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City of Tarpon Springs, Florida

STAFF REPORT

July 17, 2018

TO: PLANNING AND ZONING BOARD

MAYOR AND BOARD OF COMMISSIONERS

FROM: PLANNING AND ZONING DEPARTMENT

HEARING DATES: JULY 16, 2018 (PLANNING & ZONING BOARD)

JULY 24, 2018 (BOARD OF COMMISSIONERS)

SUBJECT: APP-18-57: MARK MACONI AND EVAN MACONI –

RESOLUTION 2018-14: A RESOLUTION OF THE CITY OF

TARPON SPRINGS, FLORIDA, APPROVING APPLICATION #18-

57 REQUESTING A CONDITIONAL USE PERMIT TO ALLOW

CONSTRUCTION OF TWO SINGLE FAMILY RESIDENCES, ONE

ON EACH OF TWO LOTS DESCRIBED AS FOLLOWS:

EASTERLY PORTION OF LOT 4, BLOCK 63 OF TARPON

SPRINGS OFFICIAL MAP, AND, WESTERLY PORTION OF LOT

4, BLOCK 63 OF TARPON SPRINGS OFFICIAL MAP, LOCATED

ON THE NORTH SIDE OF EAST ORANGE STREET BETWEEN

HIBISCUS STREET AND NORTH SAFFORD AVENUE, IN THE

T4A DISTRICT OF THE SPECIAL AREA PLAN; PROVIDING FOR

FINDINGS; PROVIDING FOR CONDITIONS; AND PROVIDING

FOR AN EFFECTIVE DATE.

I. APPLICATION

A. Request: Conditional Use approval to allow construction of two single-

family residences in the T4a district of the Special Area Plan

B. Applicant: Mark Maconi and Evan Maconi, 4114 Woodlands Parkway,

Suite 401, Palm Harbor, FL 34685

C. Owner: Capitol Towers II, Ltd., 330 Bath Club Boulevard North, North

Redington Beach, FL 33708

II. PROPERTY INFORMATION

A. Location: Easterly portion of Lot 4, Block 63, Tarpon Springs Official Map,

and, westerly portion of Lot 4, Block 63, Tarpon Springs Official Map, both

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lots being located on the north side of East Orange Street between Hibiscus

Street and North Safford Avenue.

B. Subject Parcel Zoning/ Land Use Plan Designation: T4a (Residential High)

/ CRD (Community Redevelopment District)

C. Surrounding Zoning and Existing Uses:

Zoning Existing Use

North: T4c Single-Family and Multi-Family Residential

East: T4a Single Family Residential and Vacant

South: T4a Commercial Parking Lot, Office

West: T4a Institutional

D. Tax Parcel ID Numbers: 12-27-15-89982-063-0406, and,

12-27-15-89982-063-0407

III. BACKGROUND

The applicant is seeking conditional use approval to construct two single family

residences, one on each of two vacant lots located on the north side of East Orange

Street, between Hibiscus Street and North Safford Avenue. The subject property

is zoned T4a (Residential High) and is located in the Downtown Character District.

Pursuant to Table 4F of the Transect-Based Infill Code for the Sponge Docks and

Community Redevelopment Area the proposed land use is subject to conditional

use review. To ensure compliance with the desired character of the T4a district,

the proposed residence will be subject to the design standards of the district

including standards regarding building placement, frontage type, height, building

form, parking location, lot coverage, and setbacks.

IV. 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 use is subject to conditional use review in the T4a

district. The proposed design of each of the two residences complies with the

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setback and other performance standards of the T4a district. It is noted that the

required side setbacks have been relaxed to accommodate driveway access onto

East Orange Street since there is no rear alley available. The proposed driveway

and garage configurations for these lots match the adjacent properties in that

the parking itself is masked from street view, and the driveway width

accommodates only one vehicle. The applicant has not submitted a landscaping

plan, but has indicated that existing trees at the front of each site will be

retained. A condition is proposed to require a final landscaping plan.

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.

Analysis: The proposed use will be located adjacent to other like uses and will

be built consistent with the performance standards of the T4a district. It is noted

this block, that contains the subject lots, forms the border between the

Downtown and Uptown Character Districts. There is a transition to more

residential as one moves north from this block, and a transition to more

commercial and mixed uses going south from this block. The built properties in

the block itself illustrate this transition. They are all built with residential uses

and only one institutional use, located on the southwest corner of the block.

3. The conditional use is consistent with the goals, objectives and policies of all

Elements of the City Comprehensive Plan.

Analysis: The conditional use is consistent with the goals, objectives, and

policies of all elements of the City Comprehensive Plan.

4. The conditional use will not result in significant adverse impacts to the

environment or historical resources.

Analysis: The use is located within the City’s National Register and Local

Historic Districts. The use was reviewed and approved by the City’s Heritage

Preservation Board for compliance with historic district standards on January 8,

2018 (Application Numbers 17-126 and 17-127). The use is not proposed on an

environmentally sensitive site.

5. The conditional use will not adversely affect adjoining property values.

Analysis: The proposed single-family residences are located adjacent to other

like uses in this block and will be built in accordance with the standards of the

T4a district. These standards will help ensure that the proposed conditional use

will fit in with the character of the neighborhood and will not adversely affect

property values.

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

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transportation, water and sewer, solid waste, drainage, recreation, education,

fire protection, library service and other similar public facilities.

Analysis: The single-family residences are proposed to be built on vacant

residential lots located within the Community Redevelopment Area. The

development will not require the extension of public services to the site, and will

not adversely affect the ability of the City to provide adequate public facilities.

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 proposed conditional use is located on two vacant lots that are

within the Community Redevelopment Area. Based on the location and the very

limited scale of the proposed project, the conditional use will promote efficient

and orderly development within the City and will not adversely affect growth

patterns and the ability of the City to provide public facilities.

V. STAFF RECOMMENDATION

Staff is recommending approval of Resolution 2018-14 with the following

conditions:

1. The conditional use will expire within one year of approval, if a building permit is

not issued for the property.

2. A site plan submitted with the building permit application shall include a

landscaping plan that demonstrates compliance with the T4a district requirements.

VI. PLANNING AND ZONING BOARD RECOMMENDATION

The Planning and Zoning Board heard this application on July 16, 2018. There was

no public opposition or comment on this application. The Board voted unanimously

to recommend approval of Resolution 2018-14 with one condition.

List of Exhibits:

1) Vicinity Maps

2) Original Application

3) Property Cards

4) Property Surveys

5) Site Plan View

6) Elevation View

7) Lot Coverage Calculations

8) Resolution 2018-14

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Vicinity Map: App-18-57

Subject

Property

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Aerial Map: App-18-57

Subject

Property

Interactive Map of this parcel Back to Query Results New Search Tax Collector Home Page Contact Us WM

12-27-15-89982-063-0406 Compact Property Record Card

Tax Estimator Updated July 5, 2018 Email Print Radius Search

Ownership/Mailing Address Change Mailing Address Site Address

CAPITOL TOWERS II LTD330 BATH CLUB BLVD N

NORTH REDINGTON BEACH FL 33708-1528

ORANGE STTARPON SPRINGS

Property Use: 0000 (Vacant Residential - lot & acreage less than 5 acres) Total Living: SF: Total Gross SF:

[click here to hide] Legal Description

TARPON SPRINGS OFFICIAL MAP BLK 63, THAT PART OF LOT 4 DESC COM SE COR OF SD LOT 4 TH W'LY 100FT FOR POB TH N00D22'46"E 120FT TH N89D39'56"W 50FT TH S00D22'46"W 120FT TH S89D39'56"E 50FT TO POB(SEE S12-27-15)

Mortgage Letter File for Homestead Exemption 2018 Parcel Use

Exemption 2018 2019

Homestead: No No

Government: No No

Institutional: No No

Historic: No No

Homestead Use Percentage: 0.00%

Non-Homestead Use Percentage: 100.00%

Classified Agricultural: No

Parcel Information Latest Notice of Proposed Property Taxes (TRIM Notice)

Most Recent Recording Sales Comparison Census TractEvacuation Zone

(NOT the same as a FEMA Flood Zone)Plat Book/Page

19849/0728 $37,900 121030274011 C D-G/800

2017 Final Value Information

Year Just/Market Value Assessed Value / Non-HX Cap County Taxable Value School Taxable Value Municipal Taxable Value

2017 $29,178 $14,554 $14,554 $29,178 $14,554

[click here to hide] Value History as Certified (yellow indicates correction on file)

Year Homestead Exemption Just/Market Value Assessed Value County Taxable Value School Taxable Value Municipal Taxable Value

2017 No $29,178 $14,554 $14,554 $29,178 $14,554

2016 No $30,050 $13,231 $13,231 $30,050 $13,231

2015 No $12,028 $12,028 $12,028 $12,028 $12,028

2014 No $15,219 $15,219 $15,219 $15,219 $15,219

2013 No $26,259 $18,455 $18,455 $26,259 $18,455

2012 No $20,566 $16,777 $16,777 $20,566 $16,777

2011 No $26,203 $15,252 $15,252 $26,203 $15,252

2010 No $13,865 $13,865 $13,865 $13,865 $13,865

2009 No $26,877 $26,877 $26,877 $26,877 $26,877

2008 No $30,100 $30,100 $30,100 $30,100 $30,100

2007 No $34,200 $34,200 $34,200 N/A $34,200

2006 No $24,300 $24,300 $24,300 N/A $24,300

2005 No $25,200 $25,200 $25,200 N/A $25,200

2004 No $22,100 $22,100 $22,100 N/A $22,100

2003 No $21,000 $21,000 $21,000 N/A $21,000

2002 No $22,600 $22,600 $22,600 N/A $22,600

2001 No $19,900 $19,900 $19,900 N/A $19,900

2000 No $22,300 $22,300 $22,300 N/A $22,300

1999 No $11,200 $11,200 $11,200 N/A $11,200

1998 No $11,200 $11,200 $11,200 N/A $11,200

1997 No $23,400 $23,400 $23,400 N/A $23,400

1996 No $23,000 $23,000 $23,000 N/A $23,000

2017 Tax Information

2017 Tax Bill Tax District: TS

2017 Final Millage Rate 20.6800

Do not rely on current taxes as an estimate following a change in ownership. A significant change in taxable value may occur after

a transfer due to a loss of exemptions, reset of the Save Our Homes or 10% Cap, and/or market conditions. Please use our new Tax

Estimator to estimate taxes under new ownership.

Amendment 1 - Will you Benefit?Check Estimated 3rd Homestead Exemption Benefit

Ranked Sales (What are Ranked Sales?) See all transactions

Sale Date Book/Page Price Q/U V/I

13 Nov 2017 19849 / 0728 $120,000 M V

11 May 2017 19633 / 0726 $50,000 M V

11 May 2017 19633 / 0725 $50,000 M V

2017 Land Information

Seawall: No Frontage: None View:

Land Use Land Size Unit Value Units Total Adjustments Adjusted Value Method

Vacant (00) 50x120 1300.00 50.0000 0.9800 $63,700 FF

[click here to hide] 2018 Extra Features

Description Value/Unit Units Total Value as New Depreciated Value Year

No Extra Features on Record

[click here to hide] Permit Data

Permit information is received from the County and Cities. This data may be incomplete and may exclude permits that do not result in field reviews (for example for

water heater replacement permits). We are required to list all improvements, which may include unpermitted construction. Any questions regarding permits, or the

status of non-permitted improvements, should be directed to the permitting jurisdiction in which the structure is located.

Permit Number Description Issue Date Estimated Value

030002193 DEMOLITION 19 Nov 2003 $1,900

Use of this PARCEL MAP is subject to terms of use at: http://www.pcpao.org/Terms_of_Use.html

+–

Property Appraiser General Information http://www.pcpao.org/general.php?strap=152712899820630406

1 of 2 7/5/2018, 3:46 PM

Interactive Map of this parcel Map Legend Back to Query Results New Search Tax Collector Home Page Contact Us

Property Appraiser General Information http://www.pcpao.org/general.php?strap=152712899820630406

2 of 2 7/5/2018, 3:46 PM

Interactive Map of this parcel Back to Query Results New Search Tax Collector Home Page Contact Us WM

12-27-15-89982-063-0407 Compact Property Record Card

Tax Estimator Updated July 5, 2018 Email Print Radius Search

Ownership/Mailing Address Change Mailing Address Site Address

CAPITOL TOWERS II LTD330 BATH CLUB BLVD N

NORTH REDINGTON BEACH FL 33708-1528

ORANGE STTARPON SPRINGS

Property Use: 0000 (Vacant Residential - lot & acreage less than 5 acres) Total Living: SF: Total Gross SF:

[click here to hide] Legal Description

TARPON SPRINGS OFFICIAL MAP BLK 63, THAT PART OF LOT 4 DESC COM SE COR OF SD LOT 4 TH W'LY 140FT FOR POB TH N00D22'46"E 120FT TH N89D39'56"W 50FT TH S00D22'46"W 120FT TH S89D39'56"E 50FT TO POB(SEE S12-27-15)

Mortgage Letter File for Homestead Exemption 2018 Parcel Use

Exemption 2018 2019

Homestead: No No

Government: No No

Institutional: No No

Historic: No No

Homestead Use Percentage: 0.00%

Non-Homestead Use Percentage: 100.00%

Classified Agricultural: No

Parcel Information Latest Notice of Proposed Property Taxes (TRIM Notice)

Most Recent Recording Sales Comparison Census TractEvacuation Zone

(NOT the same as a FEMA Flood Zone)Plat Book/Page

19849/0728 $56,800 121030274011 D D-G/800

2017 Final Value Information

Year Just/Market Value Assessed Value / Non-HX Cap County Taxable Value School Taxable Value Municipal Taxable Value

2017 $43,745 $21,806 $21,806 $43,745 $21,806

[click here to hide] Value History as Certified (yellow indicates correction on file)

Year Homestead Exemption Just/Market Value Assessed Value County Taxable Value School Taxable Value Municipal Taxable Value

2017 No $43,745 $21,806 $21,806 $43,745 $21,806

2016 No $45,032 $19,824 $19,824 $45,032 $19,824

2015 No $18,022 $18,022 $18,022 $18,022 $18,022

2014 No $21,435 $21,435 $21,435 $21,435 $21,435

2013 No $39,131 $29,667 $29,667 $39,131 $29,667

2012 No $29,444 $26,970 $26,970 $29,444 $26,970

2011 No $36,239 $24,518 $24,518 $36,239 $24,518

2010 No $22,289 $22,289 $22,289 $22,289 $22,289

2009 No $39,848 $39,848 $39,848 $39,848 $39,848

2008 No $46,300 $46,300 $46,300 $46,300 $46,300

2007 No $51,000 $51,000 $51,000 N/A $51,000

2006 No $41,500 $41,500 $41,500 N/A $41,500

2005 No $42,500 $42,500 $42,500 N/A $42,500

2004 No $33,000 $33,000 $33,000 N/A $33,000

2003 No $55,900 $55,900 $55,900 N/A $55,900

2002 No $31,900 $31,900 $31,900 N/A $31,900

2001 No $40,200 $40,200 $40,200 N/A $40,200

2000 No $36,300 $36,300 $36,300 N/A $36,300

1999 No $24,300 $24,300 $24,300 N/A $24,300

1998 No $41,900 $41,900 $41,900 N/A $41,900

1997 No $40,700 $40,700 $40,700 N/A $40,700

1996 No $39,200 $39,200 $39,200 N/A $39,200

2017 Tax Information

2017 Tax Bill Tax District: TS

2017 Final Millage Rate 20.6800

Do not rely on current taxes as an estimate following a change in ownership. A significant change in taxable value may occur after

a transfer due to a loss of exemptions, reset of the Save Our Homes or 10% Cap, and/or market conditions. Please use our new Tax

Estimator to estimate taxes under new ownership.

Amendment 1 - Will you Benefit?Check Estimated 3rd Homestead Exemption Benefit

Ranked Sales (What are Ranked Sales?) See all transactions

Sale Date Book/Page Price Q/U V/I

13 Nov 2017 19849 / 0728 $120,000 M V

11 May 2017 19633 / 0726 $50,000 M V

11 May 2017 19633 / 0725 $50,000 M V

2017 Land Information

Seawall: No Frontage: None View:

Land Use Land Size Unit Value Units Total Adjustments Adjusted Value Method

Vacant (00) 50x120 1300.00 50.0000 0.9800 $63,700 FF

[click here to hide] 2018 Extra Features

Description Value/Unit Units Total Value as New Depreciated Value Year

No Extra Features on Record

[click here to hide] Permit Data

Permit information is received from the County and Cities. This data may be incomplete and may exclude permits that do not result in field reviews (for example for

water heater replacement permits). We are required to list all improvements, which may include unpermitted construction. Any questions regarding permits, or the

status of non-permitted improvements, should be directed to the permitting jurisdiction in which the structure is located.

Permit Number Description Issue Date Estimated Value

030001959 DEMOLITION 19 Nov 2003 $2,000

Use of this PARCEL MAP is subject to terms of use at: http://www.pcpao.org/Terms_of_Use.html

+–

Property Appraiser General Information http://www.pcpao.org/general.php?strap=152712899820630407

1 of 2 7/5/2018, 3:47 PM

Interactive Map of this parcel Map Legend Back to Query Results New Search Tax Collector Home Page Contact Us

Property Appraiser General Information http://www.pcpao.org/general.php?strap=152712899820630407

2 of 2 7/5/2018, 3:47 PM

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RESOLUTION NO. 2018-14

A RESOLUTION OF THE CITY OF TARPON SPRINGS,

FLORIDA, APPROVING APPLICATION #18-57 REQUESTING A

CONDITIONAL USE PERMIT TO ALLOW CONSTRUCTION OF

TWO SINGLE FAMILY RESIDENCES, ONE ON EACH OF TWO

LOTS DESCRIBED AS FOLLOWS: EASTERLY PORTION OF

LOT 4, BLOCK 63 OF TARPON SPRINGS OFFICIAL MAP, AND,

WESTERLY PORTION OF LOT 4, BLOCK 63 OF TARPON

SPRINGS OFFICIAL MAP, LOCATED ON THE NORTH SIDE OF

EAST ORANGE STREET BETWEEN HIBISCUS STREET AND

NORTH SAFFORD AVENUE, IN THE T4A DISTRICT OF THE

SPECIAL AREA PLAN; 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 two single family residences on property located

on the easterly portion and the westerly portion of Lot 4, Block 63, Tarpon Springs

Official, on the north side of East Orange Street between North Pinellas Avenue and

North Safford Avenue; and,

WHEREAS, Table 4F of the Appendix B (Transect-Based Infill Code for the

Sponge Docks and Community Redevelopment Area) 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 July 16, 2018 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 #18-57 meets the criteria for approval of a Conditional Use as set forth in the

Community Redevelopment District and the Transect-Based Infill Code for the Sponge

Docks and Community Redevelopment Area.

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SECTION 2: APPROVAL

Application #18-57, requesting a Conditional Use Permit to allow construction of one

single family residence in the T4a district of the Special Area Plan, is approved with the

following conditions:

1. The conditional use will expire within one year of approval, if a building permit is

not issued for the property.

2. A site plan submitted with the building permit application shall include a

landscaping plan that demonstrates compliance with the T4a district requirements.

SECTION 3: EFFECTIVE DATE

This Resolution shall be effective upon adoption.