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FLD2015-12049 - Staff Report, � �1��.��e� MEETING DATE: AGENDA ITEM: CASE: REQUEST: GENERAL DATA: Agent... ... ... ... ... ... ... ... . Applicant/Owner ... ... ..... Location . . . .. . . .. . . . . . . . . . . . . . . Property Size ............... Future Land Use Plan. COMMUl�TITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT January 19, 2016 E.2. FLD2015-12049 The Community Development Board (CDB) is reviewing a proposed restaurant in the Tourist (T) District for the property located at 317 Coronado Avenue. The project is 6.4 feet in height (from Base Flood Elevation), includes zero parking spaces, and requests flexibility from setback and landscaping requirements (Sections 2-803.D and 3-1202.E.2). Housh Ghovaee, Northside Engineering Inc. PK Developments, Inc. 317 Coronado Drive; east side of Coronado Drive approximately 242 feet north of Brightwater Drive ... 0.15 acres Zoning... . .. . . . . . . .. . . .. .. . . .. .. Special Area Plan .............. Adjacent Zoning.... North. South. East West Existing Land Use........... Proposed Land Use ... ... Resort Facilities High (RFH) Tourist (T) District Beach by Design (Small Motel District) Tourist (T) District Tourist (T) District Tourist (T) District Tourist (T) District Attached Dwellings Restaurant '��(�l t��ll..t Level II Flexible Development Application Review u ��' %��'%��i^: %�N '_.-_. .._... . .. '�./`.N�./\J\/ ANALYSIS: Location and Existing Conditions: The 0.15-acre subject property is located on the east side of Coronado Drive approximately 242 feet north Brightwater Drive. The property is located within the Tourist (T) District and the Resort Facilities High (RFH) Future Land Use Plan (FLUP) category. The subject property is also located within the Small Motel District of Beach by Design. The subject property consists of a three-unit attached dwelling building constructed circa 1951 (per Pinellas County Property Appraiser), and seven parking spaces that are either on the property or partially in the Coronado Drive right-of-way. The buildings/units are currently unoccupied. The immediate area is characterized by a vaxiety of uses including alcoholic beverage sales, overnight accommodations, retail sales and services, restaurant, and attached dwellings. The surrounding area can best be described as an area in flux with a wide range of building forms, styles and sizes. � � : � j � �� 0 � ` Q � \ � o o �� o � � � � _` ,l � � t� W > � � r c� � g icrny—yAr ER D/� J r� ;�~ F�FT S "—�� 'l._`� � S � ,' (�� r-; ;l 301 S/R 31� 31$ T 320 326 Code Enforcement Analysis: 325 There is no active Code Compliance case for the subject property. Development Proposal: The development proposal is to convert the existing building to a restaurant use with an addition on the east side of the site to be used for storage and restrooms. The seating for the restaurant will be largely open air beneath a roof. The building design will be of a Mediterranean architectural style. The redevelopment of the property will not result in the provision of any off-street parking spaces. As such, the request is being processed as a Comprehensive Infill Redevelopment Project. 30� PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION \ �� N.T.S o �oR _�_- - - `��`—_ _ ---- `_----.� PROJECT SITE LOCATION MAP 229 TH/RD ST � 3oJ 30� 2 r �' Q 3os Z ts 309 ' $ �'.��'�•. � _ �,3f9 � �`.r�,�1ar 323 V jzs J2� . �37 333 _ _ �"Overnight accommodation 316 ,6 P �� r� �� 326 ,: :�� 33 ` �� *4�� V .1[" 33p �• ZONING MAP zzs 7NIRD ST c 301 - -300 2 Restaurants $ sos _ �9 Vacant land ; N. .S a,e �i retail sales o �,�#� �verni� andservi�Y 8 +3,9 ~-accommodations y` ais o ��* a i _ ,��V --- -_ � �3 y``� A OC` Alc,o�bslic bever$�e �v��A�`� 'zs �� sales "o �9' EXISTING SURROUNDING USES MAP Community Development Board - January 19, 2016 FLD20l 5-12049 - Page 1 ° Clearwater Level II Flexible Develo ment lication Review pLn�x�rG & DEV�LOPMErrr P �P DEVELOPMENT REVIEW DIVISION 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 significant land assembly, demolition and new development. The Small Motel District requires that, due to the compact nature of this district, its location in the heart of the tourist area and the potential for intensive redevelopment, there shall be a minimum side setback of 10 feet for all development to ensure that adequate open space is provided between properties. The development proposal includes setbacks of five feet (to existing building) and 10 feet (to patio and new building addition) on the north side, and a setback of 10 feet (to patio and columns) on the south side. The five foot side (north) setback is being permitted to allow the reuse of the existing building. Any new structure or building meets the required 10 foot side setback. Beach bv DesiQn: 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. Only those sections applicable to the development proposal are discussed below: Section C addresses issues relating to design, scale and building mass and is delineated into six subsections; however only those subsections applicable to the development proposal are discussed below: 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 the proposed building fa�ade continues for more than 100 feet. Therefore, this section 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 primary fa�ade visible from offsite is the west fa�ade. The building will undergo a facelift and the west Community Development Board — January 19, 2016 FLD2015-12049 — Page 2 '��L�l ��L�� Level II Flexible Develo ment A lication Review PLANMNG & DEVELOPMENT � ��.:.. p pp DEVELOPMENT REVIEW DMSION fa�ade will be improved to consist of windows and the entry into the building as well a roof overhang over the primary entrance. The architectural detailing constitutes between 10 percent (east fa�ade) and 50 percent (south and west facades). The north fa�ade includes architectural detailing of approximately five percent. It should be reiterated that the Design Guidelines are intended to be administered in a flexible manner to achieve the highest quality built environment for Clearwater Beach. The proposal provides the highest level of architectural detail along the most visible facades of the building; the west (front facing the Coronado Drive) and the south fa�ade. Staff believes that the level of detailing proposed for the west and east fa�ades is attractive, appropriate to the architectural style and meets the intent of this guideline. In addition, it should be noted that extensive covered patio space on the west and south sides will visually define the site. In other words, the building itself constitutes a minor feature of the site with the covered outdoor dining areas acting as the primary visual and aesthetic feature. Staff believes that the location of the outdoor dining area will contribute to an active street life. Therefore, this provision is supported by the proposal. Section C. S requires that the height and mass of buildings will be correlated to: (1) the dimensional aspects of the parcel proposed for development and (2) adjacent public spaces such as streets and parks. The adjacent Coronado Drive right-of-way is 60 feet in width. The closest point of the building to the west (front) property line is 22 feet. Given the design and height of the building there should be no negative effect on adjacent public spaces. Therefore, this section is supported by the proposal. Section D addresses issues relating to rights-of-way, setbacks and stepbacks and is delineated into three subsections; however only those subsections applicable to the development proposal are discussed below: Section D.1 requires the distance between the edge of an arterial right-of-way and a building to be 15 feet, and the provision of a ten-foot pedestrian path. The development proposal provides a distance of 22 feet from the right-of-way to the building and a seven-foot wide pedestrian path. It is noted that City Council has subsequently determined that the width of seven feet is sufficient and 10 feet is not required. The plan includes the removal of pavement to create a three foot wide landscape buffer between the sidewalk and outdoor seating area. The existing pavement will be resurfaced and used for seating which supports the pedestrian-friendly environment envisioned in Beach by Design. Therefore, this section is supported by the proposal. Section D.2 requires that side and rear setbacks shall be governed by the provisions of the Tourist District of the Community Development Code unless otherwise prescribed in the applicable Character District provisions. Section E discusses the human scale and aesthetic appeal of street-level facades and their relationship to the sidewalk, and is delineated into four subsections; however only those subsections applicable to the development proposal are discussed below: Community Development Board — January 19, 2016 FLD2015-12049 — Page 3 ' C��.Rl /'tta1��1 Level II Flexible Develo mentA lication Review PLnr�x►rrc�nEVer.orMErrr P PP DEVELOPMENT REVIEW DIVISION Section E.1 requires that at least 60% of the street level facades of buildings used for nonresidential purposes to be transparent. The application indicates compliance with this requirement using a covered roof over an outdoor seating area with tables and umbrellas. The visual interest at the street level will be the open air outdoor dining area setback three feet from the sidewalk. Section E.3 requires building entrances to be aesthetically inviting and easily identified. The front west fa�ade will be modified to have an easily identified doorway into the building. The doorway into the building is setback 22 feet from the public right-of-way however the walkway into the outdoor seating area will be easily identified by pedestrians walking by or choosing to dine at the restaurant. Therefore, this section is supported by the proposal. Section L addresses issues pertaining to materials and colors. Finish materials and building colors are required to reflect Florida or coastal vernacular themes. The proposed building has been designed in an open air (non-air conditioned) Mediterranean architectural style. The applicant states the primary color of the building will be beige; however with the outdoor seating concept the primary feature is the covered roof which will be supported by brown colored columns. The proposed color scheme and material generally support 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.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. Objective A.S.S - Promote high qualiry design standards that support Clearwater's image and contribute to its identity. Policy A. 5.5.1 - Development should be designed to maintain and support the existing or envisioned character of the neighborhood. 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, city investment, and continued emphasis on property maintenance standards. Objective A.6.2 — The City of Clearwater shall continue to support innovative planned development and mixed land use development techniques in order to promote infill development that is consistent and compatible with the surrounding environment. Policy A.6.4.1 - The development or redevelopment of small parcels [less than one (1) acreJ which are currently receiving an adequate level of service shall be specifically encouraged by administration of land development and concurrency management regulatory systems as a method of promoting urban infill. 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 stf-eet widths. Community Development Board — January 19, 2016 FLD2015-12049 — Page 4 � C�l.�l 1, �1��..1 Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT _�� P PP DEVELOPMENT REVffiW DIVISION � ��r��v�� .. . . 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. 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. The development proposal includes the adaptive reuse of a small site less than a quarter-acre in area which also receives an adequate level of service. The proposed restaurant will bring an active use to the site which will support the tourists and residents of the beach alike, and should be seen as one more step in the revitalization of the Beach. The development proposal has been found to support these Objectives and Policies. 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. 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. Section 1-103.B.3. — Strengthening the city's economy and increasing its tax base as a whole. Section 1-103. D. — It is the further purpose of this Development Code to make the beautification of the ciry 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. Section 1-103.E. 5. — Preserve the natural resources and aesthetic character of the community for both the resident and tourist population consistent with the city's economic underpinnings. The property owner will convert the vacant attached dwelling use into a restaurant that will be compatible with surrounding uses and appropriate considering the location within the T District. The establishment of a new outdoor seating style restaurant should not have any negative impact on adjacent properties. The redesigned building and its addition will be consistent with regard to the desired form and function of the Small Motel District of Beach by Design and meet its incorporated Design Guidelines. Development Parameters: Intensitv of Use: Pursuant to the Comprehensive Plan and CDC Section 2-801.1, the m�imum Floor Area Ratio (FAR) for properties with a designation of RFH is 1.0. The proposed restaurant will consist of 1,521 square feet of gross floor area for an FAR of 0.22 consistent with the above. Impervious Surface Ratio I�R� Pursuant to the Comprehensive Plan and CDC Section 2-801.1, the m�imum allowable ISR is 0.95. The proposed ISR is 0.81 consistent with the above. Community Development Board — January 19, 2016 FLD2015-12049 — Page 5 ' C�LNd ►Y�L�1 Level II Flexible Develo ment A lication Review PLANNING & DEVELOPMENT P PP DEVELOPMENTREVIEWDMSION Minimum Lot Area and Lot Width: Pursuant to CDC Table 2-803, there is no minimum required lot area or lot width for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2-802, the minimum required lot area for restaurant can range between 5,000 square feet and 10,000 square feet, while the minimum lot width can range between 50 feet and 100 feet. The subject property is 6,657 square feet in area and 60 feet in width, which is within the allowable flexibility for a restaurant in the T District. Minimum Setbacks: Pursuant to CDC Table 2-803, there are no minimum required setbacks for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2- 802, the minimum rear setback can range between 10 and 20 feet. The proposal includes a rear (east) setback of five feet (to building). The redevelopment of the property would be otherwise impractical without a deviation to the rear setback due to the size of the property, location of buildings and the 10 foot side setbacks required to be met in the Small Motel District. It is noted the Section D of the Design Guidelines of Beach by Design regulates the front setback and the Small Motel District of Beach by Design regulates the side setback. Both of these are discussed previously in this report. Maximum Building Hei� Pursuant to CDC Table 2-803, there is no maximum height for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2-802, the maximum allowable height for a restaurant is between 35 - 50 feet. The existing and proposed building height of 6.4 feet as measured from Base Flood Elevation (BFE) is well below the flexible maximum range discussed above. Minimum Off-street Parkin�: Pursuant to CDC Table 2-803, the minimum off-street parking requirement for Comprehensive Infill Redevelopment Projects shall be determined by the community development coordinator based on the specific use and/or ITE Manual standards. Pursuant to Tables 2-802 and 2-803, off- street parking for a restaurant can range between 7 and 12 spaces per 1,000 square feet of gross floor area. Accordingly, the proposed 1,521 square feet of restaurant would be required between 11 and 18 off-street parking spaces; however none are proposed. The applicant has submitted a parking demand study which concludes that the site will attract mostly foot traffic. However, the study also notes that any parking that may be needed may be within the Surf Style and Hyatt Aqualea public parking garages located directly across the Coronado Drive from the subject property. Staff agrees with these findings. Mechanical Equipment: Pursuant to CDC Section 3-201.D.1, all outside mechanical equipment must be screened so as not to be visible from public streets and/or abutting properties. The site plan does not depict any outdoor mechanical equipment. However, if such equipment is requirecUprovided the applicant must demonstrate that it shall be appropriately screened in compliance with this requirement. Community Development Board — January 19, 2016 FLD2015-12049 — Page 6 ' Cll.��l�l Level II Flexible Development Application Review PLANNING & DEVELOPMENT _ �N�,�w� . . DEVELOPMENT REVIEW DMSION Utilities: Pursuant to CDC Section 3-912, for development that does not involve a subdivision, all utilities including individual distribution lines must be installed underground unless such undergrounding is not practicable. There are no existing overhead utility lines serving this development within the Coronado Drive right-of-way. All utilities that will serve the site will be placed underground. Landsca,pin� Pursuant to CDC Sections 3-1202.D and E, no perimeter or interior landscaping is required for this development proposal. However, while landscaping will be provided along the north, south and west boundaries of the site, the development proposal does not include the required five-foot wide foundation planting area for 100 percent the building fa�ade facing the street right-of-way. The applicant has opted to utilize the Comprehensive Landscape Program pursuant to CDC Section 3-1202.G. The criteria for a Comprehensive Landscape Program are provided below: 1. Architectural theme. a. The landscaping in a comprehensive landscape program shall be designed as a part of the architectural theme of the principal buildings proposed or developed on the parcel proposed for development; or b. The design, character, location and/or materials of the landscape treatment proposed in the comprehensive landscape program shall be demonstrably more attractive than landscaping otherwise permitted on the parcel proposed for development under the minimum landscape standards. 2. Lighting. Any lighting proposed as a part of a comprehensive landscape program is automatically controlled so that the lighting is turned off when the business is closed. 3. Community character. The landscape treatment proposed in the comprehensive landscape program will enhance the community character of the City of Cleanvater. 4. Property values. The landscape treatment proposed in the comprehensive landscape program will have a beneficial impact on the value of property in the immediate vicinity of the parcel proposed for development. The landscape plan does show a three-foot wide landscape buffer in lieu of the required foundation planting area as well as palm trees (coconut pa1m, Florida royal palm and pigmy date palms) in the north, south and west open areas along with a complement of groundcovers. No lighting will be provided. The landscaping will enhance the pedestrian experience along Coronado Drive. The proposed landscape plan has been found to be consistent with the requirements of the Comprehensive Landscape Program. Solid Waste: The development proposal includes a solid waste enclosure between the existing building and the new addition. A four-yard dumpster will be stored within this enclosure and rolled out to the street on collection days. The proposal has been found to be acceptable by the City's Solid Waste Department. However, the applicant will need to comply with regulations for the location Community Development Board — January 19, 2016 FLD2015-12049 — Page 7 y C��iL\.l Level II Flexible Development Application Review PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION of the dumpster enforced by the Fire Department and the Building Division of the Planning and Development Department for required fire suppression system at time of building permit. Compliance with General Applicability Standards: The proposal supports the General Applicability requirements of this Code as follows: Section 3-914.A.1. The proposed development of the land will be in harmony with the scale, bulk, coverage, density and character of adjacent properties in which it is located. 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. Section 3-914.A.3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood. Section 3-914.A.4. The proposed development is designed to minimize traffic congestion. Section 3-914.A.5. The proposed development is consistent with the community character of the immediate vicinity. Section 3-914.A.6. The design of the proposed development minimizes adverse effects, including visual, acoustic and olfactory and hours of operation impacts on adjacent properties. The area in which the subject property is located has a wide range of building forms, styles and sizes, as well as uses such as alcoholic beverage sales, overnight accommodations, retail sales and services, restaurants and attached dwellings. The proposal is consistent with the character of these surrounding properties and with the intent and vision of Beach by Design, the Small Motel District and the Design Guidelines. The proposed restaurant will be appropriate for the neighborhood and will likely have no effect, negative or otherwise, on the health or safety of persons residing or working in the neighborhood. The proposed restaurant is expected to be supported primarily by residents and tourists already at the beach, it is not anticipated to be a destination in and of itself and should result in little to no net increase in the amount of vehicular traffic in the area. Based upon all of the above, the proposal has been found to support the General Applicability Standards. Compliance with Flexibility Criteria: The proposal supports the specific Comprehensive Infill Redevelopment Project flexibility criteria pursuant to CDC Section 2-803.D as follows: 1. The development or redevelopment is otherwise impractical without deviations from the use and/or development standards set forth in this zoning district. 2. The development or redevelopment will be consistent with the goals and policies of the Comprehensive Plan, as well as with the general purpose, intent and basic planning objectives of this Code, and with the intent and purpose of this zoning district. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. Community Development Board - January 19, 2016 FLD2015-12049 - Page 8 � C�L(lH �!'�l�l Level II Flexible DevelopmentApplication Review FLANNING&DEVELOPMENT ° �.�rv�.rv�i. .,. .. DEVELOPMENT REVIEW DIVISION S. The proposed use shall otherwise be permitted by the underlying future land use category, be compatible with adjacent land uses, will not substantially alter the essential use characteristics of the neighborhood,• and shall demonstrate compliance with one or more of six objectives: a. The proposed use is permitted in this zoning district as a minimum standard, flexible standard or flexible development use; 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning distYict. b. The proposed development complies with applicable design guidelines adopted by the �� city The design, scale and intensity of the proposed development supports the established or emerging character of an area. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ■ Changes in horizontal building planes; ■ Use of a�chitectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ■ Variety in materials, colors and textures; ■ Distinctive fenestration patterns; ■ Building stepbacks; and ■ Distinctive roofs forms. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. As discussed in detail throughout this report, the proposal is fully compliant with all applicable portions of Beach by Design, the Comprehensive Plan, and the general purpose, intent and basic planning objectives of the Community Development Code. Additionally, as also discussed in this report, the proposal will not impede the development of surrounding properties, nor cause them to suffer substantial detriment. Most permitted uses within the T District, including the proposed restaurant use, would require off-street parking and setbacks in excess of what exists on the subject property as part of a change of use. Therefore, it is reasonable to conclude that the reuse of the property would be impractical without either flexibility being granted from applicable development standards. A significant component of the proposal is the upgrades to the exterior of the building, a distinctive covered roof with support columns over the outdoor seating area, and site improvements. These will add a great deal of visual interest to the building and property. Based upon all of the above, the proposal has been found to support the Comprehensive Infill Redevelopment Project flexibility criteria. Community Development Board - January 19, 2016 FLD2015-12049 — Page 9 � 1i�1.��Ll.l Level II Flexible Development Application Review PLANNING & DEVECAPMENT DEVELOPMENT REVIEW DIVISION SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of January 7, 2016, and deemed the development proposal to be legally sufficient to move forward to the Community Development Board (CDB). Findings of Fact: The Planning and Development Department, having reviewed all evidence submitted by the applicant and requirements of the Community Development Code, finds that there is substantial competent evidence to support the following findings of fact: 1. That the 0.15-acre subject property is located on the east side of Coronado Drive approximately 242 feet north of Brightwater Drive; 2. That the subject property is located within the Tourist (T) District and the corresponding Resort Facilities High (RFH) Future Land Use Plan category; 3. That the subject property is located in the Small Motel District of Beach by Design; 4. That the development proposal is to repurpose the existing building and site as an restaurant use with most seating outdoors beneath a roof; 5. That the development proposal includes a front (west) setback of 22 feet (to building) and three feet (patio), a side (north) setback of five feet (to existing building) and 10 feet (to patio and new building addition), a side (south) setback of 10 feet (to existing patio and columns), and a rear (east) setback of five feet (to building); 6. That the existing and proposed building height is 6.4 feet as measured from Base Flood Elevation (BFE); 7. That no off-street parking spaces are proposed; and, 8. That there is no active Code Compliance case 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: 2 3 4 5 6. 7. That the development proposal is consistent with the Small Motel District of Beach by Design; That the development proposal is consistent with the Design Guidelines of Beach by Design. That the development proposal is consistent with CDC Section 1-103 (General Purpose); That the development proposal is consistent with CDC Table 2-801.1 (Maximum Development Potential); That the development proposal is consistent with CDC Table 2-803 (Flexible Development Standaxds); That the development proposal is consistent with CDC Section 2-803.D (Flexibility Criteria); That the development proposal is consistent with CDC Section 3-914.A (General Standards for Level Two Approvals); 8. That the development proposal is Landscape Program); and, 9. That the development proposal Comprehensive Plan. consistent with CDC Section 3-1203.G (Comprehensive is consistent with applicable components of the City's Based upon the above, the Planning and Development Department recommends APPROVAL of application FLD2015-12049, subject to the following conditions: Community Development Board — January 19, 2016 FLD2015-12049 — Page 10 ' C1L�al 1'1'�L�1 Level II Flexible Develo mentA lication Review PLANNING&DEVELOPMENT j�� .. P Pp DEVELOPMENT REVIEW DIVISION Conditions of Approval: General/Miscellaneous Conditions 1. That all irrigation systems be connected to the City reclaimed water system where available per Clearwater Code of Ordinances, Article IX., Reclaimed Water System, and Section 32.376. Reclaimed water lines are available in the Coronado Drive rights-of-way; 2. That the Fire Department may require the provision of a Water Study performed by a Fire Protection Engineer in order to ensure that an adequate water supply is available and to determine if any upgrades are required by the developer due to the impact of the project. The water supply must be able to support the needs of any required fire sprinkler, standpipe and/or fire pump. If a fire pump is required, then the water supply must be able to supply 150 percent of its rated capacity; Timin�? Conditions - Prior to Issuance of Buildin Permit 3. That application for a building permit be submitted no later than January 19, 2017, unless time extensions are granted pursuant to CDC Section 4-407; 4. That prior to the issuance of any building permit 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 from any street frontage, be shown to be painted the same color as the portion of the building to which such features are attached; 5. That prior to the issuance of any building permit except for clearing and grubbing, demolition or the provision of fill, all Fire Department conditions are met; 6. That prior to the issuance of any building permit except for clearing and grubbing, demolition or the provision of fill, all Engineering Department conditions are met; Timin� Conditions - Prior to Issuance of Certificate of OccupancX 7. That prior to the issuance of any Certificate of Occupancy, all service lines onto the property shall be installed underground; 8. That prior to the issuance of any Certificate of Occupancy, all landscaping shall be installed onto the property. Prepared by Planning and Development Department Staff: Kev . Nurnberger, Senior Planner ATTACHMENTS: Resume, Photographs Communiry Development Board — January 19, 2016 FLD2015-12049 — Page 11 �i �.W�4U .m��YT+ <�... � �.r�� ,�x�� '�• h _ - . f C ) ) �r J 'i' .?`y� i �.:d.A[� 1 f � � ( y�, .�. '. � .yX ; "5 T �y{� �«l �...�'�. ff. .L��u'�41i'.t.'TtU l ) � .:t& . . . , _� � �,�c�: i��r��p�t!� � ,� i,,.. � _ t � a�" i� ��,Ri ��-., t .�,��I�I��r��a '��` , , � . � ; i � � � nt � � �r _r_ '� . � �_.,�,,... F �L ., t� ' I ��; � _ � � 7�� P� ( '� p� r �� Q II A ��-�-�_ � *�s. ,. .�3.:a T �� ,`,�'. �y "�, �:. �� _ . .�. - - � _ � __. , . �.uo.��c� prupci��. .� ,�_ T�{`� �'` " n' " �� `�}�} �� , "�` �..: :� � - . . ._;z�i 1 .�-� , ' ,+sr , ' '� f� � � '-y.� <y t� `� a� � .;.k y 1�/ 1 :.�i.s .�; . ""'° I ��F �`v� s .5 �'' , '-- -�, .� . £ ..; ` ' �� +,..�i. __ r -�� t d : � .:._� ..... . � ' V� ` f,'� ... � . ... ��.:" . '� �� . . � �' x � a� ° ..... . ' �::.�3�,�.�., . , . . .. , . ... '.y .� - � � ?�,'t+'y�,y. :+,� '� �'�°. i r y �d t . i. �� . t• . ,,� #'�``��'�� ` '1 fi. .,� . . .. � .� f 1Y?�:i3,. ., , , �� - ,�� e.. ...1^.. .�..-, w.-f.c.,_ _ , . . ��3� . .' . . .n .. `�4.. A"..+. . i � � .�.[ t,x � ...d .. =� . h?1� {� # �'^, . _ , � - _ . , i 4 _. . � � ,. .-- � • . �- S L�u�hiite F �it>ubicct �,i��nrn� +��m C�ur<inado:�\�c, ;�°,' •, � '!'� i �' ' �'�. � - � ` z' _ _,.-„� �� • • ° frr�sruc ''�'� G ti mt#�� M,' ��`� _ � `'' �„ �" �;::�Ti�.< - .� �1• j .�_. . -' ' __ � - _ _. .._._. . . � i i i ':;.:.y�� . �. - ._._.._ . _.__.. . . � � � ' �, .; �1 . Luok�ng � trum �ubjcct properly. 317 Coronado Ave FLD2015-12049 Kevin W. Nurnberger 100 S Myrtle Avenue Clearwater, FL 33756 ?27-562-4567ext2502 kevin.nurnberger a mvclearwater com PROFESSIONAL EXPERIENCE Senior Planner September 201 S to present Planner III March 2011 to September 201 S Planner II October 2010 to March 2011 City of Clearwater, Clearwater, Florida Duties include performing the technical review and preparation of staff reports for various land development applications, the organization of data and its display in order to track information and provide status reports, and making presentations to various City Boards and Committees. Planner County of York, Yorktown, Virginia 2007 to 2009 Reviewed residential, commercial and mixed use development site plans to ensure compliance with planning, zoning, subdivision, historic preservation, and environmental standards as well as design criteria, specifications, regulations, codes and ordinances. Led pre-application meetings with residents, neighborhood organizations, contractors, and developers regarding future projects which included state and local government agencies. Site Assistant Gahan and Long Ltd, Belfast, Northern Ireland 2006 to 2007 Enforced Article 3 of the Planning Order (NI) with land owners, developers and district councils on procedures relating to archaeological and built heritage remains on proposed development sites. On site assistant to project manager during the archeological process throughout the pre-development stage. Development Planner Versar Inc, Fort Story/Fort Eustis, Virginia 2005 to 2006 Developed survey strategies for the Cultural Resource Manager by reviewing local and state planning documents, the Secretary of the Interior's Standards for Preservation Planning on Federal installations, the Virginia Department of Historic Resources, the Virginia Department of Transportation plan, and Virginia Power's public utility plan in the predevelopment stages of new development and building expansion projects to ensure protection of historic properties. City Planner City Planning Commission, New Orleans, Louisiana 2000 to 2005 Primary subdivision planner assisting applicants throughout the subdivision process in accordance with the zoning and subdivision regulations of the City of New Orleans. Reviewed various zoning and conditional use applications. Prepared and presented staff reports to the City Planning Commission and Board of Zoning Adjustments. EDUCATION University of New Orleans, LA MA Urban and Regional Planning (2004) State University of New York at Buffalo, NY BA Anthropology (1999)