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FLD2015-10041 - Staff ReportO r Cl�� MEETING DATE: AGENDA ITEM: CASE: REQUEST: GENERAL DATA: Agent... ... ... ... ... ... ... ... .. Owner ... ... ... ... ... ... ....... Location ... ... ... ... . ...... . Property Size ................... Futu�e Land Use Plan...... Zoning... ... ... ... ... ... ... ..... Adjacent Zoning.... North. South: East: West: Existing Land Use ............. Proposed Land Use... ... ... COMMUNITY DEVELOPMENT BOARD PLANNING AND DEVELOPMENT DEPARTMENT STAFF REPORT January 19, 2016 E.3. FLD2015-10041 The Community Development Board (CDB) is reviewing the addition of an educational facility to an existing residential shelter for the property located at 1260 Engman Street. The project includes renovation of 5,341 square feet of existing floor area and requests allowable flexibility from setback, parking and landscape requirements (CDC Sections 2-704.F and 3-1202.G). Robert Pergolizzi, Gulf Coast Consulting, Incorporated Everybody's Tabernacle/ Homeless Emergency Project 1260 Engman Street; northwest corner of Engman Street and Fairburn Avenue 1.18 acres Commercial General (CG) Commercial (C) District Commercial (C) and Preservation (P) Districts Commercial (C) District Commercial (C) and Preservation (P) Districts Institutional (I) District Residential Shelter Residential Shelter and Educational Facility � � Ull.�l �r[lLl.l Level II Flexible Development Application Review - �� .r.i.✓�, i-. �, -� �,� _ �.'-�:� -::: : ANALYSIS: Location and Existing Conditions: The 1.18 acre parcel is located at the Northwest corner of Engman Street and Fairburn Avenue. The site is currently developed with 16 residential shelter units located in three two story buildings, a learning center/ child care facility and a 5,341 square foot building used for general educational purposes for residents of the residential shelter. There are 20 parking spaces on-site with an additional six spaces available directly south across the street from the subject property on land under common ownership. The site is accessed via one driveway on Engman Street on the south side of the site. The site is secured with an attractive picket fence on the south side of the property as well as masonry wall on the north and east sides of the site. To the north properties are developed with outdoor recreation and detached dwellings. To the south is attached dwellings and retail sales and services. To the east there are developed properties with vacant buildings as well as vehicle services use. To the west is a residential shelter. Code Enforcement Analysis: There is no active Code Compliance case for the subject property. Development Proposal: The development proposal is to renovate the existing 5,341 square foot building to allow for a private educational facility for the specialized training of residents and non-residents. The training to be provided consists of job skills and resume writing. Comprehensive Plan: The proposal is supported by applicable various Goals, Objectives and/or Policies of the City's Comprehensive Plan as follows: PLANNING & DEVELOPMENT DEVELOPIvIENT REVIEW DIVISION ` • `'' �,o " � \ , 2N ��r � PROJECT \ ,; �� :' -r : °m SITE �:; ;� � ; _ �01`\.. `. --- `� � . RUSSELLST � ' F\� _ — � — -- -- �'�• ` � -- Q i � , �, � ' OS/R RUSSELCST ,z� ENGMAN ST W� � Qi W � � i la a, Z � , � � a I � � LOCATION MAP I ¢ 1235 � 0 _ ,2,� .,,. '. 1214 ��.� ZONING MAP Outdoor Recreation RilSSELL ST Residential Shelter � a J 2 �+1. s -- SPRINGDALE ST �_, L �_� _ OV ERIEA ST �� - i ;� ! 1 �4�� , I, �,, ia: �'. g ^ - ` ,,� ; .s b ^ . Pf� " .� �� : � � � ^ ■ `1�G�" � 2 . ��, . . � . , � �■ �o A _ �, ' N� N ..��.__.. � � � r ENGMAN ST � C ��_ ,z,z Detached Dwellings r� � �i _ `, ie � ,.S ■ N �i �� • N • Vehicle . � . , • ' Service : � � i �rg �4os `� ■ ■ r,�� , z � � ��i � � -� .� „■ ■ � �o ■ 9235 ■ � ■ Vacant � � � � r FJYGMAN ST �•" W Attached Retail Sales ts�a Dwellings And Services �su LL EXISTING SURROUNDING USES MAP Community Development Board — January 19, 2016 FLD2015-10041 — Page l � C�l.�l 1't�ll.l Level II F�exible Develo mentA lication Review PL.ax��rrG&nEVaLOrMErrr _^� \� ��.�` P PP DEVELOPMENT REVIEW DIVISION u :N\��ti Objective A.3.2. — All development or redevelopment initiatives within the City of Clearwater shall meet the minimum landscaping / tree protection standards of the Community Development Code in order to promote the preservation of existing tree canopies, the expansion of that canopy, and the overall quality of development within the City; 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. Policy A.5.5.1 — Development should be designed to maintain and support the existing or envisioned character of the neighborhood. Goal A.6. — 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; and Policy C.1.3.9 — Continue to contribute to the support of non profit and for profit housing providers and other organizations promoting neighborhood revitalization and stability. The development proposal includes the renovation of 5,341 square feet of existing floor area for an established non-profit residential shelter that has been serving the community since 1997. The renovation also includes the upgraded educational facility fa�ade and proposed landscape improvements. The site and all buildings are maintained to provide a high-quality visual appeal which benefits the surrounding properties. The infill development is made possible by requesting allowable flexibility from the CDC for the existing setbacks and parking as well as proposed landscaping. The proposal, which makes an appropriate reuse of the site and building, while emphasizing enhanced aesthetics (landscaping) and a complete upgrading of the exterior of the building is the sort of project envisioned as an apt recipient of flexibility from the otherwise required development parameters as provided by the above Goals, Objectives and Policies with regard to its location within the urban service area and the provision of an attractive, compact redevelopment plan. Therefore, the proposal supports the above Goal, Policies and Objectives. Community Development Code: The development proposal is supported by the general purpose, intent and basic planning objectives of this Code as follows: 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. D. It is the further purpose of this Development Code to make the beautification of the city a matter of the highest prioriry and to require that existing and future uses and structures in the city are attractive and well-maintained to the maximum extent permitted by law. The existing residential shelter along with the proposed upgrades will continue to operate as an appropriate use for the neighborhood and the educational facility use is a use allowable within C Community Development Board — January l9, 2016 FLD2015-10041 — Page 2 � li�ea�►'lcilel Level II Flexible Develo ment lication Review PLANNING&DEVELOPMENT _ J.\�,� f\N` � P APP DEVELOPMENT REVIEW DIVISION :_� �:r.-^�� . District, and will enhance those services provided by the residential shelter. The property owner will improve the property with new landscaping along with the previously upgraded building fa�ade for a use benefiting the vocational educational needs of the residents and general public. The landscape design incorporates plant material that is native and/or naturalized while providing visual interest. Therefore, the proposal supports the above Code Sections. Compliance with Development Standards for Comprehensive Infill Redevelopment Projects: There will be no impact upon the density/intensity, minimum lot area/width, m�imum building height, or setback development standards. The development proposal's compliance with the remaining development standards of the CDC is discussed below. Minimum Setbacks: Pursuant to CDC Table 2-704, there are no minimum required setbacks for a Comprehensive Infill Redevelopment Project. However, for a point of comparison, pursuant to CDC Table 2- 703, front, side, and rear setbacks for an educational facility are 25 feet, 10 feet and 20 feet, respectively. The existing building is generally not compliant with the above requirements. The building has a front (south) setback of 1.08 feet and a side (east) setback of 0.81 feet. However the setback from the side (west) property line is 69.9 feet and the rear (north) setback is 251.85 feet being well in excess of minimum requirements. The requested setback and parking flexibility is the impetus for the application request and there are no changes to the existing setbacks. The requested setback reductions for the site are allowable as a Comprehensive Infill Redevelopment Project, and are already a part of the existing fabric of the community and do not result in any negative impact to said community. Minimum Off-street Parkin�: Pursuant to CDC Table 2-704, off-street parking for Comprehensive Infill Redevelopment Projects is determined by the Community Development Coordinator based on the specific use and/ or ITE manual standards. Pursuant to Table 2-703, parking for an educational facility is one space per two students. The proposed educational facility can house 39 students requiring 20 off- street parking spaces and the existing 16 residential shelter units require eight spaces for a total of 28 parking spaces required. The proposal provides for 26 parking spaces (20 on-site and an additional six spaces across Engman Street). A parking analysis conducted by the applicant concludes that 18 spaces are sufficient to meet the demand of the residential shelter including the proposed educational facility. The City's Traffic Engineering division has reviewed this analysis and supports its conclusion. Landscaping_ Pursuant to CDC Section 3-1202.D, required perimeter buffers are based on adjacent uses andJor street types. The required landscape buffers are 15 feet (south — local street), 10 feet (north — detached dwellings) and five feet (east and west — non-residential). In addition, Section Community Development Board — January 19, 2016 FLD20l 5- ] 0041 — Page 3 � l��l.(.Li 1't�ll.l Level II Flexible Development Application Review - � N�/�M� �, � �^�/'��.� � � PLANNING & DEVELOPMENT DEVELOPMENT REVIEW DIVISION 3-1202.E provides that interior landscaping must be provided in an amount which is equal to or greater than 10 percent of the vehicular use area. The proposed vehicular use area is 12,205 square feet requiring 1,221 square feet of interior landscaped area. Finally, Section 3- 1202.E requires that all facades facing a street must include a foundation planting area of at least five feet of depth along the entire fa�ade excluding areas necessary for ingress/egress. The existing front (south) perimeter landscape buffer is required to be 10 wide along Engman Street. The south buffer width varies from 25.01 to 1.08 feet and consists of grass, a pine tree and oak tree (to be removed). The existing side (east and west) perimeter landscape buffers are required to be five feet wide. The east buffer width varies between 28.74 feet and .08 feet and consists of grass. The west buffer width varies between 8.23 and 4.62 feet and contains cypress trees and grass. There are two buildings on the site requiring foundation plantings along their respective south facades. The building on the east side of the property does not have adequate room along the south building farade for the required five foot wide foundation planting area along the entire south fa�ade. The building along the west property line has no room for the required foundation plantings due to an existing sidewalk. The applicant submitted a Comprehensive Landscape Program application as a part of this development plan. No new landscape buffer areas are being created, nor is any existing landscape buffer being reduced in width. As noted, the widths of portions of all perimeter north, east and west landscape buffers as well as foundation plantings along the south building facade of the building along the east property line do not meet the provisions of CDC Article 3 Division 9. The applicant has mitigated the deficiencies through the provision of landscape material in excess of the minimum otherwise required by the CDC where adequate room is available. The landscape plan includes shade and accent trees (silver buttonwood and crape myrtle, as well as shrubs and ground cover (variegated shell ginger, blueberry flax lily, giant sword fern, podocarpus, parson's juniper and confederate jasmine). The existing and proposed landscaping as well as existing fencing and walls is acceptable to continue buffer the site from the abutting uses. The site is proposing the maximum practical landscaping and the proposed landscaping will be a significant improvement and is supportable. Solid Waste: Solid waste for the site will continue to be handled through the black solid waste and blue recycling containers. The proposal has been found to be acceptable by the City's Solid Waste Department. Community Development Board — January 19, 2016 FLD20l 5-] 0041 — Page 4 � Cll.�i ►'ttil�l Level II Flexible Develo ment A lication Review PLANNING&DEVELOPMENT ��_��.��. p pp DEVELOPMENT REVIEW DIVISION ° � � ti�_�i��i �i Compliance with Specific Use Flexibility Criteria: The proposal supports the specific Comprehensive Infill Redevelopment Project criteria pursuant to CDC Section 2-704.F 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. The site was developed approximately 40 years ago and the application is only due to non- residents of the facility attending the vocational classes. The additional educational facility use and existing site setback and parking conditions require the Level II application for the interior renovation of existing floor area for the educational facility. No changes to the site except for additional landscaping are proposed. It would not be possible to meet all required setbacks to building and required number of parking spaces without demolishing entire or parts of buildings on site which is not feasible or practical. Therefore, the proposal is consistent with this CDC Section. 2. The development or redevelopment will be consistent with the goals and policies of the CompYehensive 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. As discussed previously, the development proposal is consistent with a variety of Goals, Objectives and Policies of the City's Comprehensive Plan as well as with the general purpose, intent and basic planning objectives of the CDC. 3. The development or redevelopment will not impede the normal and orderly development and improvement of surrounding properties. The development proposal includes renovation of existing floor space for a development in operation since 1997. As such, staff does not expect any impact on the ability of adjacent properties to redevelop or otherwise be improved. 4. Adjoining properties will not suffer substantial detriment as a result of the proposed development. Due to the limited scope of the proposal, staff anticipates minimal impact, if any, to adjoining properties. 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; The C District permits educational facilities as a flexible standard development use. Therefore, the proposal is consistent with this CDC Section. 6. Flexibility with regard to use, lot width, required setbacks, height and off-street parking are justified based on demonstrated compliance with all of the following design objectives: a. The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in this zoning district. Community Development Board — January 19, 2016 FLD2015-10041 — Page 5 � C�L�1 �1'�l�l Level II Flexible Develo mentA lication Review PLANN[NG&DEVELOPMENT _�f�-�`�-`�� p Pp DEVELOPMENT REVIEW DIVISION �_�`- �.^ � : �ti.�� : As previously discussed, staff anticipates the proposal will have minimal impact, if any, on the surrounding properties; and therefore will have no effect on the ability of surrounding properties to be redeveloped or otherwise be improved in a manner consistent with the C District. b. The proposed development complies with applicable design guidelines adopted by the city. There are no formal design guidelines adopted by the City applicable to the site or area. c. The design, scale and intensity of the proposed development supports the established or emerging character of an area. The proposal provides for renovation of a site in operation since 1997 similar in scale and scope with the surrounding area. The intensity of use is consistent with the underlying CG FLUP classification. Therefore, the proposal is consistent with this CDC Section. d. In order to form a cohesive, visually interesting and attractive appearance, the proposed development incorporates a substantial number of the following design elements: ■ Changes in horizontal building planes; ■ Use of architectural details such as columns, cornices, stringcourses, pilasters, porticos, balconies, railings, awnings, etc.; ■ Variety in materials, colors and textures; ■ Distinctive fenestration patterns; ■ Building stepbacks; and • Distinctive roofs forms. The building recently underwent an exterior renovation which included new entryway, rooftop architectural embellishments and updated and attractive exterior painting. Therefore, the proposal is consistent with this CDC Section. e. The proposed development provides for appropriate buffers, enhanced landscape design and appropriate distances between buildings. As previously discussed, the development proposal is for interior renovation only with additional landscaping as practical. Therefore, the proposal is consistent with this CDC Section. 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; and, 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,• and, Section 3-914.A.3. The proposed development will not adversely affect the health or safety of persons residing or working in the neighborhood; and, Section 3-914.A.4. The proposed development is designed to minimize traffic congestion; and, Community Development Board — January 19, 2016 FLD2015- ] 0041 — Page 6 � Cli.�l 1'!'�L��Level II Flexible Develo mentA lication Review PL�nNG�nEVEr..orMENr _.� f��.�_.^ , p pp DEVELOPMENT REVIEW DIVISION � � ^✓�r�� , r � �iv Section 3-914.A. S. The proposed development is consistent with the community character of the immediate vicinity; and, 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 development proposal includes the interior renovation of 5,341 square feet of existing floor area for an established non-profit residential shelter that has been serving the community since 1997. The renovation also includes the upgraded educational facility fa�ade and proposed landscape improvements. The site and all buildings are maintained to provide a high-quality visual appeal which benefits the surrounding properties. The proposal will likely have no effect, negative or otherwise, on the health or safety of persons residing or working in the neighborhood. Therefore, the proposal is consistent with the requirements of CDC Sections 3- 914.A.1-6. Compliance with Comprehensive Landscape Program Criteria: The proposal supports the specific Comprehensive Landscape Program criteria pursuant to CDC Section 3-1202.G.1-5 as follows: Architectural Theme. (a) The landscaping in a Comprehensive Landscaping program shall be designed as a part of the architectural theme of the principal buildings proposed or development on the parcel for the development. The proposed landscaping will be consistent with the existing landscaping provided throughout the site. The site contains landscape materials such as cypress, elm and crape myrtle trees and the proposal includes additional crape myrtle as well as silver buttonwood trees with shrubs and groundcover keeping with the existing theme of the property. 2. Lighting. Any lighting proposed as part of a Comprehensive Landscaping program is automatically controlled so that the lighting is turned off when the business is closed. While a formal lighting plan has not been submitted as part of this development proposal, any lighting proposed at time of building permit shall be required to meet this standard. 3. Community Character. The landscape treatment proposed in the Comprehensive Landscape Program will enhance the community character of the City of Clearwater. The additional landscaping will beautify what is already one of the highest quality sites in the area. 4. Property Values. The landscape treatment proposed in the Comprehensive Landscaping Program will have a beneficial impact on the value of the property in the immediate vicinity of the parcel proposed for development. Staff expects the proposed landscaping to provide a beneficial impact on the value of the property in the immediate vicinity. S. Special Area or Scenic Corridor Plan. The landscape treatment proposed in the Comprehensive Landscape Program is consistent with any special area or scenic corridor plan which the City of Clearwater has prepared and adopted for the area in which the parcel proposed for development is located. The site is not located in a special area or scenic corridor plan area. Community Development Board — January 19, 2016 FLD2015-10041 — Page 7 � Cll.�l �ttil�l.l Level II Flexible DevelopmentApplication Review PLANNING.4cDEVELOPMENT _ ��.�-��.�� DEVELOPMENT REVIEW DIVISION u � �:�.� :-ti,—^� � ^ i Section 4-206.D.4: Burden of proof. The burden of proof is upon the applicant to show by substantial competent evidence that he is entitled to the approval requested. The applicant has adequately demonstrated through the submittal of substantial competent evidence that the request is entitled to the approval requested as required by CDC Section 4- 206.D.4. SUMMARY AND RECOMMENDATION: The Development Review Committee (DRC) reviewed the application and supporting materials at its meeting of December 3, 2015, 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 1.18 acre parcel is located at the northwest corner of Engman Street and Fairburn Avenue; 2. The property is currently developed with a 16-unit residential shelter use; 3. That the subject property is located within the Commercial (C) District and the Commercial General (CG) Future Land Use Plan category; 4. The development proposal is to renovate 5,341 existing square feet of floor area for an educational facility use; 5. The development proposal includes flexibility to setback, parking and landscaping requirements; and, 6. 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: 1. That the development proposal is consistent with the pattern of development of the surrounding neighborhood; 2. That the proposal consistent with the general purpose, intent and basic planning objectives of the CDC pursuant to CDC Section 1-103; 3. That the proposal is consistent with the intent of the C District and CG FLUP classifcation; 4. That the development proposal is consistent with the Standards pursuant to CDC Table 2- 704; 5. That the development proposal is consistent with the Flexibility criteria pursuant to CDC Sections 2-704.F; 6. That the development proposal is consistent with the General Standards for Level Two Approvals pursuant to CDC Section 3-914.A; 7. That the development proposal is consistent with the Flexibility criteria for a Comprehensive Landscape Program CDC Section 3-1202.G; 8. That the proposal is consistent with certain applicable portions of the Comprehensive Plan as outlined in this report; and Community Development Board - January 19, 2016 FLD2015-]0041 -Page 8 ' li�l.�l 1'1�L1�1 Level II Flexible Development Application Review - �.f.f.i.��.�� ° � � %�'.i�.^^v-vi PLANNING & DEVELOPMENT DEVELOPMENT REV�W DIVISION 9. That the applicant has adequately demonstrated through the submittal of substantial competent evidence that the request is entitled to the approval requested as required by CDC Section 4-206.D.4. The Planning and Development Department, having made the above findings of fact and conclusions of law, recommends APPROVAL of application FLD2015-10041, subject to the following conditions: Conditions of Approval: l. That all irrigation systems be connected to the City reclaimed water system where available per Clearwater Code of Ordinances, Article IX., Reclaimed Water System, Section 32.376. Reclaimed water lines are available in the Mandalay Avenue right-of-way; 2. That application for a building permit be submitted no later than January 19, 2016, unless time extensions are granted pursuant to CDC Section 4-407; 3. That, prior to the issuance of any permits for construction except for clearing and grubbing, demolition or the provision of fill, all applicable requirements of Chapter 31 of the Building Code be met; L'! 5. C•� That, prior to the issuance of any permits for construction, except for clearing and grubbing, demolition or the provision of till, 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; That, prior to the issuance of any permits for construction, except for clearing and grubbing, demolition or the provision of fill, the Fire Department may require the provision of a Water Study performed by a Fire Protection Engineer in order to ensure that an adequate water supply is available and to determine if any upgrades are required by the developer due to the impact of the project. The water supply must be able to support the needs of any required fre 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; and That, prior to the issuance of any permits for construction, except for clearing and grubbing, demolition or the provision of fill, all general Engineering and Environmental Department conditions be addressed. Prepared by Planning and Development Department Staff: ATTACHMENTS: Photographs, Resume l�Cl� ckson, Senior Planner Community Development Board — January ] 9, 2016 FLD2015-10041 — Page 9 �,_ � , ;w� 5 �'";� �i��f ��'� �`�� _ � _� . Looking north at subject property. Looking at the building proposed to be used for the educational facility. Looking east from the subject property. I,00king south at available six parking spaces. Looking sonthwest from the subject properry. Looking south from the subject property. 1260 Engman Street FLD2015-10041 Matthew Jackson 100 South Myrtle Avenue Clearwater, Florida 33756 (727) 562-4504 matthew.iacksonCa�mvclearwater.com PROFESSIONAL EXPERIENCE ❑ Senior Planner February 2013 to present 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 II City of Clearwater, Clearwater, Florida May 2011 to February 2013 October 2008 to June 2010 Regulate gowth and development of the City in accordance with land resource ordinances and regulations related to community development. Landscape plan review including: conceptual, and variance. Reviews and analyzes site plans and conducts field studies to determine the integrity of development plans and their compatibility with surroundings. Interdepartmental and zoning assistance. Respond as a City representative to citizens, City officials, and businesses concerning ordinances and regulations. Make recommendations and presentations at staff level at various review committees, boards, and meetings. ❑ Planner I Calvin-Giordano and Associates, Fort Lauderdale, Florida May 2005 to December 2007 Project manager for various development applications such as plat, site plan, rezoning and variances. In-depth government agency, in-house and client coordination to ensure that the projects maintained submittal schedules stayed within budget constraints and attained approval. Schedule and lead project kick-off ineetings, ensure municipal project conditions were resolved, produce supporting documents and make site visits as well. Research and prepare due diligence reports including subject matter such as zoning, land uses, densities, available public utilities and land development costs. Member of emergency mitigation committee formed to prepare and mitigate for natural or man-made disasters affecting Calvin, Giordano and Associates and local municipalities. ❑ Manager Church Street Entertainment, Orlando, Florida September^ 1999 to February 2004 Supervised and managed daytime and nighttime operations of a bar and nightclub entertainment complex including 100+ staff. Conducted hiring and training operations including security and inventory control. Managed and reconciled nightly gross revenues as well as preparing and delivering deposits. Assisted in taking inventory and preparing weekly inventory orders, marketing and special events. ❑ Linguist Z/S Army, Fort Campbell, KY October 1991 to October 1995 Maintain fluency in the Arabic language and knowledge of customs and culture as well as military readiness for possible deployments or training operations. Co-managed intelligence gathering operation in Haiti including coordination between multiple Special Forces units and civilian authorities. Interpreter between U.S. and Egyptian soldiers during training exercises. Liaison between Special Forces battalions to coordinate certification training. EDUCATION ❑ Master of Arts, Urban and Regional Planning, Florida Atlantic University, 2007 ❑ Bachelor of Arts, Urban and Regional Planning, Rollins College, 2004