SUBJECT/RECOMMENDATION:
Title
Provide direction on the proposed Development Agreement between Bayway Hotel Holdings, LLC. (the property owner) and the City of Clearwater, providing for the allocation of 15 units from the Hotel Density Reserve under Beach by Design and confirm a second public hearing in City Council Chambers before City Council on November 20, 2014 at 6:30 p.m., or as soon thereafter as may be heard. (HDA2014-08006; 706 Bayway Boulevard)
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Site Location and Existing Conditions:
The 0.35-acre site is located on the north side of Bayway Boulevard generally at the northern terminus of Parkway Drive. The subject property is comprised of two parcels with a frontage of approximately 200 feet along Bayway Boulevard and 120 feet of frontage along the water. The site is vacant. The subject property is zoned Tourist (T) District with an underlying Future Land Use Plan (FLUP) category of Resort Facilities High (RFH). The subject property is also located within the South Beach/Clearwater Pass District of Beach by Design.
The larger area is characterized by a variety of uses including overnight accommodation, retail, outdoor recreation and entertainment, restaurant and attached dwelling uses with heights ranging from one to 15 stories. The immediate area is characterized by one to nine story buildings consisting mostly of retail, overnight accommodations and attached dwellings. A two-story police substation is located to the west and two-story attached dwellings are located to the east.
Development Proposal:
The owners propose to utilize the otherwise permitted density of 50 units per acre or 17 units and incorporate an additional 15 units from the Hotel Density Reserve through Beach by Design resulting in a total of 32 units (92 units per acre).
The building will be 75 feet (from Base Flood Elevation) to the roof slab and 94 feet three inches (from Base Flood Elevation) to the highest architectural feature with the parking on the first two levels. It should be noted that the provided maximum height of just over 94 feet is measured to include a variety of architectural features including a mansard roof, finials, and structures to house and conceal mechanical equipment. The proposal includes a Mediterranean Revival architecture, which is consistent with and complements the tropical vernacular envisioned in Beach by Design.
The site will be accessed via a single two-way driveway centrally located along Bayway Boulevard which will provide access to the parking garage component of the development as well as two surface handicap spaces. The remaining floors will include a lobby, back of house uses and hotel rooms.
A swimming pool will be located at grade at the northeast corner of the site. This service would be limited to guests of the hotel. As noted, the first two floors of the building will contain a parking garage. The lobby is located on the 3rd floor. Amenities will be limited to a small meeting space/business center, exercise room, kitchen and miscellaneous back of house uses all of which will be located on 3rd floor. Hotel rooms are provided on the 3rd through 8th floors. The applicant is contemplating the possibility of providing a small roof-top terrace with limited food and beverage service such as a breakfast buffet. Please note that Article 8 of the CDC provides that structures permanently affixed to the roof that accommodate rooftop occupancy shall only be permitted if within the maximum allowable height where the maximum height specified is 94 feet three inches feet. No retail, ballrooms or other like amenities are proposed.
A sidewalk five feet in width is located along Bayway Boulevard. It should be noted that the proposed sidewalk will match the sidewalk width to the east and west of the site. A bike rack is located near the primary entrance to the hotel.
Consistency with the Community Development Code (CDC):
Minimum Lot Area and Width:
Pursuant to CDC Table 2-802, the minimum required lot area and width for an overnight accommodation use is 20,000 square feet and between 100 and 150 feet, respectively. The subject property is 15,246 square feet in area and approximately 200 feet wide. The site is consistent with these Code provisions.
Minimum Setbacks:
The conceptual site plan depicts setbacks of 10 feet along the front (south) to parking and 35 feet to building along Bayway Boulevard; six feet to building along the side (west), six feet to ramp and 30 feet to building along the side (east); and six feet to building, 10 feet to pool and zero feet to patio along the rear (north). The proposed setbacks may be approved as part of a Level Two (FLD) application, subject to meeting the applicable flexibility criteria of the Community Development Code.
Maximum Height:
Section B of the Design Guidelines within Beach by Design specifically addresses height and is delineated in three subsections. Sections B.1 and 2 impact development with heights between 100 and 150 feet. The proposal provides for a building 94 feet three inches (from Base Flood Elevation) to top of the highest architectural feature where a height of up to 100 feet is permitted as prescribed by the CDC (subject to meeting the applicable flexibility criteria of the CDC and as approved as part of a Level II Flexible Development application) and limited by Beach by Design. Therefore, these two sections are not applicable to the proposal.
Section B.3 provides that the floorplate of any portion of a building that exceeds 45 feet in height is limited as follows:
a) Between 45 feet and 100 feet the floorplate will be no greater than 25,000 square feet except for parking structures open to the public; and
b) Between 100 feet and 150 feet, the floorplate will be no greater than 10,000 square feet; and
c) Deviations to the above floorplate requirements may be approved provided the mass and scale of the design creates a tiered effect and complies with the maximum building envelop allowance above 45 feet as described in Section C. 1.4 of the Design Guidelines.
The proposal meets this provision in that the floorplate above 45 feet is less than 25,000 square feet and there is no floorplate over 100 feet. Therefore, this section is supported by the proposal.
The height of the proposed building is consistent with the guidelines of Beach by Design.
Minimum Off-Street Parking:
The 32-room overnight accommodation use requires a minimum of 38 off-street parking spaces. A parking garage located on the first two levels of the building will provide 38 spaces. This is consistent with the applicable Sections of the CDC.
Landscaping:
While a formal landscape plan is not required to be submitted for review at this time, the conceptual landscape areas depicted on the site plan show that adequate spaces for foundation landscaping will be provided along all sides of the building. Since no perimeter landscape buffers are required in the Tourist (T) District, the proposed landscape areas meet or exceed what is required. It is noted, however, that flexibility may be requested/necessary as part of a Comprehensive Landscape Program which would be reviewed at time of formal site plan approval.
Consistency with Beach by Design:
Design Guidelines:
A review of the provided architectural elevations and massing study was conducted and the proposed building does appear to be generally consistent with the applicable Design Guidelines established in Beach by Design. It is noted, however, that a more formal review of these Guidelines will need to be conducted as part of the final site plan approval process.
Hotel Density Reserve:
The project has been reviewed for compliance with those criteria established within Beach by Design concerning the allocation of hotel rooms from the Reserve. The project appears to be generally consistent with those criteria, including that the development comply with the Metropolitan Planning Organization's (MPO) countywide approach to the application of traffic concurrency management for transportation facilities. The submitted Traffic Impact Study concludes that traffic operations at nearby intersections and on adjacent roadways would continue at acceptable levels of service.
Standards for Development Agreements:
The proposal is in compliance with the standards for development agreements, is consistent with the Comprehensive Plan and furthers the vision of beach redevelopment set forth in Beach by Design. The proposed Development Agreement will be in effect for a period not to exceed ten years, meets the criteria for the allocation of rooms from the Hotel Density Reserve under Beach by Design and includes the following main provisions:
§ Provides for the allocation of up to 15 units from the Hotel Density Reserve or a maximum density of 92 units per acre;
§ Requires the developer to obtain building permits and certificates of occupancy in accordance with Community Development Code (CDC) Section 4-407;
§ Requires the return of any hotel unit obtained from the Hotel Density Reserve that is not constructed;
§ For units allocated from the Hotel Density Reserve, prohibits the conversion of any hotel unit to a residential use and requires the recording of a covenant restricting use of such hotel units to overnight accommodation usage; and
§ Requires a legally enforceable mandatory evacuation/closure covenant that the hotel will be closed as soon as practicable after a hurricane watch that includes Clearwater Beach is posted by the National Hurricane Center.
Changes to Development Agreements:
Pursuant to Section 4-606.I., CDC, a Development Agreement may be amended by mutual consent of the parties, provided the notice and public hearing requirements of Section 4-206 are followed. Revisions to conceptual site plans and/or architectural elevations attached as exhibits to this Development Agreement shall be governed by the provisions of Section 4-406, CDC. Minor revisions to such plans may be approved by the Community Development Coordinator. Other revisions not specified as minor shall require an amendment to this Development Agreement.