City of Tarpon Springs, Florida STAFF REPORT

January 20, 2016 TO: MAYOR & BOARD OF COMMISSIONERS FROM: PLANNING AND ZONING DEPARTMENT HEARING DATES: JANUARY 25, 2016 (PLANNING & ZONING BOARD) JANUARY 26, 2016 (BOARD OF COMMISSIONERS)

SUBJECT: APP-15-117 RING AVE LLC: RESOLUTION 2016-

01: A RESOLUTION OF THE CITY OF TARPON SPRINGS, FLORIDA, APPROVING APPLICATION # 15-117 REQUESTING A CONDITIONAL USE TO ALLOW CONSTRUCTION OF A TWO UNIT ATTACHED SINGLE FAMILY DWELLING ON PROPERTY LOCATED AT 207 EAST CENTER STREET IN THE CONDITIONAL RESIDENTIAL MIX -7.5 ZONING DISTRICT (CRM-7.5); PROVIDING FOR FINDINGS; PROVIDING FOR CONDITIONS; AND PROVIDING FOR AN EFFECTIVE DATE.

I. APPLICATION

A. Request: Conditional use approval to allow construction of a two unit attached single family dwelling in the Conditional Residential Mix -7.5 (CRM-7.5) Zoning District.

B. Applicant: Joseph J. Kokolakis, 202 E. Center Street, Tarpon Springs, Florida 34689

C. Owner: Ring Avenue, LLC, 202 E. Center Street, Tarpon Springs, Florida 34689

II. PROPERTY INFORMATION

A. Location: 207 E. Center Street B. Subject Parcel Zoning/ Land Use Plan Designation: CRM-7.5,

Conditional Residential Mix District-7.5/RM, Residential Medium

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C. Surrounding Zoning and Existing Uses:

Zoning Existing Use North: CRM-7.5 Residential East: CRM-7.5 Residential

South: T4A Commercial West: T4A Commercial

D. Tax Parcel ID Number(s): 02-27-15-27666-000-0060

III. BACKGROUND

The property was previously developed with single family homes. The property is located in the historic district. The applicant applied to the Heritage Preservation Board (HPB) in December 2014 to remove two historic homes located at 119 and 129 N. Ring Avenue in order to create the new residential development. HPB approved the demolition of 129 N. Ring Ave with the caveat that effort be made to sell/give away the home and denied demolition of the home at 119 N. Ring Ave. Subsequently the applicant purchased a vacant parcel across the street from the current project and relocated the home on119 Ring Avenue to that piece of property. Following the relocation of the 119 Ring Avenue home and good effort to sell the home at 129 Ring Avenue the applicant demolished the home at 129 Ring Avenue and received approval to renovate the home relocated from 119 N. Ring Avenue. HPB approved the EcoVillage project at the August 3, 2015 HPB meeting. The minutes of the Heritage Preservation Board Meeting are attached. The subject property is located in a different zoning district than the townhomes however this property is part of the EcoVillage project. The applicant originally planned to construct 3 homes on this parcel however in response to comments regarding the orientation of the attached garages and their compatibility with the surrounding homes in the historic district, from the July 6, 2015 HPB meeting, the applicant changed the proposal, reducing the number of units by one, attached the homes and provide a single driveway opening from E. Center Street. The minutes of the Heritage Preservation Board Meeting are attached. The applicant was required through the HPB process to make several concessions to meet approvals within the historic district that significantly impacted the viability of the project. These include the cost of purchasing a lot, relocating a house, restoring the relocated house, and lost revenue from a single family house that was denied approval from the HPB due to the proposed location of the garage. The applicant is moving forward seeking conditional use approval for a two unit attached home (App-15-117) rather than three single family detached homes. To protect the viability of the project and acknowledge the measures taken to balance historic

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preservation with redevelopment, a credit of development-related fees not to exceed $25,000 (for the entire project) is recommended. If any part of the EcoVillage project is not approved, then the reimbursement will not occur.

IV. ANALYSIS

The request is for a two unit attached single family dwelling. The subject property is .21 acres. The minimum lot size for attached homes in the CRM-7.5 district is 2000 square feet. The applicant is proposing two 4,578 square foot lots. The minimum lot width is 20 feet the applicant is proposing two approximately 37 foot lots. The minimum net floor area is 900 square feet the applicant is proposing a building footprint of 2,526 which exceeds the required net floor area. The units will be two stories. The front of the home is oriented on N. Ring Ave however the vehicular access is from E. Center Street. The proposed impervious surface ratio is 53.9 percent with a total proposed open space of 46.1 percent. This project will complement the adjacent townhome project.

The applicant has proposed a fence which must be consistent with the National Register/Local Historic District Design Review Guidelines Manual. The fence will have to meet the design guidelines at the time of permitting.

V. STANDARDS FOR REVIEW

Pursuant to Section 209.01, Standards for Review of Conditional Uses, of the Tarpon Springs Land Development Code (LDC), no conditional use shall be recommended for approval or receive a final action of approval unless a positive finding, based upon substantial competent evidence either presented at a public hearing held by the Board or reviewed personally by the Board members, is made on each of the following standards: 1. Conformance with the requirements of the Land Development Code. Analysis: The proposed attached home is consistent with the required setback and minimum lot width and size of the district. The HPB required the applicant to redesign this portion of the Eco-Village Project at their July 6, 2015 meeting and the HBP approved the design as shown on the proposed site plan at the August 3, 2015 HPB meeting. The site plan conforms to the LDC.

2. The use to which the property may be put is appropriate to the property in question and is compatible with existing and planned uses in the area.

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Analysis: The proposed project is consistent with other existing land uses in the area. The area is a mix of single family and multifamily residential uses as well as commercial and institutional. The area includes several two story buildings. 3. The conditional use is consistent with the goals, objectives and policies of all Elements of the City Comprehensive Plan. Analysis: This proposal does not conflict with the goals, objectives and policies of the Tarpon Springs Comprehensive Plan. 4. The conditional use will not result in significant adverse impacts to the environment or historical resources. Analysis: The conditional use will occur on a previously developed site. No environmental or historical resources will be impacted. HPB has approved the design of the proposed structure. 5. The conditional use will not adversely affect adjoining property values. Analysis: No adverse impact to adjoining property values is anticipated to result from the conditional use request being approved. 6. The conditional use will not adversely impact nor exceed the capacity or the fiscal ability of the City to provide available public facilities, including transportation, water and sewer, solid waste, drainage, recreation, education, fire protection, library service and other similar public facilities. Analysis: No change to the existing level of service is required to accommodate the proposed use. 7. The conditional use shall provide for efficient and orderly development considering the impact upon growth patterns and the cost to the City to provide public facilities. Analysis: The subject property is a developed site that is adequately served by public utilities and services.

VI. STAFF RECOMMENDATION

Staff are recommending approval of Resolution 2016-01 requesting a Conditional Use for construction of a two unit attached single family dwelling at 207 E. Center Street, in the CRM-7.5 (Conditional Residential Mix) zoning district subject to the following condition:

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1.) The developer is responsible for acquiring all other jurisdictional permits/or approvals and for meeting the minimum criteria of the Land Development Code.

2.) The applicant must mitigate for tree removal at the time of permitting pursuant to LDC Section 133.06.

3.) Any lighting to be installed on site is to be shielded and directed internal to the site.

4.) The site plan, as conditioned demonstrated that required facilities and services will be available at the prescribed level of service standards concurrent with the impact of the development and may, during the term of this site plan approval, receive a Certificate of Concurrency pursuant to Section 122.00, et. Seq.

5.) Construction plans shall be consistent with the approved site plan. The payment of all requisite fees attendant to the project shall be paid in accordance with the Land Development Code.

6.) This site plan shall expire within one year of the effective date unless an application has been filed for a building permit with Construction Plans signed and sealed by a registered engineer licensed in the State of Florida.

List of Exhibits:

1) Vicinity Map and Aerial Map 2) Resolution 2016-01 3) TRC Minutes 4) HPB Minutes 5) Original Application 6) Site Plan

APP-15-117: Vicinity Map of 207 E. Center Street

APP-15-117: Aerial Map of 207 E. Center Street

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RESOLUTION NO. 2016-01

A RESOLUTION OF THE CITY OF TARPON SPRINGS, FLORIDA, APPROVING APPLICATION #15-117 REQUESTING A CONDITIONAL USE TO ALLOW CONSTRUCTION OF A TWO UNIT ATTACHED SINGLE FAMILY DWELLING ON PROPERTY LOCATED AT 207 EAST CENTER STREET IN THE CONDITIONAL RESIDENTIAL MIX ZONING DISTRICT (CRM-7.5); PROVIDING FOR FINDINGS; PROVIDING FOR CONDITIONS; AND PROVIDING FOR AN EFFECTIVE DATE.

WHEREAS, the City of Tarpon Springs has received an application for a conditional use to allow construction of a two unit attached single family dwelling at 207 E. Center Street; and,

WHEREAS, Section 25.10 of the Appendix A (Comprehensive Zoning and Land

Development Code) of the Code of Ordinances requires conditional use approval for such uses; and,

WHEREAS, the Planning and Zoning Board held a public hearing on this application at its meeting of January 25, 2016 and recommended approval; and, WHEREAS, the Board of Commissioners must approve, deny or approve subject to conditions each application for conditional use approval; and,

WHEREAS, written notice and posted legal notice of this action has been provided in accordance with Article XII of the Comprehensive Zoning and Land Development Code.

NOW, THEREFORE, BE IT RESOLVED BY THE BOARD OF COMMISSIONERS OF THE CITY OF TARPON SPRINGS, FLORIDA, THAT: SECTION 1: FINDINGS Application #15-117 meets the criteria for approving a Conditional Use as set forth in Section 209.01 of the Comprehensive Zoning and Land Development Code. SECTION 2: APPROVAL Application #15-117 requesting a Conditional Use for construction of a two unit attached single family dwelling at 270 E. Center Street in the CRM-7.5 (Conditional Residential Mix) zoning district is hereby approved, subject to the following condition:

1.) The developer is responsible for acquiring all other jurisdictional permits/or

approvals and for meeting the minimum criteria of the Land Development Code.

2.) The applicant must mitigate for tree removal at the time of permitting pursuant to LDC Section 133.06.

3.) Any lighting to be installed on site is to be shielded and directed internal to the site.

4.) The site plan, as conditioned demonstrated that required facilities and services will be available at the prescribed level of service standards concurrent with the impact of the development and may, during the term of this site plan approval, receive a Certificate of Concurrency pursuant to Section 122.00, et. Seq.

5.) Construction plans shall be consistent with the approved site plan. The payment of all requisite fees attendant to the project shall be paid in accordance with the Land Development Code.

6.) This site plan shall expire within one year of the effective date unless an application has been filed for a building permit with Construction Plans signed and sealed by a registered engineer licensed in the State of Florida.

Section 4: DEVELOPMENT FEES

The applicant, upon receipt of a certificate of occupancy, is approved for reimbursement not to exceed $25,000 in development-related fees associated with the entire EcoVillage project which consists of 12 townhome units and 2 attached single family units. The single family units are the subject of a separate application and proposed approval. If both components of the entire EcoVillage project are not approved, the reimbursement authorized herein shall be null and void. The reimbursement is to reflect the measures taken by the applicant to attain a fair balance between historic preservation and new development.

SECTION 3: EFFECTIVE DATE This Resolution shall be effective upon adoption.

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Date: January 18, 2016

TECHNICAL REVIEW COMMITTEE (TRC) MINUTES PROJECT NAME: Ecovillage FILE NUMBER: 15-113 APPLICATION TYPE: Site Plan

PROJECT DESCRIPTION: Site Plan Review PROPERTY LOCATION: West Side of Ring Avenue and North of Orange Street PARCEL ID / TAX ID NO.: 12-27-15-15210-000-0160 and 12-27-15-89982-028-0300

TRC MEETING DATE: December 17, 2015 TRC REVIEW RESULTS: Your project was reviewed by the City of Tarpon Springs Technical Review Committee on the above referenced date. The following items have been identified for your review and response:

Additional information required from applicant.

Redlined plans enclosed.

See Member Comments below.

Submit revised plans per enclosed redlines or department comments. Four full sets of revised plans will be required for staff’s off-line review.

City of Tarpon Springs, Florida

DEVELOPMENT SERVICES DEPARTMENT PLANNING AND ZONING DIVISION

324 EAST PINE STREET P.O. BOX 5004

TARPON SPRINGS, FLORIDA 34688-5004 (727) 942-5611

FAX (727) 943-4651

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TRC MEMBER COMMENTS PLANNING & ZONING REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: HU

• Conditional use required for Center Street lot due to attached homes. Will run concurrent with Site Plan Approval. Staff will discuss required documents with you.

• Sample Transfer of density documents provided – Staff will attempt to locate the original word based documents and forward to you ASAP

• Planning and Zoning Board – 1-25-2016 • Possible – Board of Commissioners Meeting on either 1-26-2016 or 2-2-2016

ECONOMIC DEVELOPMENT REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: MO

• Proposed Zoning on C-3 Parcel “A” ROR? Zoning is T4a • 10’ alley to the rear, if this is divided per vacation of right of way; why is the 10’ all on this property? There are

currently 2 separate owners. • When properties are sold will there be something to show ownership of the alley? • Identify on page C-3 which is parcel “A” and “B” • Location map on front page does not included property North of Center Street • Single Family attached needs Conditional Use per Section 25.04 • Will the property be platted? • Properties will need to be consolidated or have a Unity of Title • Lot 8 is identified on the cover sheet and does not appear to be part of the development.

ENGINEERING REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: GS FIRE DEPARTMENT REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: RK

1. No parking of any sort on One Way alley on the West side of the complex. The width of access is shown at 20ft. This is the minimum width for emergency vehicle access. All parking must be in the driveway only. NFPA 1: 18.2.3.4.1.1 – “Fire Department access roads shall have an unobstructed width of not less than 20 ft (6.1m).”

2. Signs shall be posted informing No Parking. NFPA 1: 18.2.3.5.3 – “Fire lanes shall be marked with signs that are readily visible to the street with the wording, ‘NO PARKING FIRE LANE BY ORDER OF THE FIRE DEPARTMENT; or similar wording. Such signs shall be 12 in by 18 in with white background and red letters and shall be a maximum of seven feet in height from the roadway to the bottom part of the sign. The signs shall be within sight of the traffic flow and be a maximum of 60 feet apart.”

3. NFPA 1: 18.5.4.1.1 – “The required width of a fire department access road shall not be obstructed in any manner, including by the parking of vehicles.”

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BUILDING DEVELOPMENT REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: AM POLICE DEPARTMENT REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: JU PUBLIC SERVICES REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: FF PUBLIC WORKS REVIEW COMMENTS:

APPROVE DENY DEFER SEE BELOW NO COMMENTS INITIALS: TF PLANNING AND ZONING BOARD REVIEW

TRC review is complete and your project is scheduled for Planning and Zoning Board on the following date 1-25-2016

Your project remains unscheduled for Planning and Zoning Board because revised plans or additional information is required.

Planning and Zoning Board review is not required for this project. BOARD OF ADJUSTMENT REVIEW AND FINAL ACTION (VARIANCES ONLY)

Your project is scheduled for BOA review on the following date:

Your project does not require BOA review.

Your project remains unscheduled for BOA because additional information is required (see previous page).

BOARD OF COMMISSIONER REVIEW AND FINAL ACTION

Your project is scheduled for review and final action by the Board of Commissioners on the following date(s): 1-26-2016 or 2-2-2016 depending on Planning and Zoning outcome

Your project remains unscheduled for Board of Commissioners because revised plans or additional information is required.

Board of Commissioner review is not required.

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HERITAGE PRESERVATION BOARD REVIEW AND FINAL ACTION (CERTIFICATES OF APPROVAL ONLY)

Your project is scheduled for HPB review on the following date:

Your project does not require HPB review.

Your project remains unscheduled for HPB review because additional information is required (see above).

REQUIRED ACTION OF THE APPLICANT

Please review any checked items above and provide any additional required information. Your project will not be scheduled for Planning and

Zoning Board, Board of Adjustments or Board of Commission review until all required information or revised plans are provided. If no additional information is required, your project should be scheduled for the next applicable meeting, if sufficient time is available to meet required advertising deadlines (generally at least 21 days).

If TRC comment sheets are attached, please follow up with the department who made the comments. The reviewing individual from each City department is responsible for notifying this department when any and all plan corrections have been made or any conditions that have been established for approval of the project.

Please keep in mind that the Planning & Zoning Division has a 90-day suspense from the date of the TRC review for the submission of revisions/additional information. If revised plans/additional information are not submitted within the above referenced time frame, the application will be considered to be “EXPIRED” and a new application will have to be submitted.

If you have questions concerning any of the above information, please do not hesitate to contact the Planning Division for assistance.

Cc: Subject File – 15-113 - Ecovillage Applicant – Ring Avenue, LLC.

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