2) That there be no plumbing in the conference room; 3) That there
be no off-site parking within rights-of-way or on other private property, unless through a shared
parking agreement acceptable to the Planning Department and recorded in the public records;
4) That, prior to the issuance of any permits, the landscape plan be revised acceptable to the
Planning Department: a) increasing the amount of plant materials along the areas west of the
building to provide "tiered" landscape effects (over the minimum landscape requirements); b)
providing at least one additional tree specie; and c) providing the crape myrtle tree at least 2.5
inch caliper; 5) That the increased tree sizes (height and caliper) indicated on the landscape
plan be installed; 6) That, prior to the issuance of any permits, the site plan be revised
acceptable to Staff: a) providing wheel stops for the parking spaces and b) relocating the
proposed curb along the north side of the handicap access sidewalk to/from McMullen-Booth
Road to the south side of the sidewalk; 7) That the six-foot high solid vinyl fence along the south
and east property lines indicated on the site plan be installed, with the height of the fence within
the front setback reduced to a maximum of three feet; 8) That future signage meet the
requirements of the Code and any future freestanding sign be a monument-style sign a
maximum six feet in height, designed to match the exterior materials and color of the building;
and 9) That, prior to issuance of any permits, provide a copy of the approved right-of-way permit
from Pinellas County for the driveway expansion and a copy of the approved SWFWMD
(Southwest Florida Water Management District) permit.
Member Johnson moved to approve Item F1, Case: FLD2005-07077 for 107 McMullen-
Booth Road based on Findings of Fact and Conclusions of Law as listed, the Staff report, and
including Bases for Approval and Conditions of Approval as listed. The motion was duly
seconded and carried unanimously.
Community Development 2006-03-21
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G. LEVEL TWO APPLICATION: (Item 1)
1. Case: FLD2005-09093 - 279 Windward Passage Level Two Application
Owners/Applicants: Harbour Estates, LLC.
Representative: Bill WoodslTerri Skapik, Woods Consulting, Inc. (322 Ridge Road, Palm
Harbor, FL 34683: phone: 727-786-5747; fax: 727-786-7479; e-mail:
billwoods@woodsconsultinQ.orQ).
Location: 1.45 acres located on the south side of Windward Passage, approximately 300
feet west of Island Way.
Atlas Page: 267B.
Zoning District: Commercial (C) District.
Req uest: Flexible Development approval to permit a 1,818 square foot multi-use dock for eight
boat slips in the Commercial District with a reduction to the side (east) setback from 22.4 feet to
1.5 feet, under the provisions of Section 3-601.
Proposed Use: Multi-use dock for eight boat slips.
Neighborhood Associations: Island Estates Civic Association (Frank Dame, 140 Island Way
#239, Clearwater, FL 33767; phone: 727-442-2237); Islander Condo Inc. (Rex Clark, President,
113 Island Way, Apt. 245, Clearwater, FL33767); Clearwater Neighborhoods Coalition (Sondra
Kerr, President, P.O. Box 8204, Clearwater, FL 33758).
Presenter: Wayne M. Wells, AICP, Planner III.
Mr. Wells reported that the applicant had requested a continuance.
Member Milam moved to continue Item G1, Case FLD2005-09093 for 279 Windward
Passage to April 18, 2006. The motion was duly seconded and carried unanimously.
H. ADJOURNMENT
The meeting adjourned at 1 :41 p.m.
ent Board
w~ mtk
Board Reporter 2::7
Community Development 2006-03-21
17
COMMUNITY DEVELOPMENT BOARD
Meeting Date: March 21,2006
I have conducted a personal investigation on the personal site visit to the
following properties.
Continued Items:
Case: I9A>2005-09094 -1091 Eldorado Avenue
V Yes no
Level Two Application
Case: FLD2005-07077 -107 McMullen Booth Road
L~Yes no
Level Two Application
Case: FLD2005-08085 - 400 Jones Street
Continue to date uncertain
Level Two Application
Level Two Applications
Cases: Fj..D2005-09093 -279 Windward Passage
~Yes no
Case: FLD2005-02018 -121-123 Kenwood Avenue
~s no
Level Three Applications
Case: ANX2005-12039 - 3076 Cherry Lane
~es no
no
Date: .~ Iz%(:;;
ent\C D B\CDB, property investigation c~c
COMMUNITY DEVELOPMENT BOARD
Meeting Date: March 21,2006
I have conducted a personal investigation on the personal site visit to the
following properties.
Continued Items:
Cas~D2005-09094 -1091 Eldorado Avenue
Yes no
Level Two Application
Case: FJA}2005-07077 -107 McMullen Booth Road
~Yes no
Level Two Application
Case: FLD2005-08085 - 400 Jones Street
Continue to date uncertain
Level Two Application
Level Two Applications
Cases:~LD2005-09093 -279 Windward Passage
/ Yes no
Case: FLD2005-02018 ~ 121-123 Kenwood Avenue
/' no
Yes
Level Three Applications
Case: ANX2005-12039 - 3076 Cherry Lane
Yes
/
no
no
I
''') I 0 "0'/
Date: :::. 6 / ( (f
DB, property investigation check1list. oc
COMMUNITY DEVELOPMENT BOARD
Meeting Date: March 21, 2006
I have conducted a personal investigation on the personal site visit to the
following properties.
Continued Items:
~. i~C-A,C__.u~
Case: FLD2005-09094") 1091 Eldorado Avenue
Yes V no
Level Two Application
cas; FLD2005-07077 -107 McMullen Booth Road
l Yes no
Level Two Application
Case: FLD2005-08085 - 400 Jones Street
Continue to date uncertain
Level Two Application
Level Two Applications
Cases: FLD2005-09093 -279 Windward Passage
/ Yes no
Case: FLD2005-02018 -121-123 Kenwood Avenue
, ,
L/' c..:~~'
t_r<-
l/ Yes
no
Level Three Applications
Case: ANX2005-12039 - 3076 Cherry Lane
Yes / no
Case: ANX2005-12040-1737 Lucas Drive
Yes
;/
Date: 3' - 'k>-o"
perty investigation check list.doc
Signature:
S:\Planning De
COMMUNITY DEVELOPMENT BOARD
Meeting Date: March 21, 2006
I have conducted a personal investigation on the personal site visit to the
following properties.
Continued Items:
Case: FLD2005-09094 -1091 Eldorado Avenue
Yes no
Level Two Application
Case:;FLD2005-07077 -107 McMullen Booth Road
V Yes no
Level Two Application
Case: FLD2005-08085 - 400 Jones Street
Continue to date uncertain
Level Two Application
Level Two Aoolications
Cases: FLD2005-09093 -279 Windward Passage
Yes no
Case: FLD2005-02018 -121-123 Kenwood Avenue
Yes
no
Level Three Aoolications
Case: ANX2005-12039 - 3076 Cherry Lane
~Yes no
Case: ANX2005-12040- 1737 Lucas Drive
Yes
no
Date: J-/r~~
nt\C D B\CDB, property investigation check list.doc
COMMUNITY DEVELOPMENT BOARD
Meeting Date: March 21,2006
I have conducted a personal investigation on the personal site visit to the
following properties.
Continued Items:
CasJ FLD2005-09094 - 1091 Eldorado Avenue
.J" Yes no
Level Two Aoolication
caseJFLD2005-07077 -107 McMullen Booth Road
'J Yes no
Level Two Application
Case: FLD2005-08085 - 400 Jones Street
Continue to date uncertain
Level Two Aoplication
Level Two Applications
CaseJ. FLD2005-09093 -279 Windward Passage
J Yes no
castD200:HJ2018 - 121-123 Kenwood Avenue
Yes no
Level Three Applications
Case: ANX2005-1203~l3076 Cherry Lane
Yes no
Case: ANX2005-1204~-A737 Lucas Drive
",,- ~J no
'~ "
Signature: ~ "~- _ Date: :?JJ'L\UI.D
S:\Planning Department\C D B\CDB, property investigation check list.doc