Loading...
12/05/1990 - Clearwater Beach Blue Ribbon Task Force . MINUTES CLEARWATER BEACH BLUE RIBBON TASK FORCE DECEMBER 5, 1990 Members Present: Chairman Deegan, Ms. Garris, Ms. Tiernan, and Messrs. Doran, Gans, Henderson, Homer, Keyes, Little, Martin, McDougall, Rosenow, Seaton, and Wellborn Members Excused: Stephen Fowler Also Present: James M. Polatty, Jr., Director of Planning and Development, and Scott Shuford, Planning Manager The meeting was called to order at 7:00 p.m. by Chairman Deegan in the Boardroom of the Sea Stone Resort. A motion was made by Jay Keyes, and seconded by Ken Rosenow, to approve the minutes from the November 7, 1990 meeting. Motion carried unanimously. The Chairman called attention to the subcommittee follow-up work that needed to be done (as listed on agenda) and specifically mentioned that subcommittees should meet with City staff and discuss with them any recommendations they wished to make before . presenting them to the Task Force. ISSUE SIX: PLANNING/ZONING/LAND USE - Anne Garris, Walter Wellborn 'and John Homer Anne Garris, with the aid of John Homer, presented a video tape of Clearwater Beach--a small place of enchantment. The video depicted all phases of life on the beach--residences, church, recreational activi ties, businesses, and hotels, including renovations and conversions of properties. She stated as a result of their research, they concluded there where three ways of dealing with remodeling and renovations of buildings on the beach. 1. Make it possible for the small hotel owner to continue to operate with just a few changes in keeping with the architectural theme, if they wished to do so. 2. Provide incentives to make redevelopment attractive. 3. Provide a way for small hotels to convert to luxury hotels or multi-family units instead of continuing as a small hotel. . John Homer distributed: 1) information from the Property Appraiser's office which showed the beach's contribution to the property taxes is currently 25% of the taxes; 2) a paper explaining a community redevelopment agency and 3) the subcommittee's written report including their recommendations, which is on file in the Task Force document book. (A copy of the recommendations is also . . . attached.) He stated their committee was charged with explaining how a redevelopment agency works, especially with regard to tax increment financing. He further stated their concept was to try to offer the small hotel operation, in all areas of Clearwater Beach, the opportunity to improve, modernize and rebuild without blighting the entire beach. As part of the report, Scott Shuford spoke to the question whether increasing density was necessary for further redevelopment. He stated that it is necessary, but the problem is that the State of Florida is asking local governments to maintain or reduce density in coastal areas. He stated a preliminary study done by his staff showed the beach has less density than the zoning would allow. He further stated there is potential for allowing increased density, but any increase could not create an evacuation time problem for the beach, and it must be within the framework of existing Land Development Code densities. Mr. Shuford stated some flexibility for redevelopment exists by allowing higher motel/hotel densities, as they have a shorter evacuation time compared to residences. Mr. Gans stated it was his understanding this subcommittee had been charged with developing zoning changes needed to implement prior subcommittee recommendations which had been arrived at through consensus of the Task Force. In response, the Chairman stated when the subcommittees were set up, the issues were identified before any reports were made. This subcommittee was charged with researching possible ways of handling redevelopment, and in doing so mayor may not refer to other reports. He further stated the group may need to revisit some of the ideas previously discussed. Dr. Wellborn stated part of the subcommittee's charge included researching ways to help save the small hotels, and their report could be in conflict with other committees' conclusions. Ms. Garris stated they have responded to the charge of looking at a redevelopment agency as not being good for Clearwater Beach as they feel the needs of the beach are wider than that. A lengthy discussion of the recommendations followed. In response to why a 40-unit limit was placed on a development, Ms. Garris explained they wanted to give the incentive of additional density to the small hotel owner only, so they capped it at 40 units. She stated this would give the small hotel owner who was being squeezed out the opportunity to expand to 40 units and still be able to handle the operation. She further stated this was in keeping with the mission statement of the Task Force, and that the people of Clearwater Beach are overwhelmingly in favor of the family oriented small hotels on the beach. Clearwater Beach Blue Ribbon Task Force 2 December 5, 1990 . . . Mr. Homer addressed the question of why they had recommended three lots for development. He stated three 50 x 100 sq. ft. lots would provide some separation, and it was a way for the small operator to obtain additional density through combining his lot with two others and to develop according to the architectural theme. Ms. Garris stated they considered offering this incentive only to those with nonconforming lot sizes, as a way to do away with nonconforming lots. She further stated they would like to see the vista setbacks between the buildings rather than on the sides, as this would be better utilization of space. In response to questions regarding parking, Ms. Garris stated because 85% of the motels and businesses on Clearwater Beach depend on back-out parking, they have recommended acknowledging what exists, and to allow parking on the right-of-way. Don Seaton felt that on-site parking should be included as a requirement to receive the incentive of additional density. Mr. Homer stated he would be reluctant to remove the right-of-way parking recommendation unless it was demonstrated that on-site parking would work. Mr. Polatty stated a special zoning district would have to be created to encourage the type of development recommended by the subcommittee, and he agreed on-site parking was preferred. Julie Tiernan stated they were not just talking about buying land, but businesses as well, and that it had to be feasible to develop the property once it was attained. She also expressed concern that small pockets of the beach would be left undeveloped and the Task Force would not have the well designed product they are working towards. Mr. Homer stated he would like to see a compromise reached by opening up the opportunity to develop three lots to anyone--not just the small hotel owner. He felt, as did others, that many owners would be thrilled to sell their property at $25,000 to $30,000 per unit for non-waterfront property and at $50,000 per unit for waterfront property, be able to recoup their investment, and let someone else do the developing. After discussion, changes were made to the recommendations as underlined below: A.2. Set Backs - allow existinq A.4. Height restriction changed to allow for waterfront up to four stories, non-waterfront up to six stories, includinq parkinq. Clearwater Beach Blue Ribbon Task Force 3 December 5, 1990 . . . A.6. Original language deleted and the following inserted: Continue to allow back-out parkina which already exists on City riaht-of-ways until redevelopment or chanae of use occurs. B. Added "not be allowed to convert to one of these uses." D. Increase motel/hotel use densi ty for waterfront properties by 175% and non waterfront properties by 150% with a maximum of 40 units for one development: and added No. 5 to D as follows: ~ Provide on-site parkina, not back-out parkina, if it can be shown it can be done. The Task Force tentatively approved the recommendations as amended. Ms. Garris reported she had obtained a list of all hotel/motel owners on the beach who had occupational licenses from the City staff and thanked them for it. The Chairman reminded the Task Force the next meeting would be on December 19 at the Sea Stone Resort with Walter Wellborn of tonight's subcommittee addressing enforcement issues. The group agreed on Monday, January 28, 1991, as a possible date for an open meeting at Memorial Civic Center. The Chairman stated he would follow up on it and report at the next meeting. The meeting adjourned at 9:05 p.m. {2LK Arthur X. Deegan Clearwater Beach Blue Ribbon Task Force 4 December 5, 1990 ~ . . . 5.~ecommendations: A. Land Development Code changes for entire beach, (non' single family). 1. Existing Footprints are allowed, the code is changed to make them conforming in CR,multi family and commercial uses. 2. Set backs 3. Minimum lot size and open space 4. Height restriction changed to allow for waterfront up to four stories, non waterfront up to six stories. 5. In case of a disaster allowed to rebuild but elevated 6. Grant easementsforbusinesseswho have been parking in ci ty right of ~ays. B. In CR zoning with motels of less than 50 units ancillary uses will not be allowed i.e. no restaurants gift shops, bars, etc. C. Establish a general overall architectualdesign for Clearwater Beach, with modifications for various sub areas, so as not to have all buildings look alike. D. Increase motellhoteluse density for waterfront properties by 175' and non waterfront properties by 150': ,EXAHPLE: The developer, zoning increase only becomes effective when redevelopment takes place. An example would be two small motels of 4 units each are purchased by an adjoining property owner who wishes to redevelop the entire 3 parcels. (his and the 2 adjoining). He would purchase based on existing zoning and redevelop under new zoning of 4 existing units per parcel plus 175' or 7 un! ts for a total of 11 units per' parcel times 3 parcels equals 33 units. To a maximum of 40 units for anyone development However, the benefit for the zoning increase is limited to: . 1. Build to new flood requirements as to height. 2. Conform to the architectual design. 3. View corridor either on sides or between buildings. 4. Hinimum lot size of 150' x 100'. E. Increase density to 125' of existing units if motel owners choose to build multi family (condo's) instead of motels. . 1. Zoning distr~ct would have to change to reflect a multi family. use in order that a condo could not later split up into multiple motel uses. 2. Hinimum apt. size 1000 sq. ft. of living area. 3. Development must follow architectual design established for Clearwater Beach. F. In exchange for this higher density, the city will benefit by: 1. increased property tax and sales tax revenues. 2. a more attractive and vibrant market for our tourist industry. 3. allow current property owners the opportunity to redevelop at their own risk. 6. Cost to implement: The expense to the city would be in staff time to revise the current land code. .