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1994 NORTH GREENWOOD COSTNorth Greenwood Commercial District & Economic Development Opportunities September 1994 �` ` "{ ' • ' Florida Center for • Community Design + Research 0 �I J NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Prepared by: The Florida Center for Community Design + Research University of South Florida 3702 Spectrum Boulevard Suite 180 Tampa, FL 33612 813-974-4042 Director: James A. Moore, PhD Project Manager: Julie M. Johnson, AICP Principle Researcher: Theodore Trent Green, AIA Research Associate: Project Team: Office Manager: Prepared for: John W. Marsh, M.Arch Ana Garcia Greg Ferrara Michael Faulhaber Amy Holmes Eric Lamison Meyer Weitzman Karsten M. Jameson City of Clearwater, Economic Development Department Director: Alan Ferri FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ACKNOWLEDGEMENTS Several local business owners, organization representatives, community leaders, and City staff provided insights, assistance, and time to the development of this study. We wish to ac- knowledge their contributions and thank them (and apologize for missing anyone): * Isay Gulley, Nancy Hansen, and Gerald Spilatro, Clearwater Neighborhood Housing Services * Jonathan Wade, Muhammad Abdur-Rahim, and Paul Ritz, North Greenwood Association * Bernard and Tina Dixon, Clearwater Merchants Association * Talmadge Rutledge, North Greenwood Avenue businessman * Dorothy Thompson, Resident and founder/curator of the Dorothy Thomp- son African American Museum * Alan Ferri, Dixie Walker -Duncan, Mike Holmes, Johnny Crawford, Clearwater Economic Development Department * Don Melone, Lew Hilton, Scott Schuford Clearwater Central Permitting Department * John Amiro and Cory Martens, Clearwater Public Works Transportation Group * Sergeant Grim, Clearwater Police Department 1 NORTH GREENWOOD COMMERCIAL. DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES CONTENTS 1. OVERVIEW 1.1 Scope 4. DISTRICT DEVELOPMENT PRIORITIES 1.2 Location and Boundaries 4.1 1.3 Commercial Context 4.2 1.4 Surrounding Uses 4.3 1.5 Regulations 4.4 1.6 Transportation 4.5 4.6 2. EXISTING DISTRICT CONDITIONS 4.7 3. 2.1 Physical Conditions 2.2 Demographic Characteristics 5 2.3 Interview Findings REGULATORY REVIEW AND PROPOSED CHANGES 3.1 Comprehensive Plan 3.2 CNG Zoning 3.3 General Development Plan 3.4 Design Guidelines 3.5 Commercial Market Study, 1988 3.6 Summary Conclusions and Recommendations Improved Public Realm Improved Connections and District Gateways Revised Regulations and Review Procedures Greater Role for Community Policing Coordination with Residential Development Continued Organization of District Business and Property Owners Development Incentives and/or Partnerships with the City A VISION FOR THE DISTRICT: THREE SCENARIOS 5.1 Neighborhood Main Street 5.2 Local Commercial Anchor 5.3 Regional Center APPENDIX Exhibit 1. Exhibit 2. Exhibit 3. Exhibit 4. Photo Inventory of North Greenwood Commercial District Field Surveys of North Greenwood Commercial District Parcels 1990 Census Data of North Green- wood Neighborhood Summary of Police Reports for North Greenwood area, 10/01/1993 - 4/27/1994 2 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH �, NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES LIST OF FIGURES Figure 1. 1: North Greenwood Neighborhood Within the City of Clearwater 1. 2: Commercial District Within the North Green- wood Neighborhood 1. 3: Existing Business Location Map 1. 4: Land Uses in the North Greenwood Neigh- borhood 1. 5: North Greenwood Neighborhood Zoning Dis- tricts 1. 6: Traffic Counts for Major Roadways in the North Greenwood Neighborhood 1. 7: Relative Traffic Volumes on Major Streets in the North Greenwood Neighborhood Figure 2. 1: General Block Conditions 2. 2: Commercial Parcels 2. 3: TI pical Commercial Building 2. 4: Commercial Signage 2. 5: Infrastructure Expenditures in the North 4: Greenwood Neighborhood 2. 6: General Street Conditions 2. 7: Existing District Conditions: Building Usage 2, 8: Existing District Conditions: Parking 2. 9: Existing District Conditions: Planting 2.10: Existing District Conditions: Street Infrastruc- 1: ture and Furnishings 2.11: City of Clearwater and North Greenwood Neighborhood Main Street Demographics 2,12: Comparison of North Greenwood and City of Clearwater Age Groups 2.13: Comparison of North Greenwood and City of 3: Clearwater Households Below Poverty Level FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH Figure 3, 1: CNG Zoning 3. 2: Zoning Summary Chart 3. 3: Expanded Range of Permitted Uses 3. 4: Multi -Use Building 3. 5: Numerical Criteria 3. 6: Tj pical Commercial Infill 3. 7: Parcel Development Options Figure 5. 1: Redevelopment Scenario #1: Neighborhood Main Street 5. 2: Redevelopment Scenario #2: Local Commercial Anchor 5. 3: Redevelopment Scenario #3: Regional Center 3 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Curlew Rd. Gulf of Oldsmar Mexico Clearwater Harbor Hrps� Oh q�e o ■, p m • Safety Harbor Main SL �• ■�' Dunedin I . a. � a North I I Greenwood �"�•� Safety Harbor ::.Nelyhborh d �r'�' > Qb • V Drew St. �y rt SL Gulf -to -Bay Blvd ausew a' Clear, ater Ir / ,P•-'!, ;b 4.�tiNorth Greenwood Neighborhood cc a.1'-u� ,� Central Business -../### District Fig. 1.1: NORTH GREENWOOD NEIGHBORHOOD WITHIN THE CITY OF CLEARWATER 1. OVERVIEW 1.1 SCOPE This report documents a neighborhood Commercial District study conducted by the Florida Center for Community Design + Research for the City of Clearwater's Economic Develop- ment Department. Its purpose is to assess the physical envi- ronment and regulatory context relative to community and economic development opportunities in the North Greenwood Commercial District. The study also encompasses related is- sues, such as neighborhood demographics, local traffic pat- terns and input from community residents related to existing commercial activity, as well as the potential for new economic development. The broader scope of this study assesses these and other issues, and proposes specific recommendations in the following areas: * Changes to existing zoning and development regulations affecting the prospects for a more viable neighborhood commercial area. * Physical improvements to the North Green- wood Commercial District which will make it conducive for greater variety in general eco- nomic activity. * Defining a series of alternative growth strate- gies which would help the commercial area achieve its full economic potential. Identified below are issues which affect community and eco- nomic development throughout the District. They are presented in further detail in the following two sections: "Existing Dis- 4 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH �I t n �J NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES trict Conditions" and "Regulatory Review and Proposed Changes." Section 4, "District Development Needs," spells out what measures need to be taken and what direct interven- tions are necessary at various levels, to improve the area's image for commercial activity and stimulate growth. Section 5, "A Vision of the District" goes a step further by proposing three alternative implementation strategies which address the District's needs on a short and long-term basis. These proposals seek to establish a clear vision for how the District should proceed with (re)development efforts aimed at generating and sustaining much needed economic development. These recommendations were crafted with the input of local business people, neighborhood residents and City staff. And in doing so, they directly reflect the concerns and interests of the larger coalition that will play a critical role in seeing them realized. 1.2 LOCATION AND BOUNDARIES The Commercial District in the North Greenwood neighbor- hood is located in the northwestern part of the City, less than one mile from Clearwater's Central Business District (CBD). It encompasses a one-third of a mile section (approximately 1800 feet) of North Greenwood Avenue, and has traditionally served as the geographic, social and economic center for the North Greenwood neighborhood. The Commercial District is defined by the zoning designation which extends from Grant Street at the north, to Palmetto Street at the south. As a com- mercial corridor, the District extends to a depth of approxi- mately 85 feet (or the depth of one lot) along its eastern edge, and approximately 145 feet, on average, along its western edge. In area the district encompasses approximately 10.8 acres within the larger residential neighborhood of approximately 380 acres. FLORIDA CENTER FOR 1.3 COMMERCIAL CONTEXT District History The North Greenwood neighborhood was historically known as "The Grove." It was an area where citrus trees dominated the landscape and it constituted the City's largest aggregate African-American neighborhood. Established prior to the turn of the century, the area has remained residential for the most part, with a discernible neighborhood commercial core extend- ing along North Greenwood Avenue. It was a neighborhood "Main Street" for the community, with shops, restaurants, tav- erns and a host of other businesses which provided services that were inaccessible to residents outside of the area. Up to the present, the Commercial District has consistently served the needs of the immediate African-American community in this part of Clearwater right up to the present. But during the 1960's when the barriers of segregation began to fall, demo- graphic changes and disinvestment led to a decline in com- mercial business activity. Several longstanding businesses were forced to close because of an overall diminishing customer base, and a remaining resident population with decreasing eco- nomic potential. This trend has continued over the last three decades and has left the Commercial District hobbled by a lack of market support, decaying physical conditions and a dearth of viable businesses. COMMUNITY DESIGN + RESEARCH FIG. 1.2: COMMERCIAL DISTRICT WITHIN THE NORTH GREENWOOD NEIGHBORHOOD 5 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Larkin's Funeral Home Elk's Lodge Christ Temple Family Services Ole Park Theater Church Center Payco Service Police Substation Revival Church T—�- — __ �tation I John's Barbershop u Ray -Gr( 0 I — — 4 Field/Pl jound—�� _— -----;y; ;--� �— I L1LJ u I 0 JE 1 E1 El k_1 �J b _J p -( - i Greenwood Apartr�i eAt �Complex _j Jack R ss Stadiu Fig. 1.3: EXISTING BUSINESS LOCATION MAP Beauty Rut's Turf Ice Cream Laundromat/ Shop Smith's Service Station/Convenience Store Palm Tree Night Club T–IjamRobinson e Middle l Street + True Value 4&A Soul Food Supermarket Restaurant Chef's Cafe Big Jim's Bar B Que 0' 75' 300' 0%memollm- N 150' 600' 6 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH F 1 1. 1 1 1 9 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES i i General Business Environment issue: Because the area has experienced a steady decrease in its resident population and changes in the shopping habits of those that remain, the North Greenwood Commercial District functions as a loose confederation of struggling businesses. This portion of North Greenwood Avenue has characteristics similar to other neighborhood commercial areas in the City of Clearwater as well as the larger Tampa Bay region. Like these other areas, the Commercial District on North Greenwood Avenue has experienced a steady decline in commercial activ- ity over the last thirty years. North Greenwood has also suf- fered as a result of a conduous erosion of its primary customer base and a remaining resident population which has altered its shopping habits because of increased mobility. Business ac- tivity along the street is neither varied, nor extensive enough to meet a significant portion of residents' consumer needs as it once did. At present, only the following businesses remain: *Restaurant/bar: Chef's Cafe; Palm Tree Night Club * Food service/cafe: Big Jim's Bar-b-que;A &ACafe * Personal service: Rut's "Ilirf Laundromat; John's Barbershop * Auto -related: Payco Service Station * Entertainment: Elk's Lodge; Ole Park Theater * Public -Commercial: Larkin's Funeral Home * Food/merchandise: True Value Supermarket; Smith's Service Station (convenience store) The district also has a small number of residential uses, as well as a number of neighborhood support uses and institu- tions. These include a police sub -station, several churches, a family services center and a school. As a neighborhood com- mercial area, North Greenwood's business environment closely - resembles a segment of North Howard Avenue in West Tampa and a portion of the 22nd Street corridor in the College Hill area of East Tampa. These areas also function as local com- mercial districts in economically depressed neighborhoods. Like North Greenwood, they contain a few scattered businesses and other services catering to residents in the immediate neigh- borhood. However, in both cases, the remaining establish- ments appear to be barely viable as stand-alone business ven- tures. In West Tampa though, combining a branch bank with a police sub -station has proven a successful small-scale public/ private venture. Other public and private sector initiatives (i.e building facade and streetscape improvements, increased po- lice presence, etc.) are having a positive affect on improving local conditions for commercial business purposes. But, in the North Greenwood Commercial District, the gen- eral appearance of existing buildings, the perception of a high level of crime, the lack of commercial variety and the notice- able absence of people patronizing businesses, continue to erode its commercial foundation and further underscore the need for a reinvigorated economic climate. These circumstances are explained in further detail in section 2.1 "Physical Conditions." Crime issue: The reality and perceived level of crime in the North Greenwood community perpetuates the stigma that it is unsafe to shop or conduct legitimate business activity there. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH Even with the presence of a police -substation centrally located in the North Greenwood Commercial District, crime 1s an on- going hardship the area has had to endure. By far, open-air drug dealing seems to be the most persistent problem. Ser- geant Griffin of the Clearwater Police Department who directs police activity from the sub -station stated in a recent phone interview (September 8, 1994), that the station is regularly staffed five to seven days a week. Consistent police presence is mostly during the evening hours, with officers periodically assigned to deter drug-related activity during day -time hours as well. In addition to this effort, a consortium of area organizations and churches participate in the Sergeant Allen Moore Com- munity Partnership, an initiative which brings neighborhood groups together to work towards a common goal. An active committee of this group is the Citizen's Patrol. This group of neighborhood residents often volunteer to accompany police officers or team up with each other to patrol the neighborhood. Other committees active in this group are targeting education and drug prevention issues through a variety of youth pro- grams. Sergeant Griffin, went on to note that the most frequently re- ported crimes in the area are assaults, which are usually the result of domestic disturbances. He added that few assaults occur on streets in or near the Commercial District. Overall, the number of street assaults has actually dropped in propor- tion to the number of businesses which have held alcohol per- mits since the early 1980s. Other frequently reported crimes are alarms and drug-related activity. Sergeant Griffin's obser- vations are substantiated by a cursory review of crime statis- tics recorded for the North Greenwood neighborhood between 10/01/1993 and 4/27/1994. Reviewing a random sampling of the crime reports suggest that the most frequently reported 7 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES crimes, in descending order, were: assaults, alarms, drug vio- lations and larceny/thefts. These last two areas were reported with the same level of frequency. Most of the reported inci- dents occurred between Thursday and Sunday. A more exten- sive summary of this review is included in the Appendix, un- der Exhibit 4. On the whole, crime appears to be as much a problem of per- ception for the North Greenwood Commercial District as an actual threat. The fact that most criminal activity here gets highlighted in the general media perpetuates an image of the area as being crime -ridden and therefore unsafe. This percep- tion, whether deserved or not, has a chilling effect on the eco- nomic viability of the area in many ways. It hampers the abil- ity of area merchants and establishments to conduct business in a secure and safe environment which is conducive to com- mercial activity. It reduces the potential for attracting patrons from the larger Clearwater community. And most importantly, it limits the appeal of the area to much needed outside invest- ment. 1.4 SURROUNDING USES Commercial Proximity issue: The North Greenwood Commercial District is relatively isolated from other commercial activity at its periphery and depends entirely on the immediate residential area for market support. Several commercial areas with a wide variety of uses exist at the outer edges of the larger North Greenwood residential neigh- borhood. However, they have no relationship to the businesses along North Greenwood Avenue. Located along the arterial roadways in this part of the city, they function as regional com- mercial areas, attracting customers from different neighbor- hoods throughout the northern part of the city. Betty Lane and Highland Avenue to the east, Drew Street to the south, Fort Harrison and Myrtle Avenues to the west, and Sunset Point Road to the north, are all characterized by uses ranging from automotive repair shops to entertainment establishments. Most of the residents in the North Greenwood neighborhood ven- ture out to one or more of these locations on a daily or weekly basis, to secure basic necessities such as food and personal services. These shopping and spending habits have emerged primarily because the the variety of goods and services that people require and expanded shopping options, are not avail- able within the North Greenwood Commercial District. The Commercial District's current isolated conditions may be partially attributable to its historic role in the North Green- wood neighborhood as a the center of economic activity in the geographically-definedAfrican-American community. It is also functionally isolated due to the District's zoning and land -use patterns which define it. Still another reason for its apparent isolation is the fact that most of the major roadways connected to the larger city bypass the District altogether. As a result, the District does not benefit from any of the "en route" traffic which might bring "impulse" shoppers in contact with area businesses. For the most part, the North Greenwood Commercial District is surrounded by a variety of residential uses. In relatively close proximity, there is also a range of other public and semi- public uses such as the City of Clearwater Branch Library, the Samuel Robinson Challenge Middle School, the Martin Luther King Neighborhood Center, the Jack Russell Stadium, the Clearwater Comprehensive Middle School, the Pinellas Trail and a host of churches and public parks (see Figure 1.3). Residential/Population Density issue: While the surrounding North Greenwood neighborhood contains a broad range of residential types and varying densities, the Commercial District's primary trade area lacks a significant resident population. The residential areas surrounding the North Greenwood Com- mercial District contain dwelling types ranging from single- family homes to multi -family apartments. According to the 1990 U.S. Census, approximately 63% of the housing units in the North Greenwood neighborhood were detached or attached, single-family units. The most heavily populated residential area in the neighborhood is the Greenwood Apartment com- plex at the corner of Greenwood and Palmetto Avenues. Cen- sus data indicates that this complex at the southern end of the Commercial District contains 224 units, with a population of 456. The Census also estimates that the total population for the entire North Greenwood neighborhood is apprximately 3,562 people. Accordingly, the neighborhood contains a sig- nificantly higher percentage of households, than the rest of the City which are below the poverty level. A more detailed dis- cussion of neighborhood demographics is provided in the Sec- tion 2, under Demographic Characteristics. 8 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 4 s t t t H 0 1 t A NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES ,Jack Russell Stadium issue: Jack Russell Stadium, as a regional attraction, brings large numbers of people into the area, yet the North Greenwood Commercial District realizes little, if any, spillover economic benefits. Jack Russell Stadium is the spring training home to the Phila- delphia Philtres Major League Baseball Team. They use the stadium through March. The stadium is used throughout the summer months by the their minor league team. During the Spring training season, approximately 16 games are played in the stadium. The minor league team plays approximately 75, games there. Each Major League spring training game at- tracts an estimated 6,000 to 7,000 people, while the minor league games attract an estimated 2,000 people. Most people coming to the games approach the stadium from the south on Greenwood Avenue, from the east via Palmetto Street, or the west via Drew or Palmetto Streets. Some neighborhood resi- dents benefit marginally by charging parking fees to game patrons to park their cars in a residents' front yard. Beyond this, no other direct benefits accrue to the adjacent neighbor- hood or businesses along North Greenwood Avenue. Am " �■ Imago ,,, ; IN, n,I. ■ u w O f :: .1rMSE•f KO ,v ,r, ■ �� :aQ+TCL �MIA' RammSagan MEOWN low Fig. 1.4: LAND USES IN THE NORTH GREENWOOD NEIGHBORHOOD FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH E NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES �•��: 1�6 r-7 Legend Multiple -Family Residential 8 Multi -Family Residential 12 Multiple -Family Residential 16 Multiple -Family Residential 24 - Single -Family Residential 8 North Greenwood Commercial General Commercial Neighborhood Commercial _ Limited Industrial -_ Open Space/Recreation Public/Semipublic Commercial Infill ISO C 3_00 d � =ru �nnnrinnMrnnnoII Fig. 1.5: NORTH GREENWOOD NEIGHBORHOOD ZONING DISTRICTS Open Space and Community Facilities issue: Open space and community facilities abound in the North Greenwood neighborhood, and occur at each end of the commercial district, yet they are not well connected. While a park and playground are located the northern and south- ern boundaries of the district, these neighborhood -scale facili- ties are isolated from a larger open space network which could bring people into the Commercial District. The Pinellas Trail, a linear recreational promenade, passes through the western side of the North Greenwood neighborhood. It attracts pedes- trians, bicyclists, and in-line skaters from the immediate neigh- borhood and larger metropolitan area, as begins in Downtown Clearwater and continues north through Dunedin. Other public and semi-public facilities are located throughout the vicinity of the North Greenwood Commercial District. The Samuel Robinson Challenge Middle School lies on North GreenwoodAvenue; and the Clearwater Comprehensive Middle School, Martin Luther King Neighborhood Center, and Ervin's All American Youth Club lie approximately 1/2 mile east. of North Greenwood Avenue. The North Greenwood Branch of the Clearwater Public Library is located on Palmetto Street, adjacent to the Clearwater Middle School. The Dorothy Th- ompsonAfrican-American Museum is found less than 1/4 mile from the District. Churches also maintain a strong presence near the District. Two are located within District boundaries and four others are situated a block away. 10 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 4 1 1 i ii J i i A 1 1 J NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Industrial Uses issue: Industrial uses near the CSX Rail line could potentially anchor a southern approach into the North Greenwood Commercial District if they were physically linked to Palmetto Street. North Greenwood Avenue, South of the Commercial District and the Stadium, has a variety of industrial, commercial, and residential uses between Maple and Eldridge Streets. There is also a Florida Power electrical sub -station in the area, close to the CSX Rail bed. Further south, along both sides of Green- wood Avenue, there are a number well-maintained residential structures closer to Drew Street, Because of their location south of the stadium and the play- ground complex, these industrial/commercial uses have little to do with the North Greenwood Commercial District. The stadium parking lot and the playground act as vast open -space separations between the Commercial District to the north, and the area to the south where these use exist. In this location, they appear as land -use anomalies, effectively isolated from commercial activity to the north as well as the south. Through better defined linkages, such as new infill buildings and con- tiguous streetscape improvements, these uses could be incor- porated into the District. 1.5 REGULATIONS issue: Development regulations for the North Greenwood area do not accurately reflect the existing conditions in the neighborhood and further limit the redevelopment potential of the area. While it has its own special district designation, the North Greenwood Commercial District appears to suffer from zon- ing restrictions and other building regulations which are not conducive to growth and development. While the intent is to protect the general public and promote the general welfare the District, regulations affecting new development, as well as the expansion of existing commercial buildings, have the effect of being overly restrictive. When applied on a parcel -by -parcel basis, they would collectively prohibit any potentially new development. See section 3.2 CNG Zoning for details. 1.6 TRANSPORTATION Vehicular Routes issue: While Greenwood Avenue passes through the eastern edge of downtown, it is primarily a two-lane street with low traffic volumes. Like the surrounding land use patterns, transportation routes around the North Greenwood Commercial District effectively isolate it from the larger metropolitan area. Primary north - south and east -west vehicular routes define the edges of the larger North Greenwood neighborhood and do not connect di- rectly to North Greenwood Avenue. Greenwood Avenue's northern terminus is at Harbor Drive, just north of the residen- tial collector, Fairmont Street. To the south, it continues through the City, beyond Belleair Road and into Largo. In the Com- mercial District, the right-of-way (ROW) ranges from 35 feet to 65 feet, and expands to 80 feet south of the District, be- tween Drew Street and Druid Road. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH North Fort Harrison Avenue 27,580 ADT (north of Drew Street) Highland Avenue (at Sandy Lane) Drew Street (east of Myrtle Avenue) Sunset Point Road (west of Highland Avenue) Myrtle Avenue (north of Drew Street) Betty Lane (north of Palmetto Street) Palmetto Street (west of Highland Avenue) Greenwood Avenue (south of Fairmont Street) 19,693 ADT 14,774 ADT 13,668 ADT 12,103 ADT 8,633 ADT 5,750 ADT 2,598 ADT Fig. 1.6: TRAFFIC COUNTS FOR MAJOR ROADWAYS IN THE NORTH GREENWOOD NEIGHBORHOOD 11 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Fig. 1.7: RELATIVE TRAFFIC VOLUMES ON MAJOR STREETS IN THE NORTH GREENWOOD NEIGHBORHOOD The majority of through -traffic moving north -south along the western edge of the North Greenwood neighborhood, occurs along North Fort Harrison Avenue (Alternate U.S. 19) and Myrtle Street. Betty Lane and Highland Avenue, on the east- ern edge of the neighborhood also serve as important north - south connectors. To the south, Drew Street is the primary east -west thoroughfare skirting the district. With an average 60 feet wide right-of-way, Palmetto Street also carries a por- tion of the local east -west traffic. Because there is no outlet at the western end beyond Myrtle Street, most traffic along this road extends up to HighlandAvenue. Of all these streets, North Greenwood Avenue carries the least amount of traffic in the area. The 1994 Average Daily Traffic (ADT) count conducted by the City of Clearwater Transportation Group dramatically illustrates the disparity in volume of North Greenwood Av- enue when compared with other north -south and east -west ar- terial streets. These traffic counts highlight one of the key obstacles to com- mercial success along North Greenwood Avenue: a lack of visibility to passing vehicular traffic. Even Betty Lane, a street of similar scale, limited length, and mix of uses, has more than three times the average daily traffic of North Greenwood Av- enue. Similarly, Palmetto Street, a potential gateway for the North Greenwood Commercial District, receives less than 40% the average daily traffic of Drew Street. Greenwood Avenue, Palmetto Street, Betty Lane, Drew Street, and Myrtle Avenue in the North Greenwood neighborhood all have capacity for increased traffic volume. The 1994 Daily Level of Service (LOS) for these streets was determined as "A", on a scale of "A" to "F", where "A" indicates ease of travel and "F" indicates gridlock. Interestingly, Highland Av- enue was reported with a Level of Service "F" in 1994. As a two-lane roadway, drivers attempting a left -turn can bring traffic 12 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 1 n NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES to a stop. North Fort Harrison Avenue, Alternate U.S. 19, has ' significant capacity problems. The City is currently exploring alternatives for mitigating congestion along certain segments of this regional roadway. Pinellas Trail issue: The Pinellas Trail presents for economic development and recreation ' opportunities which could be linked to the North Greenwood Commercial District, surrounding open spaces and other cultural facilities. ' The Pinellas Trail, a "Rails -to -Trails" initiative which has re- ceived substantial use in the metropolitan area, passes through the North Greenwood neighborhood, heading south from Dunedin. The trail actually ends within North Greenwood, since a section passing through downtown Clearwater has not yet been secured. It is located between Myrtle Avenue and Fort Harrison, and terminates at Jones Street. As a non -ve- hicular route, this trail is used by neighborhood and metro- politan area residents for passive recreation: walking, jog- ging, bicycling, and in-line skating. While downtown Dunedin has been revitalized by cafes and shops targeted for Pinellas Rail users, few spinoff businesses are evident along the Trail in North Greenwood. One equip- ment rental store and a cafe which currently is not open are the only businesses near the trail directed at trail users. An attrac- tive pedestrian and bicycle connection with signage to North Greenwood Avenue could lead to patronage of district food establishments, as well as other retail uses. The playgrounds, ballfield, recreation centers, and Branch Li- brary within the North Greenwood neighborhood likewise could benefit from connections to the Pinellas Trail. A network of paths linking these facilities would enhance recreational op- portunities as well as improve the pedestrian environment within the neighborhood. Sidewalks issue: While sidewalks line both sides of North GreenwoodAvenue, several side streets leading to the surrounding neighborhood lack any sidewalks at all. The North Greenwood Commercial District contains continu- ous, handicapped accessible sidewalks along both sides of North Greenwood Avenue. These walks facilitate pedestrian move- ment within the District, yet access to the District is not well - provided. Several of the residential side streets which feed into North Greenwood Avenue lack sidewalks. Such condi- tions are not safe or conducive to pedestrians. Since many of the existing businesses are patronized by neighborhood resi- dents, these trips could be (and frequently are) made on foot. The prevalence of pedestrian patrons reduces the need for on- site parking, a condition which currently limits development. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 13 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES varied building types and sizes 10 10 1115 narrow sidewalk' sparse landscaping 180' (+� Block Frontage Fig. 2.1: GENERAL BLOCK CONDITIONS 'Missing tooth' vacant lot condition sidewalks at side streets 2. EXISTING DISTRICT CONDITIONS General Context issue: The North Greenwood Commercial District has lost much of its historic activity; few businesses remain. Today, twelve businesses remain in the North Greenwood Com- mercial District, along with two churches, an Elks Lodge, a Family Services Center, and a Clearwater Police Substation. The Family Services Center and Elks Lodge are used prima- rily after business hours. The businesses consist of three res- taurants, a grocery store, a convenience store, an auto repair and detail shop, a laundromat and ice cream parlor, a barber shop, a beauty salon, a dinner theater, and a funeral home. None of these businesses appear to have received recent fa- cade improvements; one businessman stated he anticipates vandalism of any improvements he would make. issue: The prevalence of vacant lots and buildings detracts from existing commercial activity, and creates a surplus of potential parking area. Scattered among the active businesses in the District are va- cant buildings and vacant lots. While several of the lots are used as parking, the four vacant buildings contribute to the sense of a deteriorating commercial district. The police sub- station is flanked by city parking lots, which remain vacant throughout much of the day. A more detailed discussion and mapping of the district's conditions is given in subsequent sec- tions of this report. 01 E i 1. 14 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' L t 1 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 2.1 PHYSICAL CONDITIONS Development ParcelsNacant Lots issue: While several vacant parcels exist in the Commercial District, most, if not all are smaller than the required minimum area for commercial development. Throughout the Commercial District, several vacant parcels on both sides of the street, currently not being used, could possibly be developed for commercial purposes. These par- cels which range in size from approximately 3,825 square feet, to slightly more than 4,200 square feet are most suitable to small-scale infill buildings. Their typically dimensions are 45 feet in width (fronting the street), to 85 feet in depth. Parcels on the eastern side of the street are generally oriented perpen- dicular to the street, but those on the west vary from both par- allel and perpendicular orientations. Many of these parcels could be developed with individual structures, but under the existing zoning, none would meet the required 5,000 square foot mini- mum. Other development regulations have a further limiting effect on the size of building which could be erected on these parcels. Because of the small size of these parcels, on-site park- ing would not be possible (which would be waived as a zoning requirement for parcels under 5,000 square feet, but may ren- der a commercial development project infeasible). These is- sues are discussed in greater detail in Section 3.2: CNG Zon- ing. Other development opportunities exist within the district through the assemblage of multiple parcels. Vacant parcels, coupled with parcels that have relocatable structures or struc- tures which could be acquired and demolished, would expand development opportunities throughout the district. Presently several houses situated along North, Greenwood Avenue next to vacant parcels would lend themselves to this use. Fag. 2.2: COMMERCIAL PARCELS Typical Parcel Size (Existing Conditions) IFLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 15 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Single -story, concrete block construction Minimal rear yard Minimal side yard Plain business frontage Fig. 2.3: TYPICAL COMMERCIAL BUILDING Building Types Currently 16 commercial buildings exist in the North Green- wood Commercial District: 13 are occupied, and three are va- cant. In addition, there are two churches, four apartment build- ings, two duplex residences, five single-family residences, and a police substation. Due to the historic lot dimensions and development pattern, little space on a typical commercial parcel remains for on-site parking, landscaping, or other amenities. However, a devel- opment pattern of similar structures built to their front- and side -yard property lines can create a continuous, pedestrian - friendly district. Accommodations for service are needed ei- ther along the back or a side of the property, or through off - hour schedules. Both types are present along North Green- wood Avenue. Commercial Building Conditions issue: Commercial buildings are in need of minor alterations to improve appearances, as well as safety and comfort Overall, commercial buildings within the district need some type of improvement, such as painting or minor repair. A sense of safety could be enhanced through improved visibility be- tween the interior of buildings and the outdoors. While sev- eral buildings have windows facing the street, visibility is ob- scured by signs or shades. The commercial district also could benefit from the installation of awnings on the building fa- cades as these would provide much needed shade along the sidewalks, as well as within the buildings. 16 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH s s E 1 1 r iNORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Business Signs issue: While businesses are marked with signs, they are not well -directed to vehicular traffic, nor well -coordinated. Several signs used by the district businesses are not legible to drivers in vehicles, and perhaps are more effective for pedes- trian traffic. In addition, often a single business will use a 1 variety of sign types and styles, creating visual confusion. To attract potential patrons in vehicles, messages on signs need to be sufficiently large and concise, as well as be suspended per- pendicular to the building face. The appearance of each busi- ness could be improved through coordinating the appearance y of signs. If desired, businesses within the district could adopt a palette of colors and lettering styles, to improve the identity of the area as a unified commercial district. The use of aw- nings for shade could serve a dual purpose, with business names painted on the awnings, or suspended from the awning frame- work. Parking issue: While the availability ' oarkin has fP g been suggested as an obstacle to development, and individual parcels are often too small for both buildings and on-site parking, the overall District appears to have a surplus of parking area. Currently there appears to be a surplus of parking spaces avail- able for businesses in the District. Both designated parking areas and vacant lots are used for this purpose. Approximately 50% of the district is designated, or used informally, for ve- hicle parking. If the vacant lots are developed for commercial suspended sign R!Lstenciled sign a �{ signboard stenciled sign Fig. 2.4: COMMERCIAL SIGNAGE iFLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 17 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES GREENWOOD COMMUNITY IMPROVEMENT SPENDING FY 90/91 through FY 92/93 Engineering Public Service Water Division $ 193,721.00 $ 692,407.00 North Greenwood Business Area $ 75,071.00 Municipal Parking Lot (57 spaces) $ 83,900.00 (Feb. 95) TOTAL IMPROVEMENT SPENDING $ 191259099.00 Engineering includes support for the installation of sidewalks, subdrain and street resurfacing. Public Services include support for sidewalk and curb replacernrm street sweeping, drainage construction and maintenance, sanitary sewer repair and maintenance and lift station maintenance. Water division includes support for the replacement of water mains and service lines and fire hydrants. Source: City of Clearwater Fig. 2.5: INFRASTRUCTURE EXPENDITURES IN THE NORTH GREENWOOD NEIGHBORHOOD uses, parking availability could become an issue. However, a significant, centrally located area is reserved for public park- ing. The City of Clearwater has developed off-street parking lots on the west side of North Greenwood Street, between Carlton Street and Engman Street. These lots flank a church's parking lot, which is leased by the City for public parking. The aggregation of this area could provide parking space for approximately 57 vehicles. There currently are no provisions for on -street parking within the District. The short block lengths and offset intersections between the east and west sides of North Greenwood Avenue make on -street parking undesirable in light of space efficiency and safety. If warranted, sections of the street could be rede- signed to have pull-outs for parallel parking. These areas could occur where the right-of-way allows a shift in the sidewalk to accommodate the pull-out. In considering the need for parking in the North Greenwood Commercial District, it is important to note that many district patrons are local residents, who come to the District on foot or by bicycle. If the future vision of the District is to continue serving the neighborhood, regulated parking requirements and standards used by particular corporations and lending institu- tions are excessive. Ideally, the off-street parking currently provided by the City would satisfy demand. Planting Currently, informal plantings of Oleander shrubs and palm trees along the street provide an attractive edge to North Green- wood Avenue. Shade trees are scattered in the District, along- side and behind buildings, as well as in vacant lots. These trees are commonly the sites where people gather, rest, or wait for buses. Aconsistent planting of shade trees would improve 18 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH D i I� NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES the street's microclimate, through cooling, reduced glare, and reduced dust. Shade trees along the street also would improve the appearance of the District. Infrastructure The City of Clearwater has made several direct investments in the North Greenwood area since 1991. Figure 2.5 summarizes total City expenditures and the range of services and infrasrtucture elements which were funded in neighborhood. Related to infrastructure in particular, expenditures were made to cover engineering costs for sidewalk and curb replacement, drainage construction, sanitary sewer and lift station mainte- nance, water main replacement and fire hydrants. Street Lanes North Greenwood Avenue contains two lanes in the North Greenwood Commercial District, with each lane approximately 14 feet wide. While a bicycle lane is not marked on the pav- ing, the wide lanes easily accommodates both bicyclists and vehicles. Sidewalks Sidewalks in the North Greenwood Commercial District are in good condition, however, the streets which connect with Greenwood Avenue typically are without sidewalks. This in- hibits safe pedestrian travel from surrounding residences. The sidewalks on both sides of North GreenwoodAvenue are typi- cally four feet wide, and wheelchair ramps are provided for disabled pedestrians at each intersection. See Section 1.6 un- der "Sidewalks" for further details. 40'-65' R.O.W. 1' ' 6'- side alk 6'-8' sid alk 28' roadway :; Fig. 2.6: GENERAL STREET CONDITIONS FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 19 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Street Lights Street lights are located at approximately the middle of each block (1 per block on each side). The lamps are standard co- bra heads attached to wooden power poles which carry other utility lines. The commercial District may benefit from more pedestrian scale lamp posts along the sidewalk. Such posts would enhance the identity of the District, as well as allow potential banner installations (integral to the lamp post) for special events. Benches and Bus Stops Currently three benches are situated in the right-of-way along North Greenwood Avenue, each occurring at a bus stop. Two are located on the west side of the street: one near Palmetto Street, and one between Carlton and Grant. Only one bench is located on the east side, between'I~angerine and Engman Streets. There are three more bus stops within the District which do not have benches. These stops would be better marked, and would better serve potential riders, if benches and shade or overhead protection were provided. In addition to serving bus patrons, the benches offer opportunities for residents and visi- tors to rest. Trash Receptacles Approximately 10 public trash receptacles are placed along the District's sidewalks. They are fairly well distributed throughout the District, but are often filled beyond capacity. More frequent maintenance would improve street appearances, as well as allow for continued use. Utilities Overhead utilities occur along the west side of Greenwood Avenue. In addition, a total of six fire hydrants may be found at the intersections of Greenwood Avenue with La Salle Street, Engman Street, Marshall Street, Palmetto Street, Grant Street, and between Carlton Street and Tangerine Street. 1 A 1 20 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH , NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES EXISTING DISTRICT CONDITIONS FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 21 r NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES ■ North Greenwood Ave. El LEGEND residential mixed-use restaurant/residential am commercial vacant building civic/public CNG zoning district limits Fig. 2.7: EXISTING DISTRICT CONDITIONS: BUILDING USAGE 22 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES ------------ L .. ........ .......... ...... ....... .. ........... ........ .......... IULW 11 HIIIII mmw IN uvi M u M -Ej El cn cn CD cn co r - FLORIDA CENTER F 0 R COMMUNITY DESIGN + RESEARCH ■ ulluillub North Greenwood Ave. co (D 0 25' 100, N 50' 20 77 d 23 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES E . ........��i�i�i�i�i�i�i"i/i�i� ��i�i�i�i�i�i�i"i/i�i� ►��oi �� i��! ■ ► u p ■ ■ ► u P E�l roll MMITNI11110n] IMMM ►�i�i�i�i�i�i�i! ��i!��i 4 . .................. ... ........... North Greenwood UR M Cn .. vul 11111""11 1. VW"M t.---JQ IQ it 111111111 WTWM 77t; ED n LEGEND paved parking open lot used as parking' L.L...J.x: unpaved parking CNG zoning district limits Fig. 2.8: EXISTING ■ DISTRICT CONDITIONS:PARKING • R I D A CENTER F • R C •RESEARCH 1 1 1 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES ----------- j uuuuxnuxuuuuuxuxum nuw un mmmmmnm unuuuuw mmmmmmmmmmmm mull �^ w u ffmlff mim�mnnn4m m........ . ... ................... 7 I I ' W I U I n' t0 3 W vCD 7 �• ? �•-� N cn EJ] I cn FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH IL i L --j am loin o (cn' c cn J - �� North Greenwood Ave. 0' 25' 100' 50 200' a A N cn �i 25 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES w 3 0 Cn North Greenwood Ave. LEGEND 0 deciduous trees palm trees M = shrubs/hedges greenstrip CNG zoning district limits Fig. 2.9: EXISTING DISTRICT CONDITIONS: PLANTING 26 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 1 i s i 1 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES North Greenwood Ave. A cn V• 0' 25' 100' N 50 200' FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 27 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES I " .o m 0 Cn LEGEND • power/light pole * bus stop F North Greenwood Ave. .9a222ZCC= =cc= �I uu mwwwuuuuuu�w uu _ I L=10"u7i iE:7 unnumn, CNG zoning district limits r w w CD Cn r, o school speed zone light ii fire hydrant ♦ telephone ■ concrete utility pole bench © trash container sidewalk Fig. 2.10: EXISTING DISTRICT CONDITIONS: STREET INFRASTRUCTURE AND FURNISHINGS 28 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES North Greenwood Ave. 0' 25' 100' 09N 50 200 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 29 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Fig. 2.11: CITY OF CLEARWATER AND NORTH GREENWOOD DEMOGRAPHICS (source: 1990 U.S. Census) 2.2 DEMOGRAPHIC CHARACTERISTICS A brief review of the demographics of the North Greenwood neighborhood was undertaken, using 1990 U.S. Census data, at the block and block group levels. This review is provided in the following charts and text. Amore detailed section of maps illustrating Census block and block group data is included in the Appendix. North Greenwood Population note: Ahnost half the population of North Greenwood is below the age of 18 or over the age of 65, with a much higher percentage under 18 than in the City at large. The predominance of these population groups suggest potential service needs which could occur on NorthGreenwood Avenue. As shown, the population of North Greenwood is estimated at 3,562 or approximately 4% of the population of Clearwater. The neighborhood, which occupies 0.6 square miles, has a sig- nificantly higher residential density than the City overall. The population also differs from the overall City composition both in race and in age. While 89% of the City is white, 88% of North Greenwood is black. The North Greenwood neighbor- hood is composed of a younger population than the City. Its percentage of population under age 18 (31.1%) is almost twice that of the City, while its percentage of population over age 65 (12.7%) is less than half the City's. The percentage of popula- tion aged 18 to 65 is essentially identical for both North Green- wood and the City, 56.2% and 56.9% respectively. A more detailed comparison of age group composition is illustrated in the bar chart. 30 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH l 1 City of Clearwater North Greenwood Population Total Population 98,784 3,562 Density Square IViiles 24.9 0.6 Population/square mile: 3,970. 5,717 Race White 88,046 89,1"10 366 10.3"10'. Black 8,863 9.0"/° . 3,140 88.2°le American Indian 240 0 Z% 17 ` 0;5 Asian 1,019 1.0°Js 0.4%' Subt04 98,168 99.496: 3534 9P.3% L/ndccounted for. 616 O.d! 26 0.7°c Ethnicity Hispanic Ethnicity 2,886 2.9% 39 Age Population under 18 17,331 17.5% 1,108 31.1% Population i8 to 65 56,180 56.9% 2,001 56Z°lo Population over 65 25,273 25.6% 453 12.7% Check total. 98,784 100.0% 3,562 100.0% Persons in Occupied Housing Units Persons/Occupied Units: 95,628 3,432 Unaccounted for:* 3,156 3.3% 130 3.8% ' Persons unaccounted for have listed an address in the a censused area but is not currently living in an occupied housing unit. They may be in an institituionalized group home, prison, or homeless. Fig. 2.11: CITY OF CLEARWATER AND NORTH GREENWOOD DEMOGRAPHICS (source: 1990 U.S. Census) 2.2 DEMOGRAPHIC CHARACTERISTICS A brief review of the demographics of the North Greenwood neighborhood was undertaken, using 1990 U.S. Census data, at the block and block group levels. This review is provided in the following charts and text. Amore detailed section of maps illustrating Census block and block group data is included in the Appendix. North Greenwood Population note: Ahnost half the population of North Greenwood is below the age of 18 or over the age of 65, with a much higher percentage under 18 than in the City at large. The predominance of these population groups suggest potential service needs which could occur on NorthGreenwood Avenue. As shown, the population of North Greenwood is estimated at 3,562 or approximately 4% of the population of Clearwater. The neighborhood, which occupies 0.6 square miles, has a sig- nificantly higher residential density than the City overall. The population also differs from the overall City composition both in race and in age. While 89% of the City is white, 88% of North Greenwood is black. The North Greenwood neighbor- hood is composed of a younger population than the City. Its percentage of population under age 18 (31.1%) is almost twice that of the City, while its percentage of population over age 65 (12.7%) is less than half the City's. The percentage of popula- tion aged 18 to 65 is essentially identical for both North Green- wood and the City, 56.2% and 56.9% respectively. A more detailed comparison of age group composition is illustrated in the bar chart. 30 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH l 1 • NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 1 1 i i A 1 1 s Housing Characteristics The 1990 Census indicates that North Greenwood contains a total of 1,458 housing units, which vary in type. Interestingly, a small percentage of the housing stock in North Greenwood consists of larger, multi -family units with 10 or more units in a structure. Approximately 63% of the North Greenwood neigh- borhood housing units are "One Unit, attached or detached." issue: Approximately I in 11 housing units in North Greenwood are defined as crowded, according to the U.S. Census, and many are located in the North GreenwoodApartments complex. The Census identifies many housing units in North Greenwood as crowded. While only 1.8% of housing units in the City overall are defined as crowded, 9.2% of North Greenwood's housing units are so defined. The greatest number of crowded units occurs in the Greenwood Apartments complex Census blocks, with 24 units identified. Such conditions are reflected in the population density of these Census blocks, in which the density is the highest of the entire neighborhood. The densi- ties are 29 and 50 people per acre for the Greenwood Apart- ments Census blocks. Block level maps identifying crowded units and densities are included in the Appendix. Additionally, the mean value of owner occupied homes given in the Census is significantly lower in North Greenwood than in the City. North Greenwood's mean of $37,419 is just 36% of the City's mean value. Some exceptions are noted, how- ever; the maximum value of a home in North Greenwood is reported at $162,000. Even this figure is low compared to the City overall, in which the maximum value reaches $550,000. Fig. 2.12: COMPARISON OF NORTH GREENWOOD AND CITY OF CLEARWATER AGE GROUPS (source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 31 ■ City of Clearwater Fig. 2.12: COMPARISON OF NORTH GREENWOOD AND CITY OF CLEARWATER AGE GROUPS (source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 31 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Households Below the Poverty Level Income 1n 1989 Vs hover" keel neholder IS to 64 years: Married Couple Family Other Family Male householder, no wife present Female householder, no husband present Nonfamily householder Householder Living Alone mholder 65 to 74 years: Married Couple Family Other Family We householder, no wife present Female householder, no husband present Nonfamily householder Householder Living Alone Householder 75 and over. Married Couple Family Other Family We householder, no wife present Female householder, no husband present Nonfamily householder Householder Living Alone Householder not living alone Total Households: Fig. 2.13: COMPARISON OF NORTH GREENWOOD NEIGHBORHOOD AND CITY OF CLEARWATER HOUSE- HOLDS BELOW THE POVERTY LEVEL (source: 1990 U.S. Census) Economic Characteristics issue: In almost all household types, the North Greenwood neighborhood exhibits much higher percentage of households below the poverty level (based on income since 1989) than the City of Clearwater. Of the estimated 2,100 households in the North Greenwood neighborhood, 36.8% are identified as below poverty level in the 1990 U.S. Census. This compares with 10.2% for the City overall. Such conditions suggest that certain social, employ- ment, and commercial needs for this neighborhood could be addressed through (re)development initiatives for the North Greenwood Commercial District. Developing a comprehen- sive economic development strategy, which includes employ- ment opportunities for local residents, business development for local entrepreneurs, and an expanded range of commercial establishments offering goods and services needed by the im- mediate neighborhood, would have a significant economic impact on the entire area. 2.3 INTERVIEW FINDINGS Contacts Several local business owners, organization representatives, community leaders, and City staff were interviewed by the Florida Center to discuss district character and needs. Those interviewed include: Isay Gulley, Nancy Hansen, and Gerald Spilatro of Clearwater Neighborhood Housing Services; Jonathan Wade, MuhammadAbdul Rahim, and Paul Ritz, rep- resenting the North GreenwoodAssociation; Bernard and Tina Dixon, representing the Clearwater MerchantsAssociation; Tal Rutledge, a North Greenwood Avenue businessman; Dorothy Thompson, a long-time resident and founder/curator of the 0 s u 1 32 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' City of Clearwater North Greenwood Total Households % below Total Households % below Households Below Households Below 14,063 565 4.0% 394 28 7.1% 1,014 115 11.3% 84 42 SO.0% 3,686 1,062 28.8% 517 212 ' 41.0% 7,260 975 13.4% 434 227 S2.3% 2,538 332 13.1% 103 43 41.7% 4,452 83 1.9% 89 0 0.0% 116 10 8.6% 41 0 0.0% 314 29 9.2% 42 10 23.9% 2,879 426 14.8% 79 36 4S.6% 150 13 8.7% 26 26 100.0% 2,773 83 3.0% 39 0 0.0% 89 10 11.2% 6 6 100.0% 414 67 16.2% 61 28 4S.9% 4,328 739 17.1% 175 104 S9.4% 116 12 10.3% 10 10 100.0% 44,192 4,521 10.296 2,100 772 36.8% Fig. 2.13: COMPARISON OF NORTH GREENWOOD NEIGHBORHOOD AND CITY OF CLEARWATER HOUSE- HOLDS BELOW THE POVERTY LEVEL (source: 1990 U.S. Census) Economic Characteristics issue: In almost all household types, the North Greenwood neighborhood exhibits much higher percentage of households below the poverty level (based on income since 1989) than the City of Clearwater. Of the estimated 2,100 households in the North Greenwood neighborhood, 36.8% are identified as below poverty level in the 1990 U.S. Census. This compares with 10.2% for the City overall. Such conditions suggest that certain social, employ- ment, and commercial needs for this neighborhood could be addressed through (re)development initiatives for the North Greenwood Commercial District. Developing a comprehen- sive economic development strategy, which includes employ- ment opportunities for local residents, business development for local entrepreneurs, and an expanded range of commercial establishments offering goods and services needed by the im- mediate neighborhood, would have a significant economic impact on the entire area. 2.3 INTERVIEW FINDINGS Contacts Several local business owners, organization representatives, community leaders, and City staff were interviewed by the Florida Center to discuss district character and needs. Those interviewed include: Isay Gulley, Nancy Hansen, and Gerald Spilatro of Clearwater Neighborhood Housing Services; Jonathan Wade, MuhammadAbdul Rahim, and Paul Ritz, rep- resenting the North GreenwoodAssociation; Bernard and Tina Dixon, representing the Clearwater MerchantsAssociation; Tal Rutledge, a North Greenwood Avenue businessman; Dorothy Thompson, a long-time resident and founder/curator of the 0 s u 1 32 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 1 i A i Dorothy ThompsonAfrican American Museum; DixieWalker- Duncan, with the City's Community Development Division; John Amiro and Cory Martens in the City's Transportation Group; and Sergeant Griffin from the City's Police Depart- ment. Staff attended the August meeting of the Clearwater Merchants Association and met with merchants after the meet- ing. Publications of community organizations have been re- viewed. Ms. Duncan provided extensive information on inter- views and publications reveal a fairly consistent view of the North GreenwoodAvenue Commercial District's problems and community needs. Interviews with several area residents revealed a desire for new commercial development in the District which would provide goods and services which are currently unavailable. People spoke of the need to leave the neighborhood to acquire basic consumer items needed on a daily basis. They expressed the need for a good supermarket close by which carries an exten- sive assortment of food merchandise. Other types of commer- cial uses cited included among others, a pharmacy, a conve- nience store, news stand/bookstore, and a variety places to purchase prepared food. Residents also expressed a desire for more easily accessible health care and municipal services. A family care clinic within walking distance from the North Greenwood neighborhood was often mentioned as a desirable feature. Speaking with business people in the area revealed four major concerns. Increased population in the surrounding neighbor- hoods, crime prevention, improved physical conditions and increased support from various components of City govern- ment, were often cited as the issues most affecting their ability to conduct business. Other concerned citizens interviewed expressed a desire for a youth -oriented entertainment establishment to help ease the problem of loitering. Crime issue: Crime, notably vandalism and drug dealing, was the most frequently cited problem for existing businesses, and a disincentive to attracting new businesses. While a public program provides matching funds for facade improvements, a merchant noted that such an investment is futile. Facades get vandalized and improvements are destroyed. One merchant relocated from GreenwoodAvenue after repeated break-ins and loss of inventory. Despite the presence of a Po- lice Substation on Greenwood Avenue, drug dealing contin- ues. Suggestions were made for having the Substation occu- pied throughout the day, and for having police patrols on foot in the area, as a means of reducing the obvious drug dealing. Other Obstacles issue: Other obstacles affect the potential redevelopment of the district, including changing neighborhood demographics and character. In addition to concerns about crime, those interviewed believed that North Greenwood Avenue probably could not return to the thriving commercial center it once was for a variety of reasons: the loss of population in North Greenwood, the low income of many residents, the ability to travel outside the dis- trict for shopping alternatives, the perceived isolation of the street from tourists and through -traffic, the lack of on -street parking, and the obstacles encountered with existing district zoning regulations. One merchant noted that until more people return to North Greenwood to live, there will not be a market for new businesses. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH Potential New Businesses issue: The success of existing and new business is incumbent upon a stable, destination -oriented anchor development. When asked what new businesses may succeed on North Green- wood Avenue, suggestions included "friendly" City or public functions, medical services, and locally supported retail. Sug- gestions for public functions included a permit center (such as a driver license office), department offices, an employment training facility, or the relocation of a library to Greenwood Avenue. The need for training and support of local retailers was brought up frequently. Several people suggested locating a clinic in the District, which could serve the needs of the local residents as well as the larger community. Aclinic could serve as the impetus for siting a pharmacy nearby. Other retail func- tions which were suggested include a dry cleaners operation, a bakery/sweet shop, a dry goods store, and a fast food chain. Competition issue: Other commercial corridors in the North Greenwood neighborhood receive more exposure to through -traffic. The commercial potential of North GreenwoodAvenue as com- pared to its surroundings exhibited varied responses. Sugges- tions were made for creating a theme for commercial func- tions to attract tourists, which could possibly tie into ethnic goods and entertainment. Some discussion focussed on the potential for consolidating cultural uses into a single facility as an anchor for related businesses. Others noted that North Greenwood Avenue may not expand, but rather be reduced in its commercial uses, as new development occurs along the Pinellas Trail, Myrtle Street and Fort Harrison Avenue. These three corridors receive substantial exposure from through -traf- fic. 33 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES o AVENUE „o c c c 2 _ 902 1001 902 23 09 23/08 4 �g5%4 g 001 1002 0, rn so4 N 904 O0 -N 1004 N 1003 N (J� N N 002 J 100 � i u u N 1006 w 1005 y 1006 w A 905 ;; `a : w N V 0 w w n907 y o � Di mr 906ki 00 �. �' 100E a 1007 w TAFT ® AVE u 1011 (1� + v� 1010 N y a, o w o� 612 JUX 1013 fofz rnlul uQrn� a _Ful o _ � o+ !� 1002 00 r , N I N '' N W 1011 _ V 1015 '0 4�OIy OJ Cn A N ►00� v for Ir I CCN o O o o o p o o a o 00 101! o0 N o0 30 0 _ q o 0 0 w IOJB (v 1017 00021 a '+� ot0 �, a a loos w % 2 ROW 4 - 35 p v 0+ S 40 v 4 O :� p .. 40 " b 40 44 4 ie Co VOrj to _4 .4. .4. a4 tQ' �� p pOH 4 N 4 4 4 N OOi 4 ♦ 4 4 4 N cp O V p Nft 00 d a N V 4 � W N Ito ♦ 10-4 N4 N 110 -11wG O 1106 y 1103 f*1fag ZZ '"7 IWOrt10s t107 11 IU4 r 1103 E 1108 C 1109 Mew 1151109 1108 v ?I lift "Os' N 0 1109 u f10BN 0 u t-► N u 3101 w m o N 110 olift51130 y � 1112 lilt z N �InJ Z f*1 1110 lilt' N ff13 11101110 1312 N iv rN N 1113 111 No 1113 > u 40 .171-3 0o a 40 N 1114 v fits 1114 & !117 1114 tits 1114 N v Jffs O lff4 N w _ o N u tr O 1111 r*� 7116: N 1317 p N tl 1117 N lyre 401115 �� 24/02 + N 4 111 N 1119 N 3119 u 1121 J/1e N A u 1 m 1119 lrfe m p v 1121aNi D O _ ` N u fit u v �20, + 1121 , N 1120 4 111 1120 4 1 4 a p N + 1122 + N 4 1122 ♦ + N 4 1122 j 4 1123 1122 N .I 3124 1122 V 1123 y N p 1r23 N 112446 1125 1124 Jf 25CID 1! 4 N N 112$ N o"25 11240 q a f133 - V w N V N 1129 1126 1127 JJ26 of y + 40 a 1127 4+ j . n V � �, 1128 o �+ -1129 0 1f2e L%129 1126 4 m o f*1 4 1129 4 N as$7113 m ,p 1131 -'i 1130 j N 1131 N a 1130 0 Tlyz+ 32 a3 1131 a 1133 1132 N +1131 1132 N -1133 40 N AVENUL m a iO .. - Fig. 3.1: CNG ZONING DISTRICT MAP 34 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 3, REGULATORY REVIEW AND PROPOSED CHANGES To better understand the potentials for any new development opportunities in the North Greenwood Commercial District, a comprehensive review of all relevant development regulations governing the area is necessary. In order to assess the impacts of these regulations on the type, size and other physical char- acteristics associated with any new development, the follow- ing documents were reviewed: * City of Clearwater's Comprehensive Plan, November 1989. * City of Clearwater Land Development Code Building and Development Regulations (Zoning), Supple ment #6 July 1994. * North Greenwood Commercial District General De velopment Plan, September 1988. * North Greenwood Commercial District Market Study, March 1988. * Design Guidelines for North Greenwood, (no date). These documents were analyzed to determine the extent to which they would accommodate or restrict, either explicitly or implicitly, prospective commercial development and economic revitalization efforts in the North Greenwood area. This analy- sis was also intended to reveal any problems or impediments with applying these regulations on a parcel by parcel basis. Since these documents were prepared at different times, by different entities, this review also sought to turn up any con- flicts or inconsistencies between them. The review was also sought to ascertain the extent to which these documents con- curred with actual physical conditions within the neighbor- hood. 3.1 COMPREHENSIVE PLAN The City of Clearwater's Comprehensive Plan, adopted No- vember 16, 1989, identifies the North Greenwood Commer- cial District as "Commercial/Tourist Facilities" in its Future Land Use Element. Within this category, zoning designations are defined so as to describe intensity and types of develop- ment. While "CNG" is not listed, "CN" is identified as having a floor area ratio (FAR) of 0.3 for low intensity development. It is "intended to be compatible with nearby residential areas." Other designations contain language which could be applied to the "CNG" district to retain and enhance its historic devel- opment pattern. "CR -24", "CR -28", and "CB" are mixed-use designations that allow for a combination of uses, "and en- courage compact urban development (by reduced parking re- quirements) and pedestrian scale (by restricted building height and reduced front building setbacks." Such characteristics are common to historic "Main Streets" and are evident to a certain extent along North Greenwood Avenue within the Commer- cial District. While the North Greenwood Commercial District is approxi- mately 1/3 mile in length, policies in the Comprehensive Plan support the potential for commercial redevelopment of the North GreenwoodAvenue/Palmetto Street intersection. Policy 3.2.3 calls for the location of commercial land uses at major intersections, with adequate lot depths and appropriate siting, "to minimize the intrusion of off-site impacts into residential neighborhoods." The policy notes that new plats and site plans should discourage "strip commercial" zones. However, the north side of the North Greenwood Avenue/Palmetto Street intersection is a potential gateway into the Commercial Dis- trict, and could be rezoned and developed as a commercial anchor. The "Future Land Use" section notes that development shall not be permitted unless there are adequate services to accom- modate the development's impacts. It stipulates that capacity must be adequate for: traffic circulation, recreation and open space, water, sewage treatment, garbage collection and drain- age. The North Greenwood Commercial District appears to have adequate amounts of these services for additional devel- opment. As described in the "Introduction" of this report, Pal- metto Street and North GreenwoodAvenue, already have ample traffic capacity. In addition, the neighboring Myrtle Street and Drew Street have an average daily level -of -service "A." Pe- destrian and bicycle access along these streets are provided as well, with bus service along North GreenwoodAvenue already in place. The Comprehensive Plan notes that the City has adequate sew- age treatment for future development and that the North Green- wood neighborhood is not identified as an area in need of ad- ditional park or recreation space. Water and solid waste dis- posal are limited resources, needing city-wide conservation, but should not preclude development in the North Greenwood Commercial District. The Comprehensive Plan calls for a City - prepared master drainage plan to improve stormwater quality and quantity. Throughout the North Greenwood Commercial District, consideration should be given to stormwater impacts associated with new development, and the potential for shared retention areas by neighboring parcels should also be explored. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 35 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 3.2 "CNG" ZONING General Description The current "CNG" zoning designation in the North Green- wood commercial area is derived from recommendations of the 1988 General Development Plan, which recommended the creation of a redevelopment overlay district. As such, it en- compasses an area of approximately 10.8 acres of improved and vacant land fronting primarily along North Greenwood Avenue. The zoning district boundaries extend from Grant Street to the north, to Palmetto Street at its southern end, cre- ating a corridor -shaped configuration. The effective width of the district is one lot deep along the eastern edge and an alter- nating mixture of single and multiple lots along the western edge. It is interesting to note the uniformity of lot size (ap- proximately 3,800 to 4,200 square feet) and orientation of lots on the east side of the street, relative to the varying sizes and orientation of lots on the west side. Review Process To better understand the implications of zoning and other land development regulations within the "CNG" district, a two part analysis of the existing regulatory environment was conducted. Zoning for the North Greenwood commercial area was first compared to the pre-existing zoning category from which the "CNG" designation was derived in order to see what substan- tive differences existed between these two similar zoning cat- egories. The "CNG" zoning designation closely resembles the City • of Clearwater Zoning Category explicit purpose, as well as the implicit intent of the "CN" (Neighborhood Commercial) zoning used in other parts of the city to promote neighborhood -based commercial activity. In terms of permitted uses, the "CNG" and "CN" designations allow essentially the same types of establishments. They dif- fer largely in specific numerical development criteria related to minimum standards. The second, and most extensive part of the analysis assessed the effects of current regulations on potential new commercial development in the district. The Florida Center was also con- cerned with identifying any impediments to economic devel- opment that existing zoning may present, and to determine the potential for new development under a revised set of guide- lines. 7xming Maximum Permitted Uses Nnimrrm Minimum Minimum Minimum Setbacks Maximum Buil ft Minimum space Maximum Fbar Remaft Street Side Rear Lot FY District Units/Net Lot Area Lot Width Lot Depth Coveraps Area Rano Acre Sq. Ft t AR CNG 16 Retail Saks, 5,000 — — • — 10 60 15 — 0.60 Maximum ht Services, 2Y/optional Restaurants, MF* parldng reduction available *W - MuNoe Family Sum ea (3ty of Ckwvmier lmbd Deet rmsi Code, Apart t"4 Fig. 3.2: ZONING SUMMARY CHART 1 A I 0 11 1 36 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH , r J NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Sec. 40.343. Permitted Uses issue: The list of permitted uses does not appear broad enough to encompass the range of commercial uses currently needed by the neighborhood. While sufficiently broad, the range of permitted uses for the North Greenwood Commercial District should be expanded to better reflect the types of merchandise and service establish- ments that are needed in by the immediate community. If the area is to become economically viable, it should also have uses which appeal to an expanded customer base and trade area. Uses not mentioned in the zoning regulations which could begin to address these issues, might include a "flexible -use" category. It would allow for multi -use or mixed-use buildings which Generic Neighbor d Irifill Commercial B' ' ng Fig. 3.3: EXPANDED RANGE OF PERMITTED USES combine different uses in a single structure. The typical com- bination of uses may be retail, or some other commercial use at the ground floor and residences at the second floor. This configuration would maximize the development potential for a given parcel and boost the number of people living in the commercial district. This type of development would reinforce the kind of small-scale "Main Street" character which once existed here and allow for business synergism which does not currently exist (see Figure 3.3 ). Other types of uses which are allowed only under special con- ditions (i.e. conditional uses), but should in fact be encour- aged in this neighborhood, are small-scale specialty food and general merchandise establishments in an "open -market" con- figuration. These would include uses like produce markets, flower stands, news stands and other sidewalk -oriented busi- play ks nesses which could cater to both pedestrian and auto -based customers. Other uses not mentioned here, which may,serve the areas needs are small fast food/refreshment establishments which may provide "sidewalk -cafe" and "take-out" service. These businesses would help energize the street, provide a steady stream of potential customers and complement other "indoor" commercial uses. The list of permitted uses should also reflect the possibility of some type of "catalytic" commercial development project at some point in the future. With opportunities for infill develop- mentof small-scale uses limited, coupled with improved mar- ket conditions, the North Greenwood Commercial District may be able to realize a slightly larger scale project of regional importance. Other types of institutional uses (e.g. municipal service, congregate care facilities, elderly housing, etc.) should also be included. Neighborhood Restaurant garage doors 37 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Fig. 3.4: MULTI -USE BUILDING 38 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH L_ 1 1 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Sec. 40.344. Conditional Uses issue: The range of conditional uses listed under current zoning should be expanded to include other types of businesses which may not be totally objectionable to the neighborhood and the City. The uses included under this category should encompass a broader range of businesses which may be compatible with the neighborhood when incorporated under specified favor- able conditions. Among these are uses such as building supply stores which sell new merchandise, household item repair shops, youth -oriented entertainment businesses and others which heretofore may have been considered nuisance uses. Al- though they may be inappropriate in some neighborhood com- mercial settings, these kinds of uses could be beneficial to neighborhood residents and may complement other commer- cial activity in the District. It is conceivable that a number of other "non-traditional" uses may be feasible here also. How- ever, if proposed, they should be carefully scrutinized. In all instances where proposed uses are being considered on a con- ditional basis, a greater degree of flexibility may be warranted. But in any event, the ultimate determining criteria should be based on: the desirability of neighborhood residents, the an- ticipated economic benefits to be derived, and compatibility with other businesses in the District. Uses which would clearly have a negative impact on the general welfare of the neighbor- hood and the economic viability of the Commercial District (e.g. automobile repair shops, appliance repair shops, etc.) should continue to be prohibited. Those which are "grandfathered" in (i.e. are non -conforming), should be gradu- ally phased out. Sec. 40.345. Use Limitations issue: Closer coordination between permitted uses, conditional uses, nonconforming uses and the restrictions placed on them, should be an ongoing effort to monitor compliance with the above -stated criteria for inclusion in the District. If the North Greenwood Commercial District is to develop and sustain itself as a viable commercial area, steps must be taken to ensure that once permitted, businesses do not deviate from the agreed upon modes of operation, nor from the gen- eral standards of appearance for the Commercial District. Ef- forts to monitor these aspects of commercial activity should be based on strict adherence to the conditions of business li- censes, enforcement of applicable building codes, and compli- ance with the spirit and intent of the District's design stan- dards. Sec. 40.346. Dimensional and Numerical Development Re- quirements issue: With the many small sized parcels in the District, adhering to each dimensional and numerical requirement would prove to be a major impediment to new growth. This section quantifies development criteria for developing any parcel within the Commercial District. This criteria, in many ways, affects the size and configuration of any new building. Based on existing conditions in the District, when this criteria is applied on a lot -by -lot basis, it has the effect of overly re- stricting new development. The minimum lot area requirement of 5,000 square feet, from the outset, renders most individual FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH parcels ineligible for (re)development. This minimum lot area requirement affects virtually every parcel along the eastern side of the street, where they typically range from 3,800 square feet to just over 4,200 square feet. Even with relief from the mini- mum lot size restriction, vacant parcels must still adhere to other criteria which would have a further limiting affect on building size. Setback requirements of 30 feet (as measured from the centerline of the public Right Of Way), and 10 feet from rear property lines reduces the effective or usable parcel by approximately 24%. This would limit lots with dimensions of 45 feet by 85 feet, to a maximum buildable area of less than 2,800. Apply- ing the maximum lot coverage restriction of 60% (of total lot area), further reduces the buildable area of the lot to approxi- mately 2,280 square feet. Going a step further, applying a maximum Floor Area Ratio of 60% (i.e. building area relative to total lot area), would restrict any new structure to less than 2,300 square feet of floor area for the entire building. A struc- ture this size would be adequate for small-scale infill develop- ment that is feasible in the District and would fit in with exist- ing structures. Because the building itself would occupy most of the site, providing any on-site parking would be limited and vehicular maneuverability would be virtually impossible (see next section entitled Optional Parking Reduction). Under cur- rent regulations, a structure could be configured entirely as a single -story building of 2,280 square feet and extending to both side property lines, or it could be a 2 -story building with about 1,140 square feet on each floor (see Figure # ). These same development restrictions applied to the western side of North Greenwood Avenue would allow for a slightly larger scale of development. More opportunities exist on this side of the street to assemble individual parcels for a commer- cial structure occupying more than one lot. Although still re - 39 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Parcel B ; 3,800 sq. ft / Buildable area: 2,280 sq. ft. Zoning Restrictions Illustrated: minimum lot size: 5,000 sq. ft. setbacks: front- 30 ft. R.O.W. --� - - - - ..- _ side- none rear- 10 ft. maximum lot coverage: 60% maximum F.A.R.: .6 on-site parking: none Fig. 3.5: NUMERICAL CRITERIA t E s l a 40 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I i 1] NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES strictive, the numerical criteria applied in this instance would not have the same limiting effects. Through assemblage, up to four parcels could be created in excess of the smaller 3,800 square foot parcels on the east side of the street. Because par- cels on the west side of the street are general oriented perpen- dicular to the street itself, applying the setback criteria would not greatly diminish the buildable area of these parcels. For larger parcels (those that are already vacant or can be as- sembled), it appears that the setback, lot coverage and open space requirements can be met without the need for extensive variances. However, it is not possible to accommodate on-site parking on any of them. Sec. 40.347. Optional Parking Reduction issue: Even with a reduction of the required number of on-site parking spaces, parcels throughout the district are not targe enough to provide the remaining minimum. On-site parking for commercial, as well as residential uses in the District is not possible on any potential (re)development parcel. Even with the reduction in the total number of required parking spaces for new commercial uses, small parcels on both sides of the street would still have insufficient land area to accommodate even a small number of cars. This situation poses major impediments to new development in the Commercial District. Although the smaller lots (less than 5,000 square feet) would qualify for a waiver (for non-residential uses), the fact that few parking spaces are available elsewhere in the District further diminishes the feasibility of new commercial develop- ment. For these reasons, parking throughout the area should be ap- proached from the standpoint of a District -wide requirement. Rather than a parcel -by -parcel requirement, alternative mea- sures, such as shared parking on strategically placed munici- pal lots should be explored. Currently, the greatest demand for additional parking occurs in the evening hours of the week- end. Entertainment and food service establishments are the largest generators for parking demand. A district -wide analy- sis of existing commercial activity indicates that a surplus of spaces is currently available (see PARKING in Section 2 - Existing Conditions). Based on the amount and type of poten- tial new development in the area, new spaces would only be needed under a much more aggressive development initiative. Any new residential uses introduced in the North Greenwood Commercial District would have to comply with established parking ratios for each density category which prescribes park- ing on a per-unit basis. Parking requirements range from two on-site spaces per single family dwelling, to 1.5 spaces for multi -family structures. The maximum building size allowed on a typical parcel, coupled with the on-site parking require- ment, suggests that multi -family structures with three or four units could be developed. 3.3 GENERAL DEVELOPMENT PLAN The General Development Plan was compiled by the North Greenwood Economic Development Task Force and others in September of 1988. It identified three alternative economic development strategies (i.e Neighborhood Market Strategy; Economic Opportunities Strategy; and a SpecialtyTheme Strat- egy), aimed at generating commercial growth in the area. It also discussed several other components (e.g. market poten- tial, type of development, physical improvements and infra- structure, etc), which are relevant to sustaining the area's eco - FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH nomic well-being and commercial vitality. The strategy adopted under this plan, was a combination of the neighborhood mar- ket strategy and the economic opportunities strategy. This ap- proach is based on the idea of ":..North Greenwood as both a neighborhood business center and a source of economic op- portunity for neighborhood residents. Combined with other goals of this approach, it attempts to identify some of the more pressing needs of the commercial area. Regarding economic development, the plan appears sufficiently broad in scope. It outlines some of the key components of a redevelopment strategy which would help revitalize the North Greenwood Commercial District. However, the document ap- pears superficial in its description of the most critical issues on which commercial development hinges. It assumes that com- mercial development is inevitable, without defining the neces- sary physical conditions under which it will take place. For instance, it does not take into account the need to alter certain existing conditions improve the area's image, in an effort to increase the chances for commercial investment. It does not suggest how to overcome the problems associated with the small parcel situation or how it would affect any new develop- ment. Nor does it deal adequately with the need for a more comprehensive physical development plan which elucidates the various plan components. Dealing with these issues from the outset are essential in making the area conducive for rede- velopment. Another key area that this development plan fails to identify, is the overall vision and implementation frame- work which would guide a redevelopment initiative. It also makes no reference to development priorities (i.e. short and long-term development objectives) or phasing (i.e. what the logical sequence of redevelopment events should be), both of which are necessary to understand how this effort should pro- ceed. 41 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES The plan makes some useful recommendations and establishes several goals which the area should try to achieve, but it does not present an overall strategy for how a revitalization effort in the Commercial District could work. In an economically de- pressed area, with limited internal potential to implement the recommendations made in the report, it may be more prudent to look at the area relative to the larger northern part of the city. Viewed in this manner, its clear that any redevelopment efforts in the North Greenwood Commercial District should focus on ways to expand its primary trade area beyond the immediate community boundaries if it is going to become eco- nomically viable in the future. 3.4 DESIGN GUIDELINES The design guidelines crafted for the North Greenwood com- mercial district promote "...the creation of a pedestrian -ori- ented commercial environment with a semi -tropical flavor." This approach appears to be ill-conceived and inappropriate for this area. It suggests an "imported" architectural style for district buildings which has no precedent in this community. The stylized theme proposed here may be more appropriate in other parts of the city which have existing buildings of a simi- lar character. While design guidelines are necessary to ensure that new de- velopment is compatible and maintains established standards, issues such as predominant community character, the cultural background of neighborhood residents and construction costs related to respective building types should be thoroughly con- sidered. Several of the architectural elements specified in these guidelines (e.g. barrel tile roofing, balconies, wrought iron rail- ing, cupolas, decorative trim, etc.) may, in fact, pose a finan- cial burden for small-scale projects in this neighborhood. An equally impressive, and more authentic neighborhood im- age could be achieved by incorporating some of the more fa- miliar architectural features of the traditional American Main Street, and other desirable building elements which exist throughout the immediate neighborhood. Traditional neigh- borhood commercial streets usually place greater emphasis on how individual structures are incorporated into the overall streetscape, as opposed to promoting individual building iden- tity. In the North Greenwood commercial area, this would con- tribute to infill development which is more compatible, as well as cost effective. In order to ensure that diverse, architecturally appealing struc- tures get built, a range of basic elements normally associated with small commercial buildings should form the basis for design standards. They should include such features as well defined entrances, full -frontage storefront windows, awnings or canopies over sidewalks, and a range of acceptable signage, lighting and facade materials. Detailing and preferred archi- tectural style should be left largely to the discretion of indi- vidual building owners working with the design review com- mittee. This collaboration would produce unpretentious, yet aesthetically appealing commercial structures which are more appropriate for this neighborhood setting. 3.5 COMMERCIAL MARKET STUDY, 1988 The market study produced for the North Greenwood com- mercial district in 1988 sought to identify the market potential and categories of use for new commercial businesses in the area. It outlined a primary trade area based on census tract data from residential areas in close proximity to the commercial district. It also projected future trends in demographics, in- come levels and prospects for long-term growth - all of which contribute directly to the area's long-term economic viability. One of the most revealing aspects of the study is its emphasis on the opportunities for new business development in the fore- seeable future. The major factors affecting commercial growth in the Commercial District appear to be the combined effects of competition from established businesses (both inside and outside the neighborhood), meeting the minimum threshold size for a viable business entity, the availability of resources and capital, trade area population stabilization and/or growth, and other market anomalies such as area ethnicity and age, and the presence of the Jack Russell Stadium. Collectively, these factors suggest there is potential for only a modest amount of new commercial space in the area. This pro- jection identifies a variety of commercial uses which could be built, such as a refreshment/fast food establishment, a general merchandise store, a building supply store, a furniture store, an appliance store, a drug store, a gas station, etc. Although the study identifies a potential need for all of these uses, only one, the refreshment establishment, would meet the minimum threshold size of 1,500 square feet for a viable business opera- tion. All others proved to be too small to survive as stand- alone businesses. This conclusion is drawn from several prob- lems which currently face the Commercial District including: poor image, lack of variety of goods and services, perceived crime, existing building conditions, small parcel sizes, lack of streetscape amenities and zoning limitations. The study goes on to mention the aggregate potential for new commercial space in the area and a variety of other "good out- look businesses" (including those mentioned above). It sug- gests that a total of less than 7,000 square feet of new or ex- panded commercial space was feasible at the time. This repre- 1� 4 1 iLi i I� 1. 42 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I 'I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES sented an increase of approximately 18% over the existing com- mercial inventory. Within this total, those "good outlook busi- nesses" range from sporting goods stores to some professional offices. Viewed in the aggregate, obstacles facing new development in the Commercial District seem insurmountable. The first con- clusion to be drawn, is that development of any type can be virtually ruled out. Even though data and other findings from this study are over six years old, several issues which are pointed out are still relevant today. This suggests that significant changes need to be implemented on many levels in order to create a more conducive climate for commercial and economic revital- ization. Overall, the study paints a bleak outlook for commercial (re)development prospects of the North Greenwood area. How- ever, it doesn't go far enough in explaining possible alterna- tives for developing new commercial enterprise and how new trends might reflect on this situation. In addition to some of the unconventional measures mentioned elsewhere in this re- port (e.g. parcel assemblage to create a viable development lots, mixed-use development, shared parking, etc.), other phe- nomena (e.g. a change in traffic patterns in the area, continued residential construction and modest population increases, ma- jor publicly funded initiatives, etc.) would have a positive ef- fect on future market potentials. These issues are discussed in greater detail under "Summary Conclusions and Recommen- dations" and "Section 4: District Development Priorities." 3.6 SUMMARY CONCLUSIONS AND RECOMMENDATIONS Development Feasibility Based on Physical Conditions and Regulations The North Greenwood Commercial District (CNG) faces sev- eral major obstacles to new commercial development based on existing physical conditions in the area. Even though it has a number of vacant parcels which could be built on and a num- ber of other parcels with nondescript buildings which could be redeveloped, their small size continues to be a limiting factor. The major issue relative to parcel size appears to be the scale of new buildings which could be built on them, and the ability to provide on-site parking for those businesses that require it. Another limiting factor, is that small parcel sizes limit the range of buildings that are possible under the given conditions. A clearly articulated strategy for overcoming these obstacles should be developed which looks at smaller infill develop- ment on existing parcels as well as parcel assemblage to allow for larger buildings, thereby expanding the range of possible commercial uses. Efforts to revitalize the area must also take into account the effects of the existing physical image. Currently there is little evidence that the area is a vibrant commercial district. Build- ings, for the most part, are in need of facade maintenance and could be substantially upgraded to enhance their visual ap- peal. Buildings should also be more engaging with the street and the sidewalk, since a large number of business patrons are pedestrians. With security a primary concern in the district, buildings should reflect an inviting and secure image to cus- tomers and patrons, while at the same time maintaining mea- sures necessary to deter crime against property. Building and FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH business owners should work with the City to implement some the earlier stated design recommendations and take advantage of existing programs which provide funding for this purpose. The area also needs a "facelift" relative to its general street character. Even though a modest amount of selective tree and shrub planting has occurred in recent years, it does little for the larger district. Streetscape improvements including plant- ing and other street furnishings, should be implemented as an ongoing effort to bring the North Greenwood Commercial District up to the same standards of appearance as other com- mercial areas in the City. Parking should be viewed as a District -wide requirement. If new development occurs in the area, it is clear that on-site parking will not be possible in every instance. The proposed 57 -lot parking area adjacent to the police sub -station will pro- vide enough parking at the northern end of the District to alle- viate any perceived shortage of available spaces. Rather than providing on-site parking spaces as required under current zon- ing, the area should adopt a District -wide parking ratio based on the amount of commercial activity which currently exists and the amount that is likely to be generated in the near future. Since the area is less than a third of a mile in length, it is assumed that strategically placed, large shared parking lots would not pose an inconvenience on Commercial District pa- trons. It appears that such a lot is currently needed at the south- ern end of the District. Zoning Regulations Development regulations under current CNG zoning do not correspond with actual conditions in the District. The zoning, even though somewhat relaxed, does not take into account the small size of commercial lots available for redevelopment. 43 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Coordinated facade . color scheme Updated signage New awnings for canopies with back -lighting Large storefront windows with concealed roll -up security screens Fig. 3.6: TYPICAL COMMERCIAL INFILL Minimum lot size of 5,000 square feet specified in the regula- tions is completely inapplicable to existing conditions. Only in instances where a larger parcel has been assembled, could this criteria be met. If left intact or without grant a blanket waiver from this requirement would further diminish the (re)development potential of the North Greenwood Commer- cial District. Other specific numerical criteria, such as maxi- mum building coverage, minimum open space and maximum Floor Area Ratio (FAR), further diminish the redevelopment potential for parcels in the area by limiting the size of structure which can be built and further limiting the range of new busi- ness possibilities. New or extensively revised development regulations for the area which take into account the above mentioned issues ap- pear necessary. However, these revisions should not be initi- ated without a clear sense of what area residents and the City want to see happen here. Any new or revised regulations should emerge from a comprehensive neighborhood planning process which identifies the most appropriate physical conditions for the structure of the commercial district and adjacent residen- tial area. With zoning regulations based on a clearly defined set of redevelopment objectives that are performance -oriented and incentive -based, new development can be encouraged and nurtured with the likelihood of more successful results. In order for any significant new growth to occur, zoning for the commercial area should be less restrictive and more flex- ible in allowing for creative solutions to the area's problems. Whether intended for an interim period or longer term, revised or new regulations should look to stimulate economic activity. While targeting potential small-scale projects, these regula- tions should also reflect the possibility of a catalytic project (initiated by either the public or private sector or jointly), as a major effort aimed at economic stimulus in the area. E r 44 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Development Option 1: Single -story building 2.300 sq. ft. Fig. 3.7: PARCEL DEVELOPMENT OPTIONS 1 Development Option 2: 2 -story building 2,300 sq. ft. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 45 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Permitted uses for the CNG district should be expanded to allow for the types of open-air and convenience retailing pref- erable to area residents. At the same time, new uses should be considered with the ability to draw from a larger market area or bring expanded employment opportunities to the District. These uses would anchor existing businesses and help spawn subsequent smaller scaled development as well. In order to accommodate new development on the smaller lots within the District, regulations should be further scaled back to reflect exiting conditions. New minimum development criteria should be established and tested against available parcels. Greater flex- ibility in administering development regulations should also be made for new or expanding small businesses which may not be able to fully comply with them, but can still meet the intent or spirit of the regulations. These measures would serve to encourage growth from entrepreneurs within the neighbor- hood and generate opportunities for investment from elsewhere. Other Recommendations Opportunities for fostering collateral economic benefits for the area from the Jack Russell stadium complex need to be ex- plored. At present, little if any, spillover activity from stadium events benefits the neighborhood. Ways of developing com- mercial uses which have a broader market appeal to stadium patrons should become a central part of any long-term eco- nomic redevelopment strategy for the area. Connecting the commercial activity of North Greenwood Av- enue (the "CNG" district), with the businesses south of the stadium and businesses along West Palmetto Street should also be explored. These areas, while in close proximity to the "CNG" district, function largely as even smaller commercial enclaves. They would stand to benefit from a direct relationship with the larger North Greenwood Commercial District. 4. DISTRICT DEVELOPMENT PRIORITIES 4.1 IMPROVED PUBLIC IMAGE The general image of an area is usually an indicator of its com- mercial viability. Buildings and street appearance have a lot to do with the perceived level of safety of an area, its market appeal, whether or not it can attract customers and sustain a reasonable level of patronage and whether it can attract new investment. The North Greenwood Commercial District needs an overall image improvement in order to address these issues in a positive way. Greater emphasis needs to be placed on im- proving general physical conditions in order make the area conducive to expanded commercial activity. Efforts should be made to upgrade existing businesses to re- flect an enhanced business climate and project an image of commercial vitality. Buildings should incorporate facade im- provements which contribute to the overall appearance of the Commercial District. They should work within the limits of a revised set of design standards aimed at helping the area achieve its own unique image as a healthy, secure and visually pleas- ing environment to conduct business. 4.2 IMPROVED CONNECTIONS AND DISTRICT GATEWAYS The North Greenwood Commercial District suffers from a lack of connection to the larger commercial network of the north- ern part of the city, the major traffic arteries and a larger trade area. This condition may not be an issue in other neighbor- hoods, but here it hinders the ability to sustain commercial activity in an area with a limited economic potential and a relatively fixed primary trade area. In order for retail and other commercial services to flourish, the area needs to be better connected to major traffic arteries such as North Fort Harrison Avenue, Myrtle Street and Drew Street. These streets carry larger volumes of traffic at the periphery of the district, but little actually bleeds off into the North Greenwood Commer- cial District. Inducing a certain amount of traffic closer to, or on to North Greenwood Avenue would bring in business pa- trons from outside the primary trade area and boost overall commercial activity. Measures to announce the District through "gateway" enhance- ments and improved cross -street intersections should also be explored. At present, no indication that the commercial area exists at the edges of the neighborhood. In order to increase patronage of area businesses, signage and/or other street mak- ers should be erected in strategic locations. 4.3 REVISED REGULATIONS AND RE- VIEW PROCEDURES Zoning regulations for the North Greenwood Commercial Dis- trict (CNG), need to revised as quickly as possible. While it's clear how these regulations have affected commercial devel- opment since they were enacted, it is clear that they place un - t �i 11 11 11 46 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES due restrictions on most any type of development today. The minimum development criteria stipulated here makes it virtu- ally impossible to develop any lot in the district for commer- cial purposes. Any revised regulations should be thoroughly tested on existing conditions to determine what type and amount of development is possible. They should reflect the necessary incentives for creating economic development opportunities, while at the same time ensuring that area standards are ad- hered to. "CNG" regulations should also be revised to reflect the de- sires of community residents and the City. Regulations should anticipate the types of development which is likely here and establish necessary development criteria for achieving it. 4.4 GREATER ROLE FOR COMMUNITY POLICING Efforts to improve the amount of crime in the Commercial District are critical to its ability to function as a secure place to shop and conduct business. Continued effort must be made to curb drug-related activity along North Greenwood Avenue. Whether real or perceived, the image of the area as "crime - ridded' inhibits its ability to attract customers and prospective outside investment. As a pedestrian -oriented area, the community and the Clearwater Police Department should explore new initiatives or expanding those that already exist, which attempt to bring greater police presence to area streets on an regular basis. Suc- cessfully proven tactics which have had an impact on crime in other areas, such as foot patrols, bicycle patrols, on -premise security, etc. should be relied on to maintain a safe and secure commercial environment. 4.5 COORDINATION WITH RESIDEN- TIAL DEVELOPMENT Commercial success for individual businesses and vitality of the North Greenwood area depends largely on the existence of a stable and resourceful primary trade or market area. With a relatively small immediate residential community serving this purpose, efforts to increase the population base should be ex- plored. Commercial District activity should be closely coordi- nated with ongoing initiatives to develop more housing in the surrounding neighborhood. This will help provide the neces- sary customer base to support area businesses as well as stabi- lize the community itself. A broad range of housing options for, such as elderly housing, apartments or multi -family hous- ing, single-family houses should offer possibilities for increas- ing the number of neighborhood residents. Other "alternative" housing options, such as apartments above commercial busi- nesses should also be explored. 4.6 CONTINUED ORGANIZATION OF DISTRICT BUSINESS AND PROP- ERTY OWNERS Business owners and property owners in the commercial area must continue to organize as a constituency and voice con- cerns regarding the general welfare of the Commercial Dis- trict. As stake -holders in the success of the North Greenwood Commercial District, they should work more closely with City officials, and assume a more active role in determining the future direction of the area. They should provide on-going in- put in developing a unified vision for commercial area devel- opment and help galvanize support for redevelopment initia- tive which would benefit the area in general. 4.7 DEVELOPMENT INCENTIVES AND/ OR PARTNERSHIPS WITH THE CITY In order to stimulate growth and commercial opportunities in the area, the City should enhance opportunities for private sec- tor development initiatives. Tools which are available at the City level, such as funding sources, establishing demonstra- tion programs, easing of regulations, property conveyances, etc., should be used to leverage private investment in the North Greenwood Commercial District. The City should also take a more assertive role developing partnerships with the private sector to stimulate economic development in the area. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 47 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 5, A VISION OF THE DISTRICT: THREE SCENARIOS To successfully redevelop the North Greenwood Commercial District as a viable economic entity, a widely endorsed vision of what the area should become must be determined. Resi- dents, business people, property owners, neighborhood orga- nizations and the City need to jointly develop a common vi- sion of what type of business district should emerge, by con- sidering among others, the following issues: * What purpose will redevelopment serve and what di- rection should in take in the District (i.e. goals, objec- tives, aspirations, etc.)? * How extensive should redevelopment efforts be (i.e. modest, moderate or major initiatives)? * Who will it serve, in terms of market area and popula- tion groups (i.e. local neighborhood, regional area, met- ropolitan area, youth, elderly, families, etc.)? * What range of uses should it have (i.e. commercial, public, educational, cultural, residential, etc.)? * How will redevelopment affect the surrounding neigh- borhood (i.e. compatibility, traffic, property values, etc.) * How will a commercial revitalization effort effect other neighborhood initiatives (i.e. affordable housing, in- frastructure upgrades, etc.)? * Who will take the lead in implementing the vision and who will participate (i.e. area business people, local residents, non-profit organizations, private develop- ers, the City of Clearwater, etc.)? * What will be the major obstacles and impediments to achieving redevelopment goals (i.e. physical condi- tions, regulations, attracting outside investment, etc.)? * What will be the time frame implementing the vision (i.e. five years, ten years, etc.)? These and other issues defining the parameters of a redevelop- ment initiative should be dealt with from the outset. They should form the basis for developing a vision plan and the associated strategy for implementing it. However, such a vision for the District cannot be realized until the current obstacles described in previous sections are over- come and more advantageous opportunities for growth are cre- ated. To generate discussion on the future potential of the Dis- trict and establish a preliminary direction for economic revi- talization, three scenarios are suggested. They address varying levels of development in response to the above issues and sug- gest possible development interventions. Not meant to be mutually exclusive, each scenario could be viewed as an inter- mediate step in a long-range revitalization effort. 5.1 NEIGHBORHOOD MAIN STREET: Modest Development Intervention This scenario envisions that the North Greenwood Commer- cial District be redeveloped in a modest manner, as a tradi- tional neighborhood commercial street. In many ways, it would resemble the certain conditions of its historic past. All existing commercial uses would remain and buildings would be brought up to new district standards. New development would be in- serted on infill lots on a parcel by parcel basis. It would in- clude a variety of buildings housing uses ranging from neigh- borhood convenience retailing, to small service-oriented busi- nesses and offices. Emphasis would be placed on incorporat- ing uses which are more pedestrian oriented. Development would occur on an incremental basis and phased over a five to ten year period. Existing district boundaries would essentially remain the same. No assemblage of lots would be necessary and new buildings would assume the scale and character established by new de- sign guidelines. Buildings would retain the one or two-story characteristics similar to existing commercial structures. Park- ing for the area would exist on lots which are currently being used for that purpose and supplemented by a consolidated City - owned lot. Zoning and other development regulations would be revised to better reflect conditions in the Commercial Dis- trict and provide the necessary incentives for building here. ,t r� L 48 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 1.1 I`J 1 1 010 y"eland ca I Commercial Multi -use building —.. p infill building with residential and _.. _..� retail uses a � C� Dc� Municipal parking lot with 57 spaces U Commercial infill building Q 0 0 Fig. 5.1: NEIGHBORHOOD MAIN STREET Multi -use buy,..,, Iy with residential and retail uses ...,,.,....,,, building with residential and retail uses 'Gateway' landscaping 0' 75' 300' m6nd - N_ M N 150' 600' FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH CL: NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES Multi -service center with health care, city services, and cultural uses K - r ,,..r, �� •ri +i �i_�i r �i:�� ii!i: Iii I; �i rcial infill Municipal parking lot with 40 spaces Fig. 5.2: LOCAL COMMERCIAL ANCHOR Multiuse building with residential and retail uses Municipal parking lot with 57 spaces Commercial infill building Commercial Infill building -111171 !I ___10 I I r- I I I I I ti I I I IL I Commercial infill 9---Multi-use building I--Multi-use building building with residential with residential and retail uses and office uses u 'Gateway' landscaping 0' 75' 300' ==P=% N 150' 600' 50 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES The District would primarily serve local neighborhood resi- dents with businesses providing goods and services required on the basis immediate need and convenience. Social services and other small office functions would be incorporated to complement both existing and new commercial uses. New re- tail establishments would include such uses as those suggested by neighborhood residents, including but not limited to: a bak- ery/sweet shop, a dry cleaners, a dry goods store and a fast food restaurant. As found in several existing buildings along North Greenwood Avenue, new buildings could incorporate multiple uses, with apartments or offices located above ground - floor commercial uses. Overall patronage of District businesses would be increased by small number of neighborhood resi- dents living in the commercial area. Improvements to the public realm would enhance pedestrian areas, making the area more hospitable to business patrons arriving on foot. This would in turn reduce the need for much, if any new parking facilities. Better connections to the sur- rounding neighborhoods would also encourage pedestrian traf- fic. Coinciding with these measures, this scenario envisions enhanced community policing programs which would begin to change the negative image of the area as being susceptible to crime activity. 5.2 LOCAL COMMERCIAL ANCHOR: Moderate Development Intervention The scenario of a local commercial anchor goes a step further than the "Neighborhood Main Street" scenario. The underly- ing idea here is the establishment of a "commercial node" in the North Greenwood Commercial District. This node would offer expanded commercial opportunities and be comprised of several business, social and/or City services. It would anchor the entrance to the District, and act as a "gateway" element to businesses along North Greenwood Avenue. It would require that some parcel assemblage and demolition take place to ac- commodate a slightly larger development. Such a development would not only serve the neighborhood, but would attract people from other surrounding neighborhoods as well. The intersection of North Greenwood Avenue and Pal- metto Street would be the most suitable location for establish- ing this new commercial anchor. Within the existing Commer- cial District, the northwestern and northeastern corners of this intersection would lend themselves to being redeveloped for this purpose. The existing Family Service Center would be relocated in the new facility. Residents in the two adjacent single-family houses and apartments would be relocated within the neighborhood. Residents in the North Greenwood Apart- ments fronting the two streets, would also be relocated within the area. Palmetto Street, which contains several recreational, educational, and cultural facilities would facilitate a constant flow of vehicular traffic through the area. One of the most critical incentives needed to stabilize existing small businesses and spawn new ones, is the need for a "cata- lytic development" of this type, which would have a signifi- cantly greater economic impact than the smaller scale devel- opments. This catalyst would be a private or public/private venture aimed at meeting a market demand for goods and ser- vices currently unavailable in the community and helping to stimulate subsequent growth in the area. To make this development more accessible and visible, con- nections from surrounding north -south arterial and collector roads with Palmetto Street would have to be improved. This could occur through roadway re -design, coordinated signage and enhanced streetscape treatments. Palmetto currently of - FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH fers direct access to the Jack Russell Stadium complex which anchors the southeastern corner of the intersection. This new "gateway" development is envisioned to comple- ment the current land uses along Palmetto Street, as well as those along North Greenwood Avenue. Ideally, this develop- ment would serve as the impetus for subsequent related com- mercial development along North Greenwood Avenue. . 5.3 REGIONAL CENTER: Major Development Intervention The third scenario explores the potential for a more optimistic development agenda and associated district improvements. It proposes a larger concentration of new commercial and other uses which would redefine the southern "gateway" into the North Greenwood Commercial District. As a regional center, it would act as a destination point for neighborhood residents, as well as residents from other areas needing to secure con- sumer goods and services on a regular basis. This regional commercial center would become a destination in the northern part of the city and generate increases in both pedestrian and vehicular traffic. Unlike the "Local Commercial Anchor" sce- nario, the "Regional Center" would require improved access to and from the area and substantial parcel assemblage to achieve its objectives. Roadway connections to the District at the eastern and western ends of Palmetto Street would have to be upgraded, and connections from the northern and southern ends of Greenwood Avenue would require improvements. While Jack Russell Stadium is already a regional attraction in its own right, the North Greenwood Commercial District ben- efits little from the games held there (see "Section 2: Jack Russell Stadium"). This scenario seeks to capitalize on the 51 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES :.EndFU.. . _. 1) '� 19 A ft 6 �. 11�1 r - � • 1I1', �1 �l •ri orf ."0ft- - :1 Highland Avenue Fig. 5.3: REGIONAL CENTER Commercial infill Muiti-use buildings buildings with residential and retail uses Commercial infill buildings Residential infill buildings Municipal parking lot with 57 spaces `— Multi -use buildings with residential and office uses infill buildings W .v n'• .. .. ..� Multi -use buildings with residential and retail uses 'Gateway' landscaping nproved access to I airmont Street 0' 75' 300' N 150' 600' 52 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES presence of the stadium and the adjacent park and recreational area across the street. The new components of the center would include a mixed-use commercial development on the north- eastern corner (currently occupied by the Greenwood Apart- ment complex) and a mixed-use social service/cultural center on the northwestern corner (currently occupied by the Family Services Center) at the Palmetto Street/North Greenwood Av- enue intersection. This center would combine the elements of a park and sports facility, new retail and institutional elements. Each corner of the intersection would contribute equally in establishing the intersection as a hub of diverse activities. (In late October 1994, the Phillies announced that the team was speaking with the City of Clearwater about a proposed train- ing center to be built next to the clubhouse at Jack Russell Stadium. The training center would be used intensively dur- ing spring training each year, and would also serve profes- sional atheletes during the off season. The Phillies believe that the facilty would benefit Clearwater economically by at- tracting "many more players to the area for longer periods of time. Instead of just two or three, as many as 22 players could spend more time in Clearwater." (Tampa Bay Business Jour- nal, Oct. 28 - Nov. 2, 1994.) The proposed facility would be approximately 2,800 square feet in size; as such, it could be seen as an integral part of the "Regional Center" proposal sug- gested in this document.) The new commercial component is envisioned as a small "re- tail village", with space for stores operated by neighborhood merchants and other area entrepreneurs. It would also contain an appropriately -scaled supermarket to serve the needs of the immediate area. Smaller shops in the "retail village" would offer residents, as well as customers from outside the neigh- borhood, a range of convenience and specialty shopping op- portunities. On the opposite side of the street, a new multi -use social service and cultural facility would become a destination for residents seeking a range of services. This facility could include a broad range of uses, such as the existing Family Ser- vices Center, a health clinic, a City of Clearwater agency sat- ellite office, a community theater, and could serve as a new home the Dorothy Thompson African-American Museum. Combining these uses under a single roof would generate the type of symbiotic relationship realized by similar developments elsewhere in the city. The museum, established by Mrs. Thompson would serve as the hub of this new development. Mrs. Thompson has created a vast and irreplaceable collection of artifacts onAfrican-Ameri- can history and culture, which could reach a broader audience if provided with an appropriate setting. The North Greenwood Avenue/Palmetto Street intersection would be the ideal setting for a facility which celebrates local and neighborhood history. At this site, the museum would complement the school and library further east on Palmetto Street, would be easily acces- sible for buses bringing school children, and would be an im- portant attraction for bicyclists and others using the Pinellas Trail. Because of the amount of land needed for a regional scale de- velopment, the feasibility of acquiring land at the northwest and northeast corners of the North Greenwood/ Palmetto Street intersection would have to be considered. As discussed in the second scenario, an assembly of parcels and partial closure of Metto Street (leading out to North Greenwood Avenue) would be needed to develop the northwest corner. The northeast cor- ner of the intersection, which contains 224 -unit Greenwood Apartments complex would require the relocation of several families within the neighborhood. While the complex contains a large number of neighborhood residents - 456 (according to 1990 U.S. Census data), it also contains several overcrowded units. The Census also indicates a concentration of people un- der the age of 18 and over the age of 65. Components of this commercial revitalization effort could be coordinated with on- going affordable housing initiatives in the North Greenwood community, to provide families in this apartment complex with suitable replacement housing. CONCLUSION The future success of the North Greenwood Commercial Dis- trict depends of the ability of neighborhood residents, com- mercial property and business owners and City officials to develop a consensus as to the most appropriate direction for any redevelopment initiative. This report outlines several is- sues which need to be taken into account and describes poten- tial problems which will need to be rectified before this effort can move forward. But, the report also attempts to identify (re)development possibilities and present ways in which such potentials might be developed. The recommendations contained herein look to make everyone concerned with the Commercial District's economic well-being aware of the opportunities for commercial revitalization and to describe the conditions nec- essary to make it happen. IFLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 53 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES 11 11 li 54 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX A P P E N D I X Exhibit 1. Photo Inventory of North Greenwood Commercial District Exhibit 2. Field Surveys of North Greenwood Commercial District Parcels Exhibit 3. 1990 Census Data of North Greenwood Neighborhood Exhibit 4. Summary of Police Reports for North Greenwood Area, 10/01/93 - 04/27/94 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A - 1 i NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX A I Cn Cn =10 =*I --f'2 North Greenwood Ave. co -F NM r .... vv I.... w m w Ir w ( m — Cn � = �II III�U�UIUIUUUU1uuWUU IIIIIIIIIII UUUU�UU II IIIIIIIII IIIIIIIIIIilllllllllllltlllli CD Lj I o = s 1 I I I �-- ... CNG zoning district limits 'numbers correspond with following photo sequence of existing conditions Locator Map For Photo inventory A-2 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A a i NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 50' M FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-3 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 1. 1002 North Greenwood Avenue. West view of Metto Street from North Greenwood Avenue. Owner: Raybon R. Curtis 4. 1016 North Greenwood Avenue. Single family residential and vacant lot to right of house. Property Owner: Carlton McCray 2. 1004 North Greenwood Avenue. Paved parking lot. Owner: Dorothy Glover S. 1022 North Greenwood Avenue. Single family residential. Owner: Elzora Johnson 3. 1006 North Greenwood Avenue. Greenwood Manor Apartments. Business/Property Owner: Dorothy Glover 6. Palm Park Subdivision. Lot 31 vacant. Property Owner: Leonard Rutledge A-4 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 7. 1100 North Greenwood Avenue. Larkins Funeral Home. Business Owner: David Larkins Property Owner: Leonard Rutledge Business Owner: Jacob Fulton Property Owner: Raybon R. Curtis 8. 1102 North Greenwood Avenue. Ole Park Theater. Business/Property Owner: Alfred Bridges 11. 1108 North Greenwood Avenue. Payco Service Station. Business Owner: Jacob Fulton Property Owner: Raybon R. Curtis 9. 1106 North Greenwood Avenue. Paved parking lot. Owner: Alfred Bridges 12. SW corner of LaSalle Street & North Greenwood Avenue. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-5 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 13. NE corner of LaSalle Street & North Greenwood Avenue. Property Owner. W.A. Lewis, Inc. 14. 1016 LaSalle Street, lot #9 vacant. Owner: Cleo M. Trammell 17. 1015 Engman Street, Elk's Springtime' Lodge Property Owner. Springtime Lodge Property Owner: Theresa Pugh & Philip Joseph 18. 1016 Engman Street, of #6, 7, & 8. Unpaved parking lot. Business/Property Owner: City of Clearwater A-6 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 1l ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Y. 1JU4 North Greenwood Avenue. Christ Temple Church. Paved parking for police sub -station. Business Owner: Pentecostal Assembly Property Owner: City of Clearwater 22. Police sub -station parking lot, 1300 block. Business/Property Owner: City of Clearwater 20. Police sub -station parking lot, 1300 block. Business/Property Owner: City of Clearwater 23. West view of Carlton Street from North Greenwood Avenue. 21. Police sub -station, 1300 block. Business/Property Owner: City of Clearwater pq 24. 1400 North Greenwood Avenue. John's Barber Shop. Paved parking to left. Business Owner: John Hunter Property Owner: Eva Barber FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A_7 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 25. 1402 North Greenwood Avenue. Vacant building. Property Owner: Hardy Grin 28. 1410 North Greenwood Avenue. Vacant lot #4. Property Owner: Elen Swinton 26. 1404 North Greenwood Avenue. Unpaved parking lot. Property Owner: Daniel Folk 29. 1412 North Greenwood Avenue, lot #3. Single family residential. Property Owner. Elen Swinton Business Owner: Church of Our Lord Jesus Property Owner: Daniel Folk 30. 1414 & 1416 North Greenwood Avenue. Vacant lot #1 & #2. Property Owner: John Hunter A-8 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX West view of Grant Street from North Greenwood Avenue. 34. West view of Marshall Street from North Greenwood Avenue. 32. 1006 Grant Street. Single family residential. 35. 1014 Marshall Street. Single family residential. 33. 1006 Grant Street. Single family residential. iFLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-9 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 37. 1014 Marshall Street. Single family residential, lot #8. 38. Public Park south of Beckett Street. SE corner of Avenue. 42. 1501 North Greenwood Avenue. Samuel Robinson Challenge. A-10 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 43. 1501 North Greenwood Avenue. Samuel Robinson Challenge. 46. 1409, 1411 & 1413 North Greenwood Avenue, lots 15 & 16. Property Owners: Ellen M. Saylor & Forrest Saylor, Jr. 44. NE corner of Grant Street & North Greenwood Avenue. 47. 1409, 1411 & 1413 North Greenwood Avenue, lots 15 & 16. Property Owners: Ellen M. Saylor & Forrest Saylor, Jr. 45. East view of Grant Street from North Greenwood Avenue. 48, 1409, 1411 & 1413 North Greenwood Avenue. Property Owners: Ellen M. Saylor & Forrest Saylor, Jr. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-11 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 49. 1104 Carlton Street. Duplex residential. Property Owner. Eva Barber & Jimmy F. Hunker 52. 1327 North Greenwood Avenue. A&A Soul food Restaurant, with apartments above. Business Owner: Albert Lee Property Owner: Annie Wilbright 50. 1104 Carlton Street. Vacant lot #18. Property Owner: Jimmy F. Hunker 53. 1325 North Greenwood Avenue. vacant lot #16. Property Owner: Annie wlbright 51. East view of Carlton Street from North Greenwood Avenue. 54. 1321 & 1323 North Greenwood Avenue. Vacant lot #17. Property Owner. Charles Rutledge A-12 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH f NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 55. 1319 North Greenwood Avenue. Chefs CafeA.K.A The Bluechip Bar. Buiness/Property Owner: Johnie Blunt 58. SE corner of Tangerine Street & North Greenwood Avenue. 56. Northeast corner of Tangerine Street from North Greenwood Avenue. 59. 1313 & 1315 North Greenwood Avenue. Vacant lot #32. Property Owner: Bamell Evans 57. East view of Tangerine Street from North Greenwood Avenue. 60. 1309 & 1311 North Greenwood Avenue. Vacant lot #33. Property Owner: Celia Hannon FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-13 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 61. 1307 North Greenwood Avenue. Paved parking, lot #34. Property Owner. Wette Pendelton 64. East view of Engman Street from North Greenwood Avenue. 62. 1303 North Greenwood Avenue. Big Jim's BBQ and parking lot. Business/Property Owner: Jimmy Pendelton 65. 1215 North Greenwood Avenue. Paved lot #32. Property Owner: Ozzie Paul 63. 1303 North Greenwood Avenue. Big Jim's BBQ. Business/Property Owner: Jimmy Pendelton 66. 1211 North Greenwood Avenue. Vacant building for sale lease. Property Owner: Ozzie Paul A-14 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r a i i u NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 67. 1207 North Greenwood Avenue. True Value Supermarket. Business Owner: Wesel Salhab Property Owner: Tarek Said 70. 1113 & 1115 North Greenwood Avenue. vacant ouuaing. Property Owners: Charles Rutledge, Jr. & Talmadge Rutledge salon & parking. Business Owner: Ozzie Paul Property Owner: Tarek Said 71. 1109 North Greenwood Avenue. Rut's Turf Coin Laundry & Ice Cream Shop. 1111 North Greenwood Avenue. Designs by Popular Demand. Business/Property Owner (1109): Talmadge Rutledge. Business/Property Owner (1111): Clarissa Hersey 69. NE corner of North Greenwood Avenue & LaSalle Street. 72. 1105 & 1107 North Greemwood Avenue. Paved lot #34. 1101 North Greenwood Avenue. Smith's Service Station (convenient store)- Business/Property Owner: Susie Smith FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-15 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 73. 1045 North Greenwood Avenue. The Palm Tree Night Club. Business/Property Owner: AAJR Enterprises 1001 North Greewood Avenue. Greenwood Apartments. 74. 1045 North Greenwood Avenue. The Palm Tree Restaurant & Night Club. Business/Property Owner: AAJR Enterprises 77. 1001 North Greenwood Avenue. Greenwood Apartments. 75. 1001 North Greenwood Avenue. Greenwood Apartments. Business/Property Owner: Greenwood Apartment Company 78. 1001 North Greenwood Avenue. Greenwood Apartments. I-1 A-16 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH " F NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 79. 1001 North Greenwood Avenue. Greenwood Apartments.. 82. 1001 North Greenwood Avenue. Greenwood Apartments. 80. 1001 North Greenwood Avenue. Greenwood Apartments. 83. 1001 North Greenwood Avenue. Greenwood Apartments at corner of Palmetto Street & North Greenwood Avenue. 81. 1001 North Greenwood Avenue. Greenwood Apartments. FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-17 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Field Surveys of North Greenwood Commercial District Parcels A - 18 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH , NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 10-12-94 Name: Meyer Weitzman Address: 1002 N. Greenwood Ave. Photo O: 1 Land use: structure present A. 0001pled • Lot Positioning: a. corner • b. abandoned b. interior c. condemned c. double frontage Lot Frontage 76 FT Depth 50 FT Total Sq Ft: 3800 Residential Non-residential Stories Condition Parking single family school 1 • dilapidated • none (street) duplex church 2 driveway townhouse comm -012u • 3 average lot <10 spaces • apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent i spaces over 20 Property Owner & Address (if mown): Raybon Curds 6544 Bilewild Rd. Charlotte, N.C. 2824555 Appraised Value (if known): 36,100 Legal Description: subdivision Mason lot number 12 Sidewalk Condition and Width Good 4 FT Landscape (Trees, Plantings): Shrubs along sidewalk; 3.4 medium trees Public Utilities: Overhead power and telephone Number of Lanes on Street 2 Street Width: 65 FT General Notes on Surroundings: Park across the stmt; Greenwood Apartments across the street; Zoning Description: CNG (See P. 46) Initial Impressions Regarding Suggested Development Greenwood Surrey Form (North -Commercial) Date: 8-26-94 Name Meyer Weitzman Address: 1006 N. Greenwood Ave. Photo i 2 Land use: structure present a. occupied • Lot Positioning: a. caner b. abandoned b. Interior • c. condemned c. double frontage Lot Frontage 115 FT Depth SO IT Total Sq Ft 5750 Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 • driveway townhouse comm -office 3 average • lot <10 spaces apartment • comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent I spaces over 20 Properly Owner & Address (if known): Dorothy Glover 1001 LaSalle St. Clearwater, FL 34615-3232 Appraised Value (if known): $&%M Legal Description: subdivision Mason lot number 1 (S. V2 of lot) 0 Sidewalk Condition and Width Good 4 FT ��. Q t. A Landscape (Trees, Plantings): 2 Palms s Public Utilities: Number of Lanes on Street: 2 Z Aft Street Width: 65 FT General Nota on Surroundings: Used for parking for Greenwood Manor Zoning Description: CNG (See P.46) Initial Impressions Regarding Suggested Development FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 19 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North-Commerclal). Date: 8-2" Name: Meyer Weitzwn Address: 1006 N. Greenwood Ave. Photo ! 3 Lind use: structure present A. oeeupled • Lot Positioning: a. corner • b. abandoned b. interior c. Condemned c. double 6wtage Lot Frou age 115 FT Depth 50 FT Total Sq Pt 5750 Reaidendal Non-residential Stories Condition Parking single family school 1 dilapidated none (sweet) duplex church 2 • driveway townhouse comm -Chloe 3 average • lot <10 spaces apartment • Comm -mala 4 lot 10-20 spaces high rite industrial S excellent 0 spaces over 20 Property Owner & Address (it known): Dorothy Glover I • 1001 Lasaik St- Clearwater, FL 3461S-3232 none (street) Appraised Value (if mown): $43,900 2 Legal Description: subdivision: Masm driveway lot number 1 (N.112 Lot) 3 Sidewalk Condition and Width Good 8 FT lot <10 space Landscape (Trees, Plantings): One large tree out front 4 Public Utilities: lot 10-20 spaces Number of Lanes on Street: 2 S Street Width 65 FT / spaces over 20 General Note on Surroundings: Robert Wiley and Corretha Washington Zoning Description: CVG (See pA6) Initial Impressions Regarding Suggested Development Greenwood Survey Form (North -Commercial) Date: 9.9-94 Name: Ana Garcia Address: 1012 Metto St. Photo •: No Photo Land uses structure present a. occupied • Lot Pesidoaing: a. carver b. abandoned b. interior c. condemned c. double frontage* Lot Frontage SO FT Depth: 115 FT Total Sq Ft: 5750 Residential Non-residential Stories Condition Parking single family • school I • dilapidated • none (street) duplex church 2 driveway townhouse commollice 3 average lot <10 space apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent / spaces over 20 Property Owner A Address (if known): Robert Wiley and Corretha Washington 1400 Pinebrook Dr., FL 34615.34-'i8 Appraised Value (if known): $14,600 Legal Description: subdivision Mason I A lot number 3 Sidewalk Condition and Width None Landscape (Tree, Plantings): Public Utilities: Number of lanes on Street 2 Street Width: 30 FT General Notes on Surroundings: Zoning Description: CNG (See PAA Initial Impressions Regarding Suggested Development A-20 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX i Greenwood Survey Form (Nortb-Commerclal) Date: 9-12.94 Name: Meyer Weltnnao Address: Metro St. Photo #. No Photo Name: Ana Garcia Land use: vacant a. occupied Lot Positioning: a. corner b. abandoned b. interior* c. condemned c. double frontage Lot Frontage: SO FT Depth: 11S Fr Total Sq Ft: 5750 structure present Residential Non-residential Stories Condition Parking_ single family school I dilapidated none (street) duplex church 2 driveway townhouse commoffice 3 average lot <10 spaces apartment comm -retail 4 lot 10.20 spaces high rise industrial S excellent tt spaces over 20 Property Owner do Address (if known): Irene Beasley GO Catherine Moses Lot Frontage 2611 Lakeview Ave. S. ST. Petersburg, FL 33712.3001 54 FT Appraised Value (if known): $2,700 2700 Legal Description: subdivision Mason Non_ residential lot number 2 Condition Sidewalk Condition and Width: None siagle family a Landscape (frees, Plantings): 2 Oahu I* Public Utilities: none (street) Number of Lanes on Street: 2 church Street Width: 30 FT General Notes on Surroundings: townhouse Zoning Description: CNG (See P.46) 3 Initial Impressions Regarding Suggested Development lot <10 spaces Greenwood Survey Form (North -Commercial) Dale: 10.12-94 Name: Ana Garcia Address: leis Metto St. Photo /: No Photo Land use. structure present a. occupied a Lot Positioning: a. corner b. abandoned b. interior* c. condemned c. double frontage Lot Frontage 50 Fr Depth 54 FT Total Sq Ft 2700 Residential Non_ residential Storks Condition Parkinit- siagle family a school I* dilapidated a none (street) duplex church 2 driveway townhouse comm-offioe 3 average lot <10 spaces apartment comm -mall 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner tit Address (if known): Gloria White 1015 Metto St. Clearwater, FL 34615J236 Appraised Value (if known): $14,100 Legal Description: subdivision Masons I A lot number N. S4 FT of lot 11 Sidewalk Condition and Width: None Landscape (Trees, Plantings): Large Oak Public Utilities: Number of Lanes on Street: 2 Street Width: 30 FT General Notes on Surroundings: Zoning Description: CNG (See pAQ Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-21 F NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX R Greenwood Survey Form (North-CommercW) Greenwood Survey Form (North -Commercial) Dale: 9-2.94 Name: Meyer Weitzman Date: 9-7-94 Name Meyer D. Wettxman Address: N. Greenwood Ave. Photo 0: 4 Address: 1022 N. Greenwood Ave. photo #*. S 6 Land uta vacant a. oompied Lot Positioning: a. corner Land use: structure present • a. occupleds Lot Positioning: a. caner b. abandoned b. interior b. abandoned b. interior* C. oamdemned c. double frontage C. Condemned c. double frontage Lot Promtage: 42 FT Depth: 100 FT Total Sq f•L• 4200 Lot Frontage: 42 FT Depth 100 FT Total Sq Pt: 4,200 Residential Non residential Stories Condition Parkinit Residential Non-residential Stories onditionu�kin single family school 1 dilapidated nate (street) „ single fawu0y schod I• dilapidated none (street) duplex church 2 driveway dupin church 2 driveway townhouse Comm -office 3 average lot <10 spaces townhouse comm-0R'iee 3 average* lot <10 spaces apartment Comm-retrU 4 lot 10-20 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent 0 spaces over 20 high rise industrial S excellent N spaces over 20 Property Owner 3 Address (U known): Carlton Mc(kay, 1012 N. Betty Lame, Clearwater, FL 34615 Property Owner & Address (if known): Elven Johnson & Catherine Cooper 1022 N. Greenwood Ave. Clearwater, FL 34615.3331 ` Appraised Value (if known): $2,100 Appraised Value (if known): $20.100 Legal Description: subdivision: Pshis Park Legal Description subdivision: Palm Park lot amber. NALS FT OF S. 91.5 FT OF E. 100 FT lot number. Unbd. Blk, E 100 FT of N 50 FT of lot 32 less E 10 FT OF LOT 32 Sidewalk Condition and Width: Sidewalk Condition and Width Good 4.5 FT Landscape (Trees, Plantings): 1 Large Oak Landscape (Trem Plantings): l Public Utilities: Public Utilities: Number of Lem on Street: 2 Number of Lanes on Street: 2 , Street Width FT 60 Street Width: 65 FT General Notes on Surroundings: Lot Is paved General Notes on Surroundings: Zoning Description: CNG (See pA6) Zoning On: CNG (— pAQ Initial Impressions Regarding Suggested Development Initial Impressions Regarding Suggested Development A- 22 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Date: 9.2694 Address: Land use: vacant Greenwood Survey Form (North -Commercial) Name: Ana Garcia Photo t?: no photo a. occupied b. abandoned c. condemned Lot Frontage: 50 Fr Depth: 100 Fr Total Sq Ft: Residential Non-residential Stories Condition single family scbooi 1 dilapidated duplex church 2 townhouse comm -oft -ice 3 average apartment comm -retail 4 c. double frontage high rise industrial 5 excellent Property Owner & Address (if known): Appraised Value (if known): $21500 Lot Positioning: a. comer b. interior* c. double frontage 5,000 Parkins none (street) driveway lot <10 spaces lot 10-20 spaces N spaces over 20 Legal Description: subdivision. Patin Park kat number: South 50 Fr of West 100 Fr of lot 32 Sidewalk Condition and Width: good Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street 2 Street Width- 65 Fr General Notes on Surroundings: Lot is behind 1016 N. Greenwood Ave. Zoning Description: CNG (see pAQ Initial impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9-26-94 rise Name: Ana Garcia Address: plwso is no photo Land use: vacant a. occupied Lot Positioning: L comer b. abandoned b. interior c. condemned c. double frontage Lot Frontage: 60 Fr Depth: 100 Fr Total Sq FC 6,000 Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 driveway townhouse comm-oflix 3 average lot <10 spaces apartment comm -retail 4 lot 10.20 spaces W. industrial 5 excellent / spaces over 20 iib Property Owner & Address (if known): Freddy McRay 1007 Plaza Street Clearwater, FL 34615 Appraised Value (if (mown): $3,200 Legal Description: subdivision. Paha Park lot number. N. 50 FT of W 100 FT & N 10 Ft of S 101 FT of E 110 FT of lot 32 less E 10 FT Rd. Sidewalk Condition and Width. good, 4 Fr Landscape (Trees, Plantings): large trees Public Utilities: Number of Lames on Street: 2 Street Width: 40 Fr General Notes on Surroundings: Zoning Description: CNG (see pAQ Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 23 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (Noah -Commercial) Data 9.26.4 Name: Meyer Weitzman Name: Ana Garda Address: N. Greenwood Ave. 6 Photo 9: No photo Land use: vacant a. occupied Lot positioning: a. caner b. interior b. abandoned b. interior* Lot Frontage: Depth: Total Sq DSC c. emdemned c. double frontage Lot Fmmtage: SO FT Depth: 100 FT Total Sq Ft: 5000 Resk atiat Non-residential Stories Condition Parking_ single family school 1 dilapidated now (street) duplex church 2 lot 10-20 spaces driveway townhouse comm -office 3 average lot <10 spaces apsrunent Comm -retail 4 lot 10-20 spaces high rise industrial S excellent R spaces over 20 property Owner & Address (if known): Carlton McCray, 1012 N. Betty Lane Clearwater, FL 3/615 Appraised value (if koown)r $21W Legal Description: subdivision: lot number. Pawn Park N. SLS FT OF S. 101.S FT OF W. 100 FT OF LOT 32 LESS N. 10 FT OF Di. 10 FT Sidewalk Condition and Widal Nome Landscape (Trees, Plantings): A few large trees Public Utilities: Number of Lanes on Street 2 Street Width 60 FT General Notes on Surroundings: Zoning Description: CNG (See pAQ Initial Impressions Regarding Suggested Development Greenwood Survey Form (North -Co retail) Date: 9-24-94 Name: Meyer Weitzman Address: N. Greenwood Ave. Photo •: 6 Land use: vacant a. occupied Lot Positioning: a. Cotner b. abandoned b. interior c. caodemoed c. double homage Lot Frontage: Depth: Total Sq DSC Noe-rrxidtial Stn Condition parking . single School I dilapidated none (street) duplex church 2 driveway townhouse co=-Omce 3 average lot <10 spaces apartulat coma etail 4 lot 10-20 spaces high rise industrial S excellent a spaces over 20 Property Owner 3 Address (if known): Appraised value (if known): Ind Description: subdivision: Paha Park lot uumber. South 112 of lot 31 Sidewalk Condition and Width: Lmdscape (Trees. Plantings): Public Utilities: Number of Lames on Saes 2 Street Width Fr General Notes on Surroundings: Funeral home is on the north end of the lot; appears to have been subdivided into two lob. Zoning Description: CNG (See pA6) Initial Impressions Regarding Suggested Development: A- 24 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX i i 1 1 1 Greenwood Survey Form (Norib•Commercial) Greenwood Survey Form (North.Conunercial) Date: 9-2.94 Name: Meyer Weitmun Date: 9-2-94 Nm= Meyer Weitsman Address: 1100 N. Greenwood Ave. Photo M: 7 Address: 1102 N. Greenwood Ave. Photo is a Land use: Structure present a. occupied • Lot Positioning: a. corner Land use: Structure present a. oocapled • Lot Positioning: a. corner b. abandoned b. Interior* b, abandoned b. interior* C. condemned c. double frontage c. condemned c. double frontage Lot Frontage: 75 FT Depth: 190 FT Total Sq Ft: 6750 Lot Frontage 52 FP Depth 93 FP Total Sq Ft 4,316 Residential Non-residential stories Condition _Parkinit Residential Non-residential 22 1 •piloted Condition Parking none (street) single family school 1 • dilapidated none (street) single family school 2 driveway duplex church 2 driveway duplex church townhouse comm -office 3 average lot -CIO sates • townhouse comm.ortim • 3 average • lot <10 spaces • apartment • of 10.20 paces apartment comm -retell • 4 lot 10-20 spaces high rise ,M� S excellent 0 o ver 20 high rise industrial 5 excellent / spaces over 20 Property Owner k Address (if known): Business owner. David Larkins, 1100 N. Greenwood Ave. Clearwater, FL Property Owner & Address (if known): Alfred Briger, 1719 Scott St. Clearwater, FL 34615 Appraised Value (if known): $74,500 34615; Lot owner: Leonard Rutledge, 1117 LaSalle St. Clearwater, FL 34615 Legal Description: subdivision: Greenwood Manor las number. 1 Appraised Value (if known): 5651900 Legal Description subdivision: Pabn Park Sidewalk Condition and Width: lot number. N. half of lot 31 LandscapeCIrrees' matings)' Sidewalk Condition and Width: None Public Utilities: Landscape (Trues, Plantings): Paha tree on corner, bushes on front sidewalk Number of Lanes on Street 2 Street Width 65 FI' Public Utilities: General Notes on Surroundings: Paved parking immediately north of lot; currently the "Ole Park Theater" Number of Lanes on Street: 2 Zoning Description: CNG (See PAQ Street Width: 65 FT Genual Notes on Surroundings: Currently Larkins' Funeral Home; available parking on Immediate south Initial Impressions Regarding Suggested Development Zoning Description: CNG (See pA6) Initial Impressions Regarding Suggested Development FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 25 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-2-94 Name: Meyer Weitzman Address: 1106 N. Greenwood Ave. Meyer Weltzman Photo #: 9 Land use: vacant s. occupied Lot Positioning: a. comer Land use: b. abandoned b. interior* a. occupied* c. condemned c. double frontage Lo Frontage 42 FT Depth 83 Fr Total Sq Ft 3,444 Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 42FT driveway townhouse Comm -office 3 average lot <10 spaces apartment comm -retail 4 Stories lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner & Address (if known): Alfred Bridges dilapidated* none (street) 1719 Scott Stmt Clearwater, Fl 3461S church 2 Appraised Value (if known): $7,300 driveway townhouse Legal Description: subdivision: Greenwood Manor average lot number. 3 comm -retail- Sidewalk Condition and Width: Good lot 10-20 spaces Landscape (Trees, Plantings): industrial S Public Utilities: # spaces over 20 Property Owner Number of Lanes on Street: 2 Raybon R. Curtis 6S44 B Idlewlld Road Charlotte, NC 28212 Street Width: 6511' & Address Jacob Fulton 1108 N. Greenwood Ave. Clearwater, FL 34615 General Nola on Surroundings: Small auto access Brom Lasalle Street behind Payco Service Station. Currently used for parking. Zoning Description: CNC (See pg.46) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North-Conunercial) Date: 9-2-94 Name: Meyer Weltzman Address: 1108 N. Greenwood Ave. Photo #: 10,11 & 12 Land use: structure present a. occupied* Lot Positioning: a. corner(lot S) b. abandoned b. interior(lot 4) c. condemned c. double frontage Lot Frontage 42FT Depth 6SFt Total Sq Ft 2730 Residential Non-residential Stories Condition Parking single family school 1- dilapidated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces* apartment comm -retail- 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner tit Address (if known): Raybon R. Curtis 6S44 B Idlewlld Road Charlotte, NC 28212 Business Owner & Address Jacob Fulton 1108 N. Greenwood Ave. Clearwater, FL 34615 Appraised Value (if known): s18,300 Legal Description: subdivision Greenwood Manor lot number 4 & East 6S FT of lot S Sidewalk Condition and Width: Good Landscape (Trees. Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width: 6S FT Ciencral Nola on Surroundings: Currently Psyco Service Station is located on lots 4 and S. Zoning Description: CNG (See pg.46) Initial Impressions Regarding Suggested Development: A - 26 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-2-94 none Name: Meyer Weitzman Address: 1109 N. Greenwood Ave. Photo N: 11 Number of Lanes on Street: Land use. vacant a. occupied Lot Positioning: a. corner* General Notes on Surroundings: b. abandoned c, condemned b. interior c. double frontage c. condemned Total Sq Ft 3,056 c. double frontage Lot Frontage 20 FT Depth 42 FT Total Sq Ft: 940 Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 lot 10-20 spaces driveway* townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 Legal Description: subdivision Greenwood Manor lot 10-20 spaces high rise industrial 5 excellent M spaces over 20 Property Owner & Address (if known): Alfred Bridges 1719 Scott St. Clearwater, FL 34615 Appraised Value (if known): $1,400 Legal Description: subdivision Greenwood Manor lot number West 20 FT of lot 5 Sidewalk Condition and Width, none Landscape (Trees, Plantings): Address: 1013 La Salk St. Photo #: Public Utilities: Number of Lanes on Street: 2 Street Width 30 FT b. abandoned General Notes on Surroundings: This lot is used as a driveway Into Payco Service Station and the parking lot next to c, condemned the old theater. Zoning Description: CNG (See pgA6) Initial Impnmions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9-12-4 Name: Meyer Weltzttan Address: 1013 La Salk St. Photo #: None Land use: structure present a. occupied* Lot Positioning: a. comer b. abandoned b. Interior• c, condemned c. double frontage Lot Frontage 38 FT Depth 212 FT Total Sq Ft 3,056 Residential Non-residential Stories Condition Parking single family' school 1• dilapidated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner tit Address (if known): Ella Mae James 1013 La Salle St. Clearwater, FL 34615 Appraised Value (if known): $31,700 Legal Description: subdivision Greenwood Manor lot number 6 Sidewalk Condition and Width: None Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width 30 FT General Notes on Surroundings: Zoning Description: CNG (See pg.46) Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 27 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North-Conunercial) Dale: 9-2-4 Name: Meyer Weitzman Address: 1012 G Salk St. Photo 1t: None Ladd use. structure present - a. occupied* Lot Positioning: a. comer b- abandoned b. Interior* c. condemned c. double frontage La Frontage s0 FT Depth 150 FT Total Sq Ft 7,500 Residential Non-residential Stories Condition Parking single family* school 1* dilapidated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -retell 4 lot 10-20 spaces high rise industrial S excellent f spaces over 20 Property Owner d: Address (if known): United Co. Lending Corp. P.O. Box 1591 Baton Rouge, LA 70821 Appraised Value (if known): $24,700 townhouse comm -office 3 Legal Description: subdivision Palm Park Bik. D lot number 11 apartment Comm -retell 4 Sidewalk Condition and Width: None lot 10-20 spaces Landscape (Trees, Plantings): Few small trees excellent Public Utilities: Property Owner & Address (if known): Susie Ellis Route Number of Lanes on Street: 2 Street Width 30 FT General Notes on Surroundings: Legal Description: subdivision Greenwood Manor Zoning Description: CNG (See pgA6) lot number 7 Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9-12-94 Name: Meyer Weitzman Address: 1015 IA Sane St. Photo 0: None Land use: structure present - a. occupied* Lot Positioning: a. comer b. abandoned b. interior c. condemned c. double frontage* La Frontage 38 FT Depth 212 FT Total Sq Ft 4,056 Residential Non-residential Storks Condition Parkin single famdly* school 1* dilapidated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment Comm -retell 4 lot 10-20 spaces high rise industrial S excellent N spaces over 20 Property Owner & Address (if known): Susie Ellis Route 281 Live Oak, FL 32060 Appraised Value (if known): $2,400 Legal Description: subdivision Greenwood Manor lot number 7 Sidewalk Condition and Width: None Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width 30 Fir General Notes on Surroundings: Zoning Description: CNC (See pgA6) Initial hmpnmions Regarding Suggested Development: A-28 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r • r • NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-2-94 Name: Meyer Weitzman Address: 10141, Salk St. Photo #: None Land use: structure present - a. occupied* Lot Positioning: a. comer b. abandoned b. interior* c. condemned c. double frontage Lot Frontage SO FT Depth 100 FT Total Sq Ft 5,000 Residential Non-residential Stories Condition Parkintt single family* school 1* dilapWated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner tit Address (if known): Melvin* Wright 1014 La Salle St. Clearwater, FL 34615 Appraised Value (if known): $20,300 Legal Description: subdivision Palm Park Bik. D lot number South 100 FT of lot 10 Sidewalk Condition and Width: None Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width 30 FT General Notes on Surroundings: Zoning Description: CNG (See pg.46) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Hate. 9-2-94 Name: Meyer Weitzman Address: 1016 La Salk St. Photo #: 14 Land use: vaunt- a. occupied Lot Positioning: a. corner* b. abandoned b. interior c. condemned c. double frontage Lot Frontage 30 FT Depth 100 FT Total Sq R 3,000 Residential Non-residential Stories Condition Parkin single family school 1 dilapidated none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm-retall 4 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner & Address (if known): Cleo M. Trammell 9 Wayne St. Boston, MA 02121 Appraised Value (if known): $11,500 Legal Description: subdivision Palm Park Blk. D lot number South 100 FT of lot 9 less East 10 FT Sidewalk Condition and Width: Good 4'-0" Landscape (Trees. Plantings): 5 palms & medium size tree Public Utilities: Number of Lanes on Street: 2 Street Width 40 FT General Notes on Surroundings: Currently used as an unpaved parking lot Zoning Description: CNG (See pgA6) Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 29 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North-Commerclal) Date: 9.26-94 Name: Meyer Weitzman Name: Ana Garcia Address: N. Greenwood Ave. Photo #: 15 Land use: vacant a. occupied Lot Positioning: a. corner c. condemned b. abandoned b. Interior* Total Sq Ft 22,500 c. condemned c. double frontage Lot Froutage 50 FT Depth 90 FT Total Sq Ft 4,500 Residential Non-residential Storks Condition Parking single family school 1 dilapidated none (street) duplex church 2 driveway townhouse comm-offiee 3 average lot <10 spam Apartment comm -few 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner & Address (if known): Teretha Pugb & Philip Joseph 28330 Ridgefalls CL Rancho Palos Verdes, CA 90274 Street Width 35 FT Appraised Value (if known): $2,100 General Notes on Surroundings: Elk's Springtime Lodge Legal Description: subdivision Palm Park Blk. D Initial Impressions Regarding Suggested Development: lot number North SO FT of lot 9 & 10 Sidewalk Condition and Width: Good 4'-0" Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Sunt Width 40 FT Geoedd Nota on Surroundings: Zoning Description: CNG (See pgA6) Iridal Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9-2-94 Name: Meyer Weitzman Address: 1015 Engman SL Photo #: 16 Land use: structure present - a. occupied$ Lot Positioning: a. corner b. abandoned b. Interior* c. condemned c. double frontage Lot Finatage 150 FT Depth 150 FT Total Sq Ft 22,500 Residential Non-residentlsl AWft Conti tbi gr�ki g„ Angie family school 1 dilapidated none (street) duplex church 2$ driveway townhouse comm -office$ 3 average* lot <10 spaces* apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner & Address (if known): Springthne Lodge P.O. Box 1924 Clearwater, FL 34617 Appraised Value (if known): $184700 Legal Description: subdivision Palm Park Bik. D lot number 51617 Sidewalk Condition and Width: None Landscape (rices, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width 35 FT General Notes on Surroundings: Elk's Springtime Lodge currently occupies lots 6 and 7. Zoning Description: CNG (See pgA4) Initial Impressions Regarding Suggested Development: A- 30 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-2-94 Name: Meyer Weltzman Address: 1017 Eng man St- Photo 0: 17 Name: Meyer Weitzman Land use: vacant- a. occupied Lot Positioning: a. corner* b. abandoned b. interior c. condemned c. double frontage Lot Frontage 40 FP Depth 150 FT Total Sq Ft 6,000 Residential Non-residential Stories Condition Parkins single family school 1 dilapidated none (street) duplex chinch 2 driveway townhouse comm -office 3 average lot <10 spaces apartment Comm -retail 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner tit Address (if known): WA Lewis, Inc. 2617 W. Grand Blvd. Detroit, MI 48208-1234 Appraised Value (if known): $10,200 Condition Legal Description: subdivision Palm Park BIL D single family lot number 8 dilapidated Sidewalk Condition and Width: Good, 4'-0" duplex Landscape (Trees, Plantings): Three palms Public Utilhles: townhouse Number of Lanes on Street: 2 average Street Width 35 FT apartment General Nota on Sunni ndings: Currently a vacant unpaved lot Zooing Description: CNG (See pgA6) high rise Initial Impressions Regarding Suggested Development: excellent Greenwood Survey Form (North -Commercial) Dow: 9.2.94 Name: Meyer Weitzman Address: 1016 Engman St. Photo #: 18 Land use: vacant- a. occupied Lot Positioning: a. comer(8) b. abandoned b. interlor(6 & 7) c. condemned c. double frontage Lot Frontage ISO FT Depth 95 FT Total Sq Ft 14,250 Residential Nat -residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -rem 4 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner tit Address (if known): City of Clearwater Appraised Value (if known): Legal Description: subdivision Jackson lot number 6,7,8 Sidewalk Condition and Width: Good, 4'-0" Public Utilides: Landscape (Tris, Plandngs): Five pains, four trees Number of Lanes on Strece 2 Sum Width: 35 FT General Nota on Surroundings: Zoning Description: CNG (See pgA6) Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 31 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date» 9.2-94 Name: Meyer D. Weltmmn Address: 1304 N. Greenwood Ave. Photo #: 19 Land use: structure present - a. occupied Lot Positioning: a. corner b. abandoned b. interior* c. condemned c. double frontage Lot Frontages Depth: Total Sq Ft: Residential Noe -residential Stories Condition single family school 1* dilapidated duplex church* 2 dilapidated townhouse Comm -office 3 avenge* apartment comm -retail 4 townhouse Comm -office* high rise industrial S excellent Property Owner A Address (if known): Pentecostal Assembly Appraised Value (if known): Legal Description: subdivision: Jackson's to numbs. Northern portion of lots 6,7,8 Greenwood Survey Form (North -Commercial) Da; 9-2-94 Name: Meyer D. Weitzman Address: 1310 N. Greenwood Ave. Photo # 20, 21, 22 & 23 Land use: structure present - a. occupied* Lot Positioning: a. corner* b. abandoned b. interior c. condemned c. double frontage Sidewalk Condition and Width: Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Currently occupied by the "Christ Temple Church"; paved parking east side of building Zoning Description CNG (see pA6) Initial Impression Regarding Suggested Development: Legal Description: subdivision Jackson's C.E. Sub. Blk 3 lot number: 9 A 10 Sidewalk Condition and Width: good, S FT Landscape (Trees. Plantings): trees around perimeter Public Utilities: Number of Lanes on Street 2 streen (street) t) driveway lot <10 spaces lot 10.20 spaces # spaces over 20 Street Width: 35 FT General Notes on Surroundings: Clearwater Police Sub Station currently occupies this lot; surrounded by large paved W Zoning Description: CNG (see PAA Initial Impressions Regarding Suggested Development A- 32 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r Lai Frontages 9S FT Depth: 140 FT Total Sq Pt: 13,300 Wig- Residential Non-residential Stories Condition none (ml) single family school 1 dilapidated driveway duplex church 2 to <10 spaces townhouse Comm -office* 3 average lot 10-20 spaces >t Comm -retail 4 # spaces over 20 high rise industrial S excellent Property Owner A Address (if known): City of Clearwater P.O. Box 4746 Clearwater, FL 34618 Appraised Value (if known): $.%600 Sidewalk Condition and Width: Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Currently occupied by the "Christ Temple Church"; paved parking east side of building Zoning Description CNG (see pA6) Initial Impression Regarding Suggested Development: Legal Description: subdivision Jackson's C.E. Sub. Blk 3 lot number: 9 A 10 Sidewalk Condition and Width: good, S FT Landscape (Trees. Plantings): trees around perimeter Public Utilities: Number of Lanes on Street 2 streen (street) t) driveway lot <10 spaces lot 10.20 spaces # spaces over 20 Street Width: 35 FT General Notes on Surroundings: Clearwater Police Sub Station currently occupies this lot; surrounded by large paved W Zoning Description: CNG (see PAA Initial Impressions Regarding Suggested Development A- 32 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Surrey Form (North -Commercial) Dam: 1094 Name: Ana Garcia Address: Address: 1003 Carlton SC 24 Photo 0: no photo structure present • Land use: structure present • Lot Positioning: a. corner* a. occupied* Lot Positioning: a. corner b. sbandoned b.sbandoned b. interior c. condemned c. condemned c. double frontage Lot Frontage: 50 FT Depth: 140 FT Total Sq Ft: 7,000 Residential Residential Non-residential Stories Condition Parking single family* school le dilapidated* none (street) duplex church 2 driveway driveway townhouse commowwo 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces lot 1020 spaces high rise industrial 3 excellent i spaces over 20 Property (hvw & Address (if known): Harry Wilson do Lee Williams 1003 Carlton St. Clearwater, FL 34615 Appraised Value (if known): $19,100 Legal Description: subdivision: Jackson's C.E. Sub. Blk 3 lot number. 11 Sidewalk Condition and Width: none Landscape (Trees. Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9-2-94 Name: Meyer D. Weitzman Address: 1402 N. Greenwood Ave. Photo 8: 24 Land use: structure present • a. occupleds Lot Positioning: a. corner* b. sbandoned b. interior c. condemned c. double frontage Lot Frontage: 31 FT Depth: 93 FT Total Sq Ft: 2,883 Residential Non-residential Stories Condition Parkine single family school 1* dilapidated* none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces* apartment tall* 4 lot 10-20 spaces high rise industrial S excellent to spaces over 20 Property Owner A Address (if known): Eva Barber and John Hunter 1402 N. Greenwood Ave. Clearwater, FL 34615 Appraised Value (if known): $21,600 Legal Description: subdivision: Lincoln Place Bik 1 lot number. Lot S Sidewalk Condition and Width: good Landscape (Trues. Plantings): shrubs on front of parking lot area Public Utilities: Number of Lanes on Street 2 Street Width: 40 FT General Notes on Surroundings: currently occupied by "John's Barber Shop" Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-33 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North-Commerelal) Date. 9-2-4 subdivision: Lincoln Place, Blk 1 Name: Meyer D. Weitzman Address: 1404 N. Greenwood Ave. Photo 9: 2S Land use: stradure present . Number of Lanes on Street: a. occupied Lot Positioning: a. corner Cmwal Notes on Surroundings: L abandoned* b. Interior* c. Condemned c. double frontage Lot Froutage: 45 FT Depth: 93 FT Total Sq Pt: Residential Non-residential Stories Condition Parking single family school 1* dilapidated* none (street)* duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm.retan* 4 lot 10-20 spaces high rise industrial S excellent 9 spaces over 20 Property Owner a Address (if known): Hardy Griffin 25M Union St South St. Petersburg. FL 33712 Appraised Value (if known): VO 900 Legal Description: subdivision: Lincoln Place, Blk 1 lot number: 7 Sidewalk Condition and Width good Landscape (frees, Plantings): medium stied shrub (palm) in front of building Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT Cmwal Notes on Surroundings: Zoning Description CNG (see p.46) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Date: 9.2-4 Name: Meyer D. Weitzman Address: 1406 N. Greenwood Ave. photo is 26 & 27 Land u= structure present - a. occupied* Lot Positioning: a. corner b. abandoned b. interior* C. condemned c. double frontage Lot Frontage: 72 FT Depth: 93 FT. Total Sq Pt: 6,6% Residential Non-residential Stories Condition Perking - single family school 1* dilapidated none (stun** dupin church* 2 driveway townhouse comm -office 3 average* lot <10 spaces* apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent 0 spaces over 20 Property Owner A Addmaa (if known): Church of Our Lord Jesus 2903 N. Albany Ave. Tampa, FL 33607 Appraised Value (if known): $9,000 Legal Description: subdivision: Lincoln Place Blk 1 lot number. S do 6 Sidewalk Condition and Width: good, 4 Fl Landscape (Trees, Plantings): palm on lot 6 and lane trees on perimeter Public Utilities: Number of Lanes on Street: 2 Street Width 40 FT General Notes on Surroundings: Lot 6 currently unpaved lot serving church for parking. Lot 5 church building on this lot Zoning Description: CNG (see p.46) Initial impressions Regarding Suggested Development A - 34 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH r NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9.2-4 Name: Meyer D. Weitzman Address: 1410 & 1412 N. Greenwood Ave. Photo ti: 28 & 29 Land use: structure present • a. occupied* Lot Positioning: a. comer b. abandoned b. Interior* c. c wlemned c. double frontage Lot Frontage: 72 FT Depth: 93 FT Total Sq FL 6,696 Lot Frontage: 74 FT Depth: 93 FT Total Sq Flt: Residential Non-residential Stories Condition Parking single family' school 1• dilapidated* none (street) duplex church 2 driveway* townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent 4 spaces over 20 Property Owner & Address (if known): Elan Swinton Property Owner & Address (if known): John Hunter 1412 N. Greenwood Ave. Clearwater, FL 34615 2872 Lemonwood St. Clearwater, FL 34619 Appraised Value (if known): $14,700 Appraised Value (if known): $4,300 Legal Description: subdivision: Lincoln Place Blk 1 Legal Description: subdivision Lincoln Place lot number. 3 & 4 lot number.. I & 2 Sidewalk Condition and Width: good, 4 FT Sidewalk Condition and Width: good, 4 FT Landscape (Trees, Plantings): lot 4, large oaks; lot 3, medium oak Landscape (Trees, Plantings): 3 palms, 2 medium trees Public Utilities: Public Utilities: Number of Lanes on Street: 2 Number of Lanes on Street 2 Street Width: 40 FT Street Width: 40 FT General Notes on Surroundings: lot 4 is vacant by owned by same owner as lot 4 General Notes on Surroundings: Zoning Description: CNG (see p.46) Zoning Description: CNG (see pAQ Initial Impressions Regarding Suggested Development: Initial Impressions Regarding Suggested Development: Greenwood Surrey Form (North -Commercial) Date: 94-91 Name: Meyer D. Weitzman Address: 1414 & 1416 N. Greenwood Ave. Photo is 30 Land use: vacant a. occupied Lot Positioning: a. comer* lot 1 b. abandoned b. interior c. condemned c. double frontage Lot Frontage: 74 FT Depth: 93 FT Total Sq Flt: 6,882 Residential Non-residential Stories Condition Parking - single family school 1 dilapidated none (street) duplex church 2 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent ti spaces over 20 Property Owner & Address (if known): John Hunter 2872 Lemonwood St. Clearwater, FL 34619 Appraised Value (if known): $4,300 Legal Description: subdivision Lincoln Place lot number.. I & 2 Sidewalk Condition and Width: good, 4 FT Landscape (Trees, Plantings): 3 palms, 2 medium trees Public Utilities: Number of Lanes on Street 2 Street Width: 40 FT General Notes on Surroundings: Zoning Description: CNG (see pAQ Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 35 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date., 9-7-94 Name: Meyer D. Weitzman Address: 1409, 1411, & 1413 N. Greenwood Ave. Photo /: 48 Land use: structure present - A. occupied Lot Positioning: A. caner b. abandoned b. interior c. comdemmed c. double frontage Lot Fmmlage: 91 FT Depth: 8S FT Total Sq Ft: 7,735 Residential Non-residential Stories Condition Parking„ single family school 10 dilapidated none (street) duple:• church 2 driveway townhouse comm -office 3 average* lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent i spaces over 20 Property Owner & Address (if mown). Ellen M. Saylor 16M N. Madison Clearwater, FL 34615 townhouse comm-otli e 3 Appraised Value (if mown): $56,600 lot <10 spaces Legal Description: subdivlsim Greenwood Park lot number. 15 & 16 Blk B high rise industrial 5 Sidewalk Condition and Width: good, 4 FT # spaces over 20 I.andacape (Trees, Plantings): 2 medium trees Public Utilities: Number of Lanes on Street: 2 Appraised Value (if mown): $34,200 Street Width: 40 FT General Notes on Surroundings: next to Samuel Robinson Challenge School Zoning Description; CNG (see PAO Initial Impressions Regarding Suggested Development: 17 & 18 Greenwood Surrey Form (North-Coratnerclan Date: 9-7-4 Name: Ana Garcia Address: 1104 Carlton St. Photo is 49, 50 & 51 Land use: structure present - a. occupied* Lot Positioning: a. corner* b. abandoned b. interior c. condemned c. double frontage Lot Frontage: 91 FT Depth: 85 FT Total Sq 6k 7,735 Residential Non-residential Storks Condition parking single family school 1• dilapidated none (street) duplexs church 2 driveway townhouse comm-otli e 3 average* lot <10 spaces apartment comm-tetarl 4 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner & Address (if mown): Eva Barber or Jimmy F. Ifunker 1124 Carlton St. Clearwater, FL 34615 Appraised Value (if mown): $34,200 Legal Description: subdivision Greenwood Park Bib B lot number: 17 & 18 Sidewalk Condition and Width good, 4 FT Landscape (Tress, Plantings): 4.5 palms, 2.3 small trees Public Utilities: Number of Danes on Strew 2 Street Width: 40 FT General Nota on Surroundings: Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: A- 36 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-7-94 Name: Ana Garcia Name: Meyer D. Weltzman Address: 1325 N. Greenwood Ave. Photo #: 52 Land use: structure present - a. occupied* Lot Positioning: a. comer* Lot Positioning: a. caner b. abandoned b. interior b. abandoned c. condemned c. double frontage Lot Frontage: 45 FT Depth: 85 FT Total Sq Flt: 3,825 Residential Non-residential Stories Condition Parkinst single family school 1 dilapidated none (stmt)* duplex church 2* Parking driveway townhouse comm -office 3 average• lot <10 spaces apartment -2nd floor Comm-retall 4 2 lot 10-20 spaces high rise industrial 5 excellent # spaces over 20 Property Owner & Address (if known): Annie B. Wilbright lex <10 spaces 1105 Carlton St. Clearwater, FL 34615-3208 4 Appraised Value (if known): $41,700 high rise industrial S Legal Description: subdivision: Greenwood Park Bik C Property Owner & Address (if known): lot number. 15 1105 Carlton St Clearwater, FL 34615.3208 Sidewalk Condition and Width good, 4 FT Appraised Value (if known): 58,100 Landscape (Trees, plantings): 2 palma Public Utilities: Greenwood Park Blk C Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: A & A Soul Food Restaurant and apartments upstairs Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Doe: 9.7.94 Name: Meyer D. Weltzman Address: 1325 N. Greenwood Ave. Photo #: 53 Land use: vacant a. occupied Lot Positioning: a. caner b. abandoned b. Interior* c. condemned c. double frontage Lot Frontage: 45 FT Depth: 85 IT Total Sq Ft: 3,825 Residential Non-residential Stories Condition Parking single family acbool 1 dilapidated none (street) duplex church 2 driveway townhouse comm -office 3 average lex <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent # spaces over 20 Property Owner & Address (if known): Annie Wllbtight 1105 Carlton St Clearwater, FL 34615.3208 Appraised Value (if known): 58,100 T egal Description: subdivision: Greenwood Park Blk C lot number. 16 Sidewalk Condition and Width: good, 4 FT Landscape (Trees, Plantings): 2 palms Public Utilities: Number of Lanes on Street: 2 Street Width: 35 FT General Notes on Surroundings: Zoning Description: CNG (see PAA initial impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 37 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Surrey Form (North -Commercial) Greenwood Survey Form (North-Commerchul) Date: 91-7-94 Name: Meyer Weitzman Date: 9.7-94 Name: Meyer Weitzman Address: 1321 A 1323 N. Greenwood Ave. Photo ts: S4 Address: 1317 & 1319 N. Greenwood Ave. Photo /: SS Land use: vaunt s- occupied Lot Positioning: a. comet Land use: structure present - a. occupied* Lot Positioning: L corner b.abandoned b. Interior* b. abandoned b. Interior c. condemned c. double frontage c. condemned c. double frontage Lot Frontage: 45 FT Depth: 85 FT Total Sq Ft: 3,825 Lot Frontage: 46 FT Depth: 8S FT Total Sq FL 3,910 Residential Non-residential Stories Condition Parking Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (stmt) single family school I dilapidated tone (street) duplex church 2 driveways duplex church 20 driveway townhouse comm -office 3 average lot <l0 spaces townhouse comm -office 3 average• lot <10 spaces apartment comm -retail 4 lot 10-20 spaces apartment- 2nd float comm-retalN 4 lot 10.20 spaces high rise industrial S excellent art spaces over 20 high rise industrial S excellent / spaces over 20 Property Owner & Address (if known): Charles Rutledge Property Owner k Address (if known): Johnnie Blunt 3456 Fairfield Trall Clearwater, FL 34621-1111 604 N. Jefferson Ave. Clearwater, FL 34615-4313 Appraised Value (if known): $8,110 Appraised value (if known): $78,800 Legal Description: subdivision Greenwood Parks Bik C Legal Description: subdivision Greenwood Park Blk C lot number. 17 lot number•. 18 Sidewalk Condition and Width: good, 4 FT Sidewalk Condition and Width: good, 4 FT Landscape (Trees, Plantings): 2 palms Landscape (Trees, Plantings): Done Public Utilities: Public Utilities: Number of Lanes on Suter 2 Number of Lanes on Street: 2 Street Width: 35 FT Stmt Width: 35 FT General Notes on Surroundings: unpaved lot used for parking General Notes on Surroundings: Blueship Bar on 1st level and apartments on 2nd level Zoning Description: CNG (see pAQ Zoning Description: CNG (see p-46) Initial Impressions Regarding Suggested Development: Initial hapressions Regarding Suggested Development A- 38 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-7-94 Name: Meyer Weitzman Address: 1313 & 1315 N. Greenwood Ave. Photo 0: S8 & 59 Land use: vacant a. occupied Lot Positioning: a. corner* b. interior* b. abandoned b. interior Lot Frontage: 45 FT Depth: 8S FT Total Sq Ft: c. condemned c. double frontage Lot Frontage: 45 FT Depth: 6S FT Total Sq Ft: 2,925 none (street) Residential Non-residential Stories Condition Parking single family school 1 dilapidated none (street) duplex church 2 tt spaces over 20 driveway townhouse comm -office 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial S excellent 1 spaces over 20 Property Owner & Address (if known): Barnell Evans 1578 Sandy Lane Clearwater, FL 34615-2152 Number of Laces on Street: 2 Appraised Value (if known): $20,SOo Street Width: 40 FT Legal Deacription: subdivision: Greenwood Park No. 2 Blk D Zoning Desaiption: CNG (sec pAQ lot number. 32 Sidewalk Condition and Width good, 4 FT Landscape (Trees, Plantings): 2 palms Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Zoning Description: CNG (see pAQ Initial Impressions Regarding Suggested Development Greenwood Survey Form (North -Commercial) Dale. 9-7-94 Name: Meyer Weitzman Address: 1309 & 1311 N. Greenwood Ave. Photo C 60 Land use: vacant a. Occupied Lot Positioning: s. Caner b. abandoned b. interior* c. condemned c. double frontage Lot Frontage: 45 FT Depth: 8S FT Total Sq Ft: 3,825 Residential Non-residential Stories Condition Parkins _ single family school 1 dilapidated none (street) duplex church 2 driveway townhouse cammottice 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise industrial 5 excellent tt spaces over 20 Property Owner & Address (if known): CABs Harmon 283.10 Ridge Falls CL Rambo Palos Verdes, CA 90274-32 Appraised Value (if known): $26,600 Legal Description: subdivision: Gteeowood Park No. 2 Blk D lot number. 33 Sidewalk Condition and Width: good, 4 FT Landscape (Trees, Plantings): eons Public Utilities: Number of Laces on Street: 2 Street Width: 40 FT General Notes on Surroundings: Zoning Desaiption: CNG (sec pAQ Initial Impressions Regarding Suggested Development FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-39 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-7-94 Name: Meyer Weltanan Address 1301,1303,1305 & 1307 N. Greenwood Ave.& 1106 Engman St. Photo t; 61, 62, 63, & 64 Land use: structure present - a. occupied* Lot Positioning: a. corner* lot 1301 b. abandoned b. interior c• condemned c. double frontage Lot Frontage: 91 FT Depth: 85 FT Total Sq Pt 7,735 c. double frontage Residential Non-residential Std Condition parking anglefamily school 1* dilapidated none (street) duplex church 2 driveway* townhouse commoirce 3 average* lot <10 spaces* apartment Comm-tsta0* 4 lot 10-20 spaces high rise industrial 3 excellent t spaces over 20 Property Owner & Address (if known): Yvette Pendleton excellent t spaces over 20 1471 Plnebrook Dr. Clearwater, FL 34615-3439 Appraised Value (if known): Legal Description: subdivision: Greenwood Paris No. 2 Blk D lot number. 34,35 & 36 lot number. Lob 32 Sidewalk Condition and Width: good, 4 FT Sidewalk Condition and Width. good, 4 FT Landscape (!'rues, Plantings): palm tree lot 34, 8 pals* lot 35 Landscape (Trees, Plantings): none Public Utilities: Public Utilities: Number of Lanes on Street: 2 Number of Lanes on Street: 2 Street Width: 40 Fr Street Width: 40 FT General Notes on Surroundings: General Notes on Surroundings: Lot 33 currently has a vacant building for sale or lease. Lot 32 used for parking for Zoning Description: CNG (see PAA Initial Impressions Regarding Suggested Development Greenwood Survey Form (North-Conimerclal) Date: 9-7-94 Name: Meyer D. Weltmun Address: 1211 & 1215 N. Greenwood Ave. Photo t: 65 & 66 Land use: structure present - s. occupied Lot Positioning, a. corner* b. abandoned* b. interim c. condemned c. double frontage Lot Frontage: 90 Fr Depth: 85 FT Total Sq Ft: 700 Residential Non-residential Stories Condition Parking single family school 1* dilapidated* now (street) -lot 33 duplex church 2 driveway townhouse Comm -office 3 average lot <10 spaces -lot 32 apartment Comm-retaU• 4 lot 10-20 spaces high rise industrial S excellent t spaces over 20 Property Owner & Address (if known): Ozzie Paul 1841 12th St. SW Largo, FL 34648 Appraised Value (if known). $74,300 Legal Description: subdivision: Greenwood Park No. 2 Blk E lot number. Lob 32 & 33 Sidewalk Condition and Width. good, 4 FT Landscape (Trees, Plantings): none Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Lot 33 currently has a vacant building for sale or lease. Lot 32 used for parking for approx. 10 vehicles Zoning Description: CNG (see pAQ Initial Impressions Regarding Suggested Development: A-40 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH I lot number. 34 do 35 Sidewalk Condition and Width None Sidewalk Condition and Width good, 4 FT Landscape (Trees, Plantings): 4 Trees Landscape (Trees, Plantings): lot 34 none, lot 35 4 palms Public Utilities: Public Utilities: Number of Lanes of Street 2 Number of Lanes on Street: 2 Street Width 50 FT Street Width: 40 FT General Notes on Surroundings: General Notes on Surroundings: True Value Supermarket currently occupies building on this site. Paved parking on Zoning Description: CNG (See P.46) lot no. 35 (5 spaces) Initial Impressions Regarding Suggested Development Zoring Description: CNG (see pAQ Initial Impressions Regarding Suggested Development Different business owner. Waal Salbab, True Value Supermarket and Ozzie Paul of Ozzie's Palace of Beauty Salon FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 41 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form Greenwood Surrey Form (Nortb-Commerclal) (North-Commercial) Date: 9-7-94 Name: Ana Garcia Hate: 9.2.94 Name: Ana Garcia Address: 1107 and 1103 N. Greenwood Ave. Photo C 67, 68,14 69 Address: 1012 Palmetto St. Photo 8: No Photo Land use: structure present - a. occupied* Lot Positioning: a. corner* Land use: structure present a. occupied * Lot Positioning: a. caner b. abandoned b. interior b. abandoned b. interior c. condemned c. double frontage c. condemned c. double frontage 7 Lot Frontage: 91 FT Depth: 8S FT Total Sq 11t: 7,735 Lot Frontage 50 FT Depth 115 FT Total Sq R 5750 Residential Nen-residential Stories Condition Parking Residenti Non-residential Stories Condition Parkinit single family school I* dilapidated none (street) single family * school Is dilapidated none (street) duplex church 2 driveway duplex church 2 driveway townhouse comm-office 3 average* lot <t0 spaces* townhouse oommotiwe 3 average • lot <10 spaces apartment comm-retall* 4 lot 10.10 spaces apartment comm-retail 4 lot 10.20 spaces high rise industrial 5 excellent 8 spaces over 20 high rise industrial S excellent 8 spaces over 20 Property Owner Ile Address (if known): Tarek Said Property Owner It Address (if known): Irene Beasley, GO Catherine Moses 1205 N. Greenwood Ave. Clearwater, FL 34615-3225 2611 Lakeview Ave. S. St. Petersburg, FL 33712-3001 Appraised Value (if known): $52,100 Appraised Value (if known): $19,000 Legal Description: subdivision: Greenwood Park No. 2 Blk E Legal Description: subdivision: Mason's I A lot number. 10 lot number. 34 do 35 Sidewalk Condition and Width None Sidewalk Condition and Width good, 4 FT Landscape (Trees, Plantings): 4 Trees Landscape (Trees, Plantings): lot 34 none, lot 35 4 palms Public Utilities: Public Utilities: Number of Lanes of Street 2 Number of Lanes on Street: 2 Street Width 50 FT Street Width: 40 FT General Notes on Surroundings: General Notes on Surroundings: True Value Supermarket currently occupies building on this site. Paved parking on Zoning Description: CNG (See P.46) lot no. 35 (5 spaces) Initial Impressions Regarding Suggested Development Zoring Description: CNG (see pAQ Initial Impressions Regarding Suggested Development Different business owner. Waal Salbab, True Value Supermarket and Ozzie Paul of Ozzie's Palace of Beauty Salon FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 41 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 8.26-94 Address: 1006 Palmetto Land use: structure present i occupied • b. abandoned c. condemned Name: Meyer D. Weitzman Photo N: No Photo Lot Positioning: L corner b. Interior c. double frontage Lot Frontage 50 FT Depth 60 FT Name: Ana Garcia Total Sq ft 3000 Residential Non-residential Stories Condition Parking_ single family + school 10 dilapidated • none (street) duplex church 2 b. interior driveway + townhouse eommoffice 3 average lot <10 spaces apartment comm -retail 4 lot 10-20 spaces high rise Industrial S excellent t spaces over 20 Property Owner 5: Address (if known). Naomi Williams, 1006 Palmetto St, Clearwater, FL 34615 Appraised Value (if knowu): 518400 Legal Description subdivision Mason's I A lot number S. 60 FT or lot 11 Sidewalk Condition and Width: None Landscape (Trees, Plantings): Public Utilities: Number of Lanes on Street: 2 Street Width 50 FT General Notes on Surroundings: Zoning Description: CNG (See PAA Initial Impressions Regarding Suggested Development: Greenwood Survey Form (North -Commercial) Dater 9-7-% Name: Ana Garcia Address: 1113 & 1115 N. Greenwood Ave. Photo M: 70 Land use: structure present - L occupied Lot Positioning: a. comers L abandoned* b. interior L condemned c. double frontage Lot Frontage: 45 FT Depth: 65 FT Total Sq FC 3,625 Residential Non-residential Stories Condition Parkinit single family school 1+ dilapidated* none (street) duplex church 2 driveway townhouse oommofliee 3 average lot <10 spaces apartment comm -retail+ 4 lot 10-20 spaces high rise industrial S excellent t spaces over 20 Property Owner R Address (if known): Charles Rutledge Jr, and Talmadge Rutledge 3456 Fabfkhl Trail Clearwater, FL 34621 Appraised Value (if known): $33,600 Legal Description: subdivision Greenwood Park No. 2 Blk F lot number. 32 Sidewalk Condition and Width: good, 10 FT Landscape (Trees, Plantings): 2 Palms Public Udlides Number of Lanes on Sweet: 2 Street Width: 40 FT General Notes on Surroundings: Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: A-42 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North -Commercial) Date: 9-7.94 Name: Meyer Weitzman Address: 1109 is 1111 N. Greenwood Ave. Photo /: 71 Land use: structure present - a. occupied* Lot Positioning: a. earner b. abandomxl b. interior* c. condemned c. double frontage Lot Frontages 45 FT Depth: 83 FT Total Sq Ft: 3,735 Residential Non-residential Lt2da Conditionarking_ Parking single family school 1* dilapidated l) duplex church 2 dDone y townhouse comm -office 3 average* lot <10 spaces* apartment comm-retape 4 lot 10-20 spaces high rise industrial S excellent i spaces over 20 Property Owner & Address (if known): Tahnadge Rutledge 1105 LaSalle St. Clearwater, FL 34615-3234 Appraised Value (if known): $48,600 Legal Description subdivision Greenwood Park No. 2 Bik F lot number Lot 33 less sL r/w on W Sidewalk Condition and Width good, 4 FT Landscape (Trees, Plantings): shrubs on perimeter Public Utilities: Number of Lanes on Street: 2 Street Width: 65 FT General Notes on Sur ounding$: Zoning Description: CNG (see page 46) Initial Impressions Regarding Suggested Development: Greenwood Survey Form (Nortb-Commercial) Date: 94.94 Name: Meyer Weitzman Address: 1101 do 1103 N. Greenwood Ave. Photo /: 72 Laud use: structure present - a. occupied Lot Positioning: a. corner* b. abandoned b. interior c. condemned c. double froutage Lot Frontage: 46 FT Depth: 85 FT Total Sq Ft: 3,910 Residential Non-residential Stories Condition Parking single family school 1* dilapidated none (street) duplex church 2 driveway townhouse eomm-0Hioe 3 average* lot <10 spaces* apartment eon maebail* 4 lot 10-20 spaces high rise industrial S excellent / spaces over 20 Property Owner & Address (if known): Susie Smith 1101 N. Greenwood Ave. Clearwater, FL 34615 Appraised Value (if known): 5151100 Legal Description subdivision: Greenwood Park No. 2 Blk F lot number. 35 Sidewalk Condition and Width good, 4 FT Landscape (Traces, Plantings): 5-6 palms Public Utilities: Number of Lanes on Street: 2 Street Width: 40 FT General Notes on Surroundings: Smith's Service Station (Convenience store) Zoning Description CNG (see pAQ Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A - 43 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX w Greenwood Survey Form (North-Commerclal) Greenwood Survey Form (Norib-Commerclal) Doe: 9-7-94 Name: Meyer Welt -n -n Date: 9-7-94 Name: Meyer Weitzman Address: 1105 A< 1107 N. Greenwood Ave. Photo 0. 72 Address: 1045 N. Greenwood Ave. photo N: 73 & 74 t Land use: vaeaote a. oxupied Lot Positioning: a. caner Land use: sawture present - a. occuplede Lot Positioning: a. corner* b. abandoned b. Interior* b. absodoned b. interior C. condemned c. double frontage c, condemned c. double frontage Lot Frontage: 45 FT Depth: 85 FT Total Sq FC 3,825 La Frontage: 102 FT Depth: 115 FT Total Sq Ft: 14,790 Residential Nom -residential Stories Condition Parking_ Non-residential 1* Condition Parkin single family school 1 dilapidated none (street) single y dilapidatedsnore (drat) duplex church 2 driveway duplex church 2 driveway townhouse Comm-ot ice 3 average lot <10 spam aparmsant comm -retail 4 lot 10-20 spaces townhouse Comm.otroe 3 average* lot <10 spaces* high rise industrial S excellent i spaces over 20 apartment comm-mta0* 4 lot 10.20 spaces high rise industrial S excellent / spaces over 20 Property Owner A Address (if known): Susie Smith Property Owner A Address (if known): AAJR Enterprises ` 1101 N. Greenwood Ave. Clearwater, FL 34615-3223 1041 N. Greenwood Ave. Clearwater, FL 34615.3338 Appraised Value (if known): =700 t Appraised Value (J known): 1104'900 Legal Description: subdivision: Greenwood Park No. 2 Blk F lot number: 34 Legal Deacriptioo: subdivision: From SW corner of SE L4 of NW 1/4 run N S63 FT (S) TH E 30 FT (S) to POB TH N 102 FT TH E 145 FT TH S 102 FT Sidewalk Condition and Width: good lot numbs 24001 Landscape (Trees, Plantings): I tree Sidewalk Condition and Width: good Public Utilities: Landscape (rices, Plantings): 406 palms Number of Lanes on Street: Public Utilities: Street Width: 65 FT Number of Lanes on Strad: 2 t General Nota on Surroundings: Paved kit Is next to Smith's Service Station (convenience store) Street Width: 40 FI , Zoning CNG see page General Notes on Sumandings: The Palm Tree Restaurant; parking on front of business Initial Impressions Regarding Suggested Development: 2.om112 Description. CNG (zee p.46) Initial Impressions Regarding Suggested Development: t A-44 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH ' NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Greenwood Survey Form (North-Conunerclal) Date: 94-94 Address: 1001 N. Greenwood Ave. Land use: strac m present - Lot Frontage: Depth: Residential Non-residential Stories single family school I duplex church 2s townhouse temm-ofTtce 3 apartments comm -retail 4 high rise industrial S Property Owner & Address (if known): Appraised Value (if known): Name: Meyer D. Weitzman Photo 4: 7S-93 a. occupieds Lot Positioning: a. corners b. abandoned b. interior c. condemn c. double frontage Total Sq Fe Number of Larvae on Street: Condition parkin- n dilapidated none (street) The Greenwood Apartments driveway averages lot <10 spaces lot 10-20 spaces excellent it spaces over 20 Legal Description subdivisiow. Greenwood Apts. lot number. 24A2 Sidewalk Condition and Width: good, 5 FT Landscape (Trees. Plantings): 10+ palms, S+ trees Public Utilities: Number of Larvae on Street: 2 Street Width: 40 FT General Notes on Surroundings: The Greenwood Apartments Zoning Description: CNG (see pA6) Initial Impressions Regarding Suggested Development: FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A- 45 s NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX City of Clearwater Zoning Category Toning Maximum Permitted Uses bhn mum Min mum Minimum Minimum Setbacks(RA Maximum Building Minimum Spm Maximum Fkor Remade Street Side Rear Lot FY District UniWWet Lot Area Lot Width Lot Depth Coverage Area Ratio Acte . F t AR CNG 16 Retail Saks, 5,000 — — • — 10 60 15 — 0.60 Maximum ht. mac' 25/optiond Restautants, MF* paddng reduction available •MF - Multiple Family Sources aty o(Cteerwater Land Development coxa Aahat 19% A-46 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX I CENSUS �1 11 MAPS I I L---� opulation of i --------► No Greenwood Bloc (Source: 1990 Census) -_---J' 3 I 1 I ! / / / 25 55 ! ! 47 43 l j ! 15 5 27 27 23 —4- ! 6 55 29 / ! L_ 9 9 i25 26 I 1 53 42 q -----�-- !I 12 7 I 121 78 € 24 ! 0 52 C �i, 19 62 23 Z 29 0 2 i42s 0 282 L— LjIPrepared ba Florida Center for CoununiyDesign +Reserh 22 3 \�I / L-- L- --L —L --- �\ -------I I I I r 9 1 33 37 Population Distribution - Block map (Source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A - 47 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Total Housing Units in North Greenwood Neighborhood (Source: 1990 U.S. Census) A-48 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH L---4 Tot Housing Units, }------- -' In Worth eenwood Block i-----_---� •�,', ---� ;I source: 1990 Census) I I - 1 1 I I 33 L----L----� 6 12 12 J2214, 13 15 \ ��--- -L- I a � I / ? 1 / 7 11 116 1 12 ` :Ji - 20f I 1 _L - i -��-� 2 16 28 : , Russell St W I I I xL---�----- ---� -- -I 14 46 6 14 45 / L----- j------ ,.. -- L- 36 :' 44/-----J- 8 2 J 1 i 1 I 21 Y 88 1 6 t 0 3 2 ` ; L 1 ----- -----J l- --� 3' 36 ------ I4 I I Palmetto St _.L ------L------ -�-�-� 5 28 3 6 0 0 29 0 21 29 est / i i I i 1 -�-1---r�-� -� 6 25 13 1 29 6 1 I I I I I Z 0 1Ir 10 0 T- iIII ---------TI1L, FL' PremueFlorida.Center ---L 30 17 -4 124 oR Jacold -0-- fotComDesign + Research 13 23 - 1 1/4 1/2Mle- DrewSl 10➢1 T-� I 1 4— Total Housing Units in North Greenwood Neighborhood (Source: 1990 U.S. Census) A-48 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX 13 11 �� I I /moi I II —L I i I I 1 �� r -- I \ 6 L---�-- r ---r- 27 i5----1-Jac l�son Roi}d_ ---L-- -- i ® L ---�— 16 i 1 I8 prew Stl 10 1 I 11/4 I I 1/2 Mile IL I Block Population Density Per Acre in North Greenwood Neighborhood (Source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-49 ! I I l 3 t9 1 1 / / Z 1S I l I I 4 3 8 I ! I I 4 19 0 10 8 15 1 i III by ra- I i i I Florida Center_-- 11 12 Prepared fvrCommu ' Design + Research �J �\ I I I r------� -- L—Lr-- -- — 119 , 7 �� I I /moi I II —L I i I I 1 �� r -- I \ 6 L---�-- r ---r- 27 i5----1-Jac l�son Roi}d_ ---L-- -- i ® L ---�— 16 i 1 I8 prew Stl 10 1 I 11/4 I I 1/2 Mile IL I Block Population Density Per Acre in North Greenwood Neighborhood (Source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-49 F NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Ok i e St a a i a Block map - Housing Units Defined as Crowded (Source: 1990 U.S. Census) A-50 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX I I I 1 I I 1 I I I L_ \ 1 Perso Under 18 1-------I �� I 1 I ; 1 L i r'i ----1 in No Greenwood Bloc I --- J ...... (Source. 1.990 Census) ---I i Z9 1 �� j----L----i 7 \ 1 L----{ � F -----I I i 1 1 �---1-----1 1 14 21�--- —L �L-L =1-� ----i ►-- 8�--- / / 1 16 22 6 Russell St z L--------� ---� -- I 12. -�— +, 8 19 I / — L----- /-----� _ t 39 4 — — — -- -- 9 131 2j t 48 19 1 L----- ------ 16 ----- 6 ---f palmetto St ------ L----- I 2 36 — —L 0 0 19 ��—--�---l— L u .0 20 St 19 6 0 19 U 10 1 12 1 j I12 :Prepared by the Florida Center 23 20 Jacn Rod—� ---f ---�-- i ®---1 Communi Design t Research J i I I I for _ _� 6 1 —2&— 19 1 1I 1 1 I 1 I 1/2 Mile I I T ----1---L —l --L �� ,. 15 8 ;, Drew StI to 1 I 11/4 1 I -- L—�----------i— 1 I I I I I --j Persons Under 18 in North Greenwood Blocks (Source: 1990 U.S. Census) FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-51 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Persons Over 65 in North Greenwood Blocks (Source: 1990 U.S. Census) A-52 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH Persons over 65 in i North Gre Blocks I }-------4 �• i '--- I ------- nwood (Source. 1990 Ceases)10 1 _�---- --471 S ► I I i 3 0 3 5 ti 1 `L--1—�--- i2 3 5 `4 15 ��'�---1-----i �--- 1 0 is Rusxll St 2 x---J-----�---t--- I 1 1 _2 ------ ------ — 1 ! 3 1 2 L G ----- Palmetto St L------ -�—�_( 1 3 3 2 0 0 11 0 9 St 10 i r l i i �1-- 0 9 1 0 10 --—L--f-- x 4— 3 0 2 2 0 I I I I I I I ---r- 1 1 I I I I IPrepaied the Florida Center forCommuni Design+.Research 3 4 7 LJacnRodd_ I I I I ILL I 1 Y 3 USRre_ scl 10 I 11/4 1 ---r----i-- I 1/2mle �-- \�� Persons Over 65 in North Greenwood Blocks (Source: 1990 U.S. Census) A-52 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH INORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Block Group Data Used for Determining Age Groups Bar Chart and Households Below Pov- erty Level, Illustrated in Report. Note: Entire population within block groups used; this exceeds the population of North Greenwood Neighborhood. am q ff 1210312622 is ME I I Jadl on Rod -- 1 1 1210J02631J 1 1 I I Delineation of Block Groups for North Greenwood Neighborhood (Source: 1990 U.S. Census) I I I I I L I I _ ------------ ----------- ----------- --------------------- ---- I ----- 1 I— I — L---- s ItL 1 i -- 7a L---�-�-� L --- I I I I l — I I 1210312622 is ME I I Jadl on Rod -- 1 1 1210J02631J 1 1 I I Delineation of Block Groups for North Greenwood Neighborhood (Source: 1990 U.S. Census) I I I I I L I I _ ------------ ----------- ----------- --------------------- ---- I ----- FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-53 1 I— I — L---- s ItL 1 i -- L---�-�-� L --- I I I I l — I I I I l i i 1 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-53 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Summary of Police Reports for North Greenwood Area Clearwater Grids 269A and 269B This summary is a cursory look at crime grids 269A and 269B for the City of Clearwater for reported incidents between 10/ 01/1993 and 4/27/1994. Of the 530+ crimes listed a random sampling of 230 was plotted on a map of North Greenwood. The following trends were noted: The majority of crimes occured on Thursday through Sunday. Most of those crimes occurred late at night or early in the morning. CRIME GRID 269A The majority of the 185 sample incidents plotted for this grid occurred along North Greenwood in the CNG zoning district. 65%, or 120 out of the 185 total occurred between the inter- section of Carlton Street and North Greenwood south to the Intersection of Palmetto and North Greenwood. Crime incident reports tended to cluster at intersections, per- haps because reporting officers often report the nearest one. Therefore we have grouped those occurring along North Green- wood by cross street (percentage is out of all those sampled for entire grid): North Greenwood and Carlton Street :7 or 3.8% North Greenwood and Thngerine Street:24 or 13% North Greenwood and Engman Street: 23 or 12.4% North Greenwood and LaSalle Street:22 or 11.9% North Greenwood and Palm Bluff Street: 14 or 7.6%** North Greenwood and Metto Street: 10 or 5.4%** North Greenwood and Palmetto:20 or 10.8%** *A second cluster occurred near 1110 Tangerine half a block east of this intersection. It is probably related. The 1110 Tan- gerine Cluster included 13 or 7°% of the total. If combined with the Tangerine and North Greenwood they would total 37 or 20%n **These locations border the North Greenwood Apartments. It may be better if they were included together for a total of 44 or 23.8% of sampled incidents. Additional incident reports occurred scattered throughout the crime grid. 20, 10.8% occurred west of North Greenwood Av- enue and 32, 17.3% east. OTHER CLUSTERS In 269B clusters were much less distinct. However the center of gravity of reported incidents were in two major areas. One was the 1300 north block of Betty Lane outside the Neighbor- hood and the second was in the 400 to 600 block areas of Pennsylvania, Greenwood, and Myrtle. TIMES OF THE WEEK 100 Crimes were randomly selected from CrimeGrid 269A and 269B. Note: Since 100 Crimes were selected number is same as percentage. Distribution by day of the week: Monday: 10 Tuesday: 8 Wednesday: 12 Thursday: 19 Friday: 17 Saturday: 16 Sunday: 18 Ranked by incident occurrences: Thursday: 19 Sunday: 18 Friday: 17 Saturday: 16 Wednesday: 12 Monday: 10 Tuesday: 8 A-54 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH 1 NORTH GREENWOOD COMMERCIAL DISTRICT AND ECONOMIC DEVELOPMENT OPPORTUNITIES - APPENDIX Crime 'Iypes, ordered by number of occurrences, than alpha- betically Assault: 15 Alarm: 12 Drug Violation: 9 Larceny/ Theft: 9 Unknown: 8 Burglary: 6 Suspicious Person: 5 City Ordinance Violation: 4 Prop Case, lost & found: 4 Traffic Stop: 4 Domestic Disturbance: 3 Suspicious Vehicle: 3 Wanted on Warrant: 3 Child Abuse: 2 Assist other Agency: 2 Trespassing: 2 Accident: I Fight/Disorder: 1 Harassment: I Hit and Run: 1 Mentally Disturbed 1 Noise Nuisance: 1 Shooting: I Throw Deadly Missile: 1 Lost Tag: I Crimes against people: Combining the categories of Assault, Fight/Disorder, Harass- ment, Hit and Run, Shooting, and Throw Deadly Missile: 20 Crimes against property: Combining the categories of Larceny/Theft, Burglary, Prop- erty Case, and Lost and Found: 20 Suspicious goings on: Combining the categories of Alarm, Suspicious Person, and Suspicious Car: 20 FLORIDA CENTER FOR COMMUNITY DESIGN + RESEARCH A-55