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HomeMy WebLinkAbout2011 02 10 Regular 600 Concept Plan for Proposed 4000 Square Foot One Story Retail Building For Pool Supply Store PLANNING & ZONING BOARD AGENDA ITEM Consent Informational ITEM 600 Public Hearing Regular X INK A February 10, 2011 Mgr. / 11,4 t Special Meeting Authoriz. ion REQUEST: The Community Development Department requests the Planning and Zoning Board consider the concept plan for a proposed 4,000 square foot (SF) one -story retail building for a pool supply store and a detached 800 SF one -story drive -thru ice cream shop on a 0.73 acre crescent shaped site within the Town Center. SYNOPSIS: Section 20 -323 of the City Code lists confectionary and ice cream stores as a permitted use and swimming pool sales, service, and supplies as a use permitted only by special exception within the Town Center. The request is for concept plan approval, not final engineering site plan or formal aesthetic review. This site has previously received conditional concept approval (May 2007) and conditional site plan and aesthetic review approval (September 2008). No application for special exception has been requested. The conditional approvals were not followed through on, were not extended, and have expired. The concept plan submittal does not meet the minimum requirements set forth in Subsections 20 -321 (b) (2) and (3) and, more importantly, is substantially inconsistent with both the Comprehensive Plan and the Town Center Code (sections 20 -320 thru 20 -327 of the City Code). CONSIDERATIONS: LAND USE, ZONING DESIGNATION, ETC.: Zoning: Town Center Future Land Use Designation: Town Center APPLICABLE REGULATION: Florida Statutes Comprehensive Plan City Code February 10, 2011 Planning & Zoning Board Regular Item 600 Page 2 BACKGROUND AND OVERVIEW: The 0.73 acre undeveloped and treed site is located within the Winter Springs Town Center on the southeast corner of SR 434 and Central Winds Drive. The street -to- building relationship is the number one defining characteristic of the Town Center Code (Code). Spaces and Places are created that support livability and walkability. The auto is accommodated but is not to dominate within the Town Center. As a result the entire Town Center Code is structured to support what is described as the "hierarchy" of squares, parks and streets. This hierarchy and structure is unique to the Town Center. It is the result of a concerted effort to create a distinctly different "downtown" area for Winter Springs, apart from the rest of the City. A downtown or urban environment demands a higher intensity. For that reason, the Comprehensive Plan requires buildings in the Town Center to be a minimum of two stories (FLUE Policy 2.2.8), and allows a Floor Area Ratio (ratio of building to land) up to 1.00 and a density up to 36 dwelling units per acre. A higher intensity and density is required to support the economic vitality of the Town Center. The proposed Pinch -A -Penny concept plan proposes one- story buildings with a Floor Area Ratio (FAR) of only 0.15. The Pinch -A -Penny rendering illustrates an attractive, horizontally oriented, one -story suburban building, appropriate to an auto - dominated commercial zoning district, such as C -1. Although attractive, neither the building nor the site plans give consideration to the Town Center or Urban Central Business District requirements (as included in the Code and the City's Comprehensive Plan). Common to suburban development, the plan is oriented to an "auto- centric" use and layout and neglects to illustrate pedestrian connectivity within the site, despite the pedestrian friendly orientation and requirement within the Town Center. This site has the benefit of being adjacent to the recently approved Choices in Learning Charter School civic site. Choices in Learning is intended to be a gateway to the Town Center and will consequently also draw increased exposure to this site. It is therefore, critical that the site optimize its value within the Town Center. Within the Town Center, the primary consideration is the location of the building on the site so that it frames the street and street corner. Additionally, the building must be a minimum of two stories to frame the street, give prominence and to increase the land use efficiency. The renderings of the building are illustrated independently from the site plan and do not convey the relationship of the building to the site. It is difficult to understand if the portico (both front and rear) will fit into the site as illustrated and how any pedestrian circulation will be accommodated. The site topography slopes southward from a high point of about 48' NGVD near the intersection of Central Winds Drive and Central Winds Parkway (a.k.a. Old SR 434) to a low of less than 42' NGVD at its southern end (more than 6' over a span of 353 feet). This is an important and prominent location for the City and the Town Center as well as the applicant. All west -bound traffic on SR 434 through the Town Center will experience a terminating vista [prominent view] into the south and western boundaries of this site. This is similar to the way the 8.7 acre crescent - shaped Choices in Learning Charter School property (immediately to the northwest) will February 10, 2011 Planning & Zoning Board Regular Item 600 Page 3 form the entrance to the Town Center from the west. Most traffic to and from the high school and Central Winds Park will pass by and stop adjacent to this site on Central Winds Drive. Proximity to Winter Springs High School, Choices in Learning Charter School, Heritage Park, Central Winds Park, and the Cross Seminole Trail should make this site desirable for various retail endeavors. The site is subject to the Town Center provisions of the Comprehensive Plan (primarily the Future Land Use Element and Multi -Modal Transportation Element) and the Town Center Code (sections 20 -320 thru 20 -327 of the City Code). Section 163.3194, Florida Statutes, requires any development approved or undertaken by a local government to be consistent with the Comprehensive Plan. The site has readily accessible City water and sanitary sewer service. There is a 6 -inch sanitary force main and a 12 -inch potable water main that extend through the southeastern portion of the site and cross SR 434 to the Heritage Park/Wagner's Curve site. The 12 -inch potable line also extends in the Central Winds Parkway (aka old SR 434) ROW toward Central Winds Park. Tax records indicate that the applicant acquired the site in 2007, years after the Town Center was established, after the site was made a part of the Town Center Future Land Use designation and zoning district, and after the Town Center Code was adopted. Development topics for a concept review (and the subsequent final engineering, aesthetic review, special exceptions, and development agreement), include, but are not necessarily limited to, the following: • Legal status of the Comprehensive Plan (Sec. 163.3194, FS); • Adjacent on -street parking along Central Winds Parkway (old SR 434); • On -site parking, stacking, and driveway alignment with the curb -cut to Winter Springs High School (and the view from SR 434); • Site orientation toward SR 434 and non -primary roadways; • Proper signage; • Adequate sidewalks, lighting, and pedestrian access; • Storm -water pond options; • Town Center architecture controls; and • Waiving the frontage road along SR 434. COMPREHENSIVE PLAN REQUIREMENTS: Future Land Use Element: The following goals, objectives, and policies from the Future Land Use Element of the City's Comprehensive Plan are most pertinent to development of this site: Goal 2: Town Center. The City seeks to create a Town Center based upon traditional design standards for development that will become the identifying focus of the City's downtown and contribute to an increased and diversified tax base for the City. The primary purpose of the Town Center shall be to February 10, 2011 Planning & Zoning Board Regular Item 600 Page 4 create an economically successful, vibrant, aesthetic, compact, multimodal, diverse, mixed use (including horizontal and vertical integration of uses) neo- traditional urban environment, designed on a pedestrian scale and with a pedestrian orientation. The Town Center is to be a place where people can reside in a mix of single and multiple family dwellings, work, gather to shop, relax, recreate, be entertained, attend community events, and enjoy the natural beauty of lands located in the Town Center. The Town Center should be created through public and private investment and development. Policy 2.1.3: Promote and Protect. Maintain a leadership position to protect the economic and planning integrity of the Town Center and promote public and private investment and growth therein. Objective 2.2: Neo traditional. Promote and enhance the development of the Town Center by allowing a mixed use higher density /intensity neo- traditional urban pattern. Policy 2.2.1: Neo - Traditional Characteristics. Encourage a mixed use higher density /intensity neo - traditional Town Center, utilizing, to the extent practical, the fundamentals and urban design concepts in the Town Center Master Plan: • Urban and high density • Walkable community • Predictability in design/flexibility in land uses. • Visibly different section of S.R. 434 • Important sites for special public places • "Green network" of parks and preserved open spaces • Connected network of streets and blocks • Special public spaces of defined character • Special sites for civic buildings • Pedestrian sized blocks • Non -gated developments Policy 2.2.8: Intensity and Building Height. Encourage higher intensity development in the Town Center which does not exceed a floor area ratio (FAR) of two (2.0) and six (6) stories in height. Policy 2.3.3: Optimization of Tax Base. Ensure compatible land uses and development projects within the Town Center that optimally increase and diversify the City's tax base and economic well - being, while complementing and protecting established surrounding neighborhoods. Policy 2.3.6: High Quality Development. Ensure high - quality building and development that enhances the image and economic well -being of the City and the Town Center. Goal 5: Urban Central Business District. The City shall create an Urban Central Business District (UCBD) in order to promote high intensity, high density development in its urban core. Objective 5.1: Urban Central Business District designated as an appropriate area for intensive growth and development. The UCBD is intended for high intensity, high density multi -use development which may include any of the following: retail, financial, office (also including professional and governmental offices), cultural, recreational and entertainment facilities, high density residential, or hotels and should be located in close proximity to public facilities. February 10, 2011 Planning & Zoning Board Regular Item 600 Page 5 Policy 5.1.1: Purpose of Urban Central Business District. Establish the UCBD to: • Plan appropriate and balanced land uses on a scale and at an intensity, consistent with the availability of public facilities and services; • Facilitate mixed use development; • Encourage mass transit; • Reduce dependency on the automobile and vehicle miles traveled; • Encourage quality development; and • Give defmition to the urban form through a vertical and horizontal mix of uses rather than strip -type development. Policy 5.1.2: Characteristics of Urban Central Business District. Establish the UCBD as a multi -use area appropriate for intensive growth and having the following characteristics: • Compact mix of uses which are pedestrian- friendly and are accessible without the use of the automobile (Ord.2010 -18; 10- 25 -10); • Flexible, versatile building design that will outlast initial uses and create long -term value; • Densities and intensities which support transit (Ord.2010 -18; 10- 25 -10); • Proximate and accessible to major arterial roadways; and • Adequate public facilities including roads, water, wastewater, solid waste disposal, stormwater drainage, and recreation. Policy 5.2.3: Public Areas within the Town Center. Incorporate pedestrian nodes, such as plazas, parks, squares, gardens, courtyards, or other public green space areas. Policy 5.2.6: Pedestrian- Friendly Site Design. Promote pedestrian gathering and circulation by requiring all of the following: • Safe and convenient pedestrian connection to commercial shop fronts from rear parking areas. Connection might be by public sidewalk or through plazas, courtyards, vias, or corridors; • Transit stops which are well connected to pedestrian circulation systems and include shelter from the elements and sitting areas; • Sidewalks that are a minimum of 12' wide along in front of commercial shop fronts and are a minimum of 6' wide in all other areas; • Provisions for immediate shade along streets by inclusion of larger caliper shade trees, expanded awnings or colonnades for commercial shop fronts, and/or other means; • Pedestrian lighting and subdued night lighting of display windows and building interiors along street frontages; • Room -sized areas of occupiable space (as defined in Florida Building Code, Chapter 2) along street frontages in commercial shop fronts with entrances at the same grade as the sidewalk; and • Streetscape design as set forth in the Town Center District Code. Policy 5.2.7: General Design of Individual Developments within the Urban Central Business District. Require all development within the UCBD to comply with the Town Center Goal and Town Center District Code. Require development to include diversity in detailing and style while maintaining aesthetic harmony and buildings to include at least two stories. Ancillary buildings may be excluded from the two story minimum by action of the City Commission. February 10, 2011 Planning & Zoning Board Regular Item 600 Page 6 Policy 5.2.8: Service Areas. Prohibit service areas from being located in front yards and require that they not be visible from public rights -of -way or squares, parks, or primary space. Design service areas to the standards set forth in the Town Center District Code. Multimodal Transportation Element: The following goals, objectives, and policies from the Multimodal Transportation Element of the City's Comprehensive Plan are most pertinent to development of this site: Policy 1.5.3: Require both new development and substantial redevelopment to provide adequate safe pedestrian facilities on -site, to adjacent sites as practical, and in adjacent right -of -way. Such facilities shall include a direct link between the public sidewalk network and building entrance, lighted sidewalks along both sides of all internal roadways and, as appropriate, on the development side of adjacent roadways. Additionally, mitigation or elimination of existing pedestrian hazards (e.g. upgrading an intersection) may be required, as needed and dependent upon the magnitude of the development or redevelopment project. Policy 1.5.4: Require both new development and substantial redevelopment to provide adequate safe bicycle facilities on -site, to adjacent sites as practical, and in adjacent right -of -way. Such facilities shall include the provision of bicycle parking, as appropriate. Additionally, mitigation or elimination of existing bicycle hazards (e.g. installing bicycle detectors at signalized intersections) may be required, as needed and dependent upon the magnitude of the development or redevelopment project Policy 1.5.7: Require new development and redevelopment to provide safe, well lit, and efficient on -site motorized and non - motorized traffic movements, sufficient parking, pedestrian facilities, and, as applicable, connections to adjacent sites and rights -of -way. Encourage increased land use densities and mixed uses, consistent with the Future Land Use Element to enhance the feasibility of transit and promote alternative transportation modes. Policy 1.5.12: Require that interconnected, unencumbered sidewalks be constructed concurrently with new development, by the developer. Sidewalks connecting to nearby schools, parks, bus stops, or other activity areas which function as pedestrian generators are to be provided to the extent required by the City's land development code. Policy 1.11.3: On -site Mobility Strategies for All Development. The City shall require development to implement mobility strategies to mitigate the respective transportation impacts and to improve mobility within the City. All new development or redevelopment shall provide onsite or access improvements as indicated below, based upon the Zone in which the project is located, as indicated in the columns on the right (Specifically Zone A) February 10, 2011 Planning & Zoning Board Regular Item 600 Page 7 Zone A Zone IS Zone C Zone D Zone E TCEA Zones & Appropriate On-site Mabiity Central Suburban Seminole Corridor SR 419 Strategies for Ail Development Alobinte w., Flub sane Corridor Deuteron Nub District Developer shall build public sidewalks in accordance with City standards along developed property frontage and convey the land or provide easements for these sidewalks. Connect development to existing or X X X X X planted sidewalks within 113 of a mile; Provide easement and build cross-access corner/ions between adjacent 2 properties along arterials and utilize shared driveways, except when X X X X infeadie; 3 Closing of existing, excessive, dove, or unsafe curb cuts or X X narrowing of overly wide curb cuts at the development site; Deviling of land or conveyance of required easements within the 4 property, as needed, for the addition or extension of a not- motorized X multi -use trail, in accordance with the City's adopted Master Plan; Safe and convenient on -site pedestrian circulation such as sidewalks and 5 ADA crosswalks connecting buildings and parking area at the X X X X X development site; 6 Stre�etsapu�tlandsaping on the development frontage side of public X X X X X rights - of-way adjacent to the property and within the project site; sidewalk fighting on the development frontage side of public rights -of- X X X X X way adjacent Mitre property and within the project site; Deeding of land or conveyance of required easements within the 8 property, as needed, for future bus rapid transit or other local X X circulator, in accordance with the city's adopted master Plan; Compact mix of uses which are pedestrian friendly and are accessible 9 X X X without the use of the automobile ; Roadways, bikeways, andpedestrian systems shall encourage travel 10 between neighborhoods and access to transit without requiring the use X X X X X of arterial roadways; Deeding eland or conveyance of required easements along the developed property frontage to the city, as required, and the 11 construction of or- street parking. Not required if it would render the X property unusable for development; 12 Through streets in new development areas spaced no more than 1/2 X X X mile apart; Provision of bus shelter and associated amenities provided for - 13 developments with greater than 200 residential units or commercial X X X X X developments projected to generate more than 1500 ADT. Infrastructure Element: The following goals, objectives, and policies from the Infrastructure Element of the City's Comprehensive Plan are most pertinent to development of this site: Policy 2.7.8: Require fifty (50 %) percent of the required landscaping area, as indicated in the Land Development Regulations to be Xeriscapine or site suitable native plant material. February 10, 2011 Planning & Zoning Board Regular Item 600 Page 8 Policy 4.4.6: Require the planting of littoral zone vegetation in stormwater ponds and/or lakes to provide a natural system for the uptake of nutrients and other constituents transported by stormwater runoff, where feasible. STRATEGIC PLAN: The Winter Springs Strategic Plan identified the Town Center as both a strength and an opportunity (other strengths include neighborhoods and planning). Goals and objectives included promoting a sense of community and aggressively completing the vision for the Town Center. The plan also listed community treasures as including the Town Center, schools, family atmosphere, walkable community, upscale atmosphere and enforced standards, and high stable property values. While the strategic plan is not legally binding, it embodies and projects the values, spirit, and visions of the future of the City's citizens and business owners. CITY CODE ISSUES: Section 20 -323 lists the permitted uses allowed within the Town Center zoning district. This includes ice confectionary and cream stores (Sec. 20 -323 (a)). Pool supply stores are allowed only as special exceptions (Sec. 20 -323 (b)). The applicant does not have (nor has he applied for) a special exception to relocate his existing pool supply store to this location (see also special exception criteria and procedures in Sec. 20 -321 (c)). Section 20 -320 prescribes a series of documentary resources upon which interpretations of the Town Center Code are to be based (Sec. 20 -320 (a)). This section also tells how the code is to be used (Sec. 20 -320 (c)). Section 20 -321 provides for a preliminary /concept review (not a full preliminary engineering plan as addressed in Sec. 9 -46) and provides criteria for that review. The submittal does not include the prescribed Sec. 20 -321 (3) materials and information (e.g. current site and tree survey, legal description, building elevations facing all public roadways, and parking analysis). Section 20 -324 sets forth standards for exceptions to build -to lines (Sec. 20 -324 (3)), drive -thru facilities (Sec. 20 -324 (8)), on -street parking (Sec. 20 -324 (10) (b)), and on -site parking lot landscape island spacing (Sec. 20 -324 (10) (f)). The submittal does not meet the prescribed criteria. Section 20 -325 provides for a hierarchy of primary space (Sec. 20 -325 (a)), build -to line locations, and other dimensional requirements, including, but not limited to space between buildings and 2 -story minimum (Sec. 20 -325 (c) (8) and (10); FLUE Policy 5.2.7 in the Comprehensive Plan also require 2- story). Sec. 20 -327 (b) provides for potentially filling excess space between buildings along a roadway frontage with garden walls (and provides criteria for garden walls; Sec. 20 -327 (b)). The submittal does not locate buildings to the build -to line, does not appear consistent with maximum building separation, and does not propose a garden wall. Section 20 -326 prescribes the minimum length, depth, and height of awnings, marquees, and colonnades (Sec. 20 -326 (a) and (c)). a , ' 1,4 ...' ' '''''' ,' 4 -- ". , , - ',,,. : , ,,,,,,_..14:$741," ' i, "zt-,-.114-'"AA. . . ' 1..,,,,..t.‘..1,,,,,,,,l,„ .:_'„ ..,,,,,,, ..... A \ : — ,. a s ° f __...„,, . p t rIN,,,,,,,,,,,,,,,,,.....4,,,,,,:„ ,,,,.:,;,,,,,,,...1:14,1„..,,,,,,,,,,,,.._*„,-:!,. ... , -,04 . ..I oft... 4 4.._., .....: -- - rt;I:t, ;... ' 40" ,;:114 I f , '.: ' ,. (4$1?„..,4% * ..*` 4,, ,!. 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Flalda 33705 DRAWING LIST: 1.727.894.9700 7.727.894.9701 TOPPER'S CREAMERY STORE A -0, FLOOR PLAN AA 26000629 A -00 COVERSHEEi © „, 6 474 HUNT CLUB BOULEVARD SOUTH, APOPKA, FLORIDA A -03 E ONS PLAN P A -04 MECHANICAL PLAN A -05 PLUMBING PLAN A -06 ELECTRICAL PLAN - "' -_ m ` F CONCRETE STAIRS WITH . i GUARDRAILS -SEE - - A - - CIVIL DRAWINGS • . 11111 0� I DaKine Creamery 1 Pod i B 3191 �` _ • • - . nNa Orlando. Florida F Bar 32802 IMSWII III VICINITY MAP W�I ir BUILDING DATA: I I I APPUCABLE CODES: FLORIDA BUILDING CODE - 2007 CONCRETE SEEMS- 1QJOMWITH I LMNETHRU FLORIDA MECHANICAL CODE - 2007 SEE CIVIL DRAWINGS o WHOM/ FLORIDA PLUMBING CODE - 2007 FLORIDA FIR PREVENTION CODE - 2007 m G Toppers NFPA 70 - NATIONAL ELECTRIC C • s - LA _ FLORIDA ADMINISTRATIVE COD' •"1 •0 I Iv Creamery THIS PROJECT IS LOCATED WITHI' FLORIDA'S WIND BORNE ,,,,,,;>/::., 8075 on, F1 33 Boulevard DEBRIS REGION o ` O , \ p . JP,/ X 88 / OBARSAttzac 'di k Brandon, FL 33571 ` \`` O` /\ \� Pr JOINT WIlHCOSPRESSOLE e BASIC WIND SPEED: 120 MPH �` \ o F.1 EXPOSURE CATEGORY: B o s, ,.N o "` \\` •::: % s3� c FORTRESS WIND IMPORTANCE FACTOR 1.0 �\ \ o` . , THIS BUILDING IS ENCLOSED , ` `� ` o` \` o`` O ` sEEaWLT oDRAWINGS ‘:,..11116"111141/ IN E RNA PAVE UREFFICIENT. 15 018 o`\�`�\ °�\` r FORTRESS DEVELOPMENT • � � Q o ` `'. . ����r 19046 Bruce B Dorms Boulevard ROOF PITCH: 1/4" / FT .` � ° o o` \, �`� ``� �/ j"`: ���` EucHt , OAT ts' 9°0 i4° OUTDOOR � ' Tampa, Florida 33647 CONSTRUCTION TYPE: TYPE VB `� �` 0 , � E ' �: /�a /� / ` \ \ ' \` M OCCUPANCY TYPE: GROUP M- MERCANTILE . �� o° o` \ � j \ `\ ° �\ i a l 0 .,.. ,,,. OCCUANTLOAD: . � �o ' ° \ oo / INSIDE (STAFF ONLY - NO PUBLIC) 4 PERSONS A \ ° . ` \ S %�" 1 .� / tit. OUTSIDE 990SF / 30 = 33 PERSONS ` .. i � � '.. ,�':::- . G I,� A FIXED SEATS 20 PERSONS � � � • • im � � /o` w Coversheet 6 PERSONS , A` o` /ll� `� / / 0 I � � Coversheet do, OTHER 7 PERSONS TOTAL 37 PERSONS O RETAINING WALL \\`S. ,n MAXIMUM TRAVEL DISTANCE: 150 FT — ,(gT'_°JI``A1!_ MINIMUM CLEAR WIDTH AT DOORS: 32" =1 %Zip ( Revisions: NUMBER OF EXIST REQUIRED: 1 PER T1015.1 H9IFS J ` � T 1 112ei2010 1. ALL LOCXSETS AND LATGWETSTD BE ADA COMPLIANT UL LISTED LEVER TYPE OVERALL BUILDING DIMENSIONS 2 DOORS SHALL CONFORM TO FBC AND ADAAa REGULATION REGARDING OPERATION AND =1r= - LENGTH: 36'-10" HARDWARE MOUNTING HEIGHTS. iN,� . - WIDTH: 18'-4" &ALL HARDWARE FINISHES TO BE USSTO -BATS+ STAINLESS STEEL � TI" • LAN: 2.0 4. KEy ALL LOCKS ALIKE UNLESS OTHERVASE DIRECTED BY OWNER II" il S t � . BUILDING AREA: 562 SF FIRE ALARM ` ,i TEMPEIATUREE SENSOR _ MDSR0BE . FLORIDA PRODUCT APPROVAL Dom SENSOR Dale 4 Lim semi 9/ CATEGORY MANUFACTURER MODEL APPROVAL NUMBER I A Prc4ect Number: 1 WALLS PRECISION FOAM FABRICATORS 4" SIPS PANEL FL 13381.1 ROOF PRECISION FOAM FABRICATORS 6" SIPS PANEL FL 13379.1 OUTLET 10106 -00 = III Sheet Number O ARCHITECTURAL SITE PLAN € ROOF JOHNS MANVILL SINGLE PLY ROOFING NOA09-0730.03 srue Pir• r• r DOORS INGERSOLL RAND OIJTSWING STEEL DOOR NOA 10-0209.07 O TYPICAL MOUNTING HEIGHTS A_00 § b E WINDOWS QUIKSERV CORP HORIZONTAL SLIDING NOA 1210.04 SCALE Pr• r -c • INFORMATION ONLY - REFER TO CIVIL D AAIMNGS FOR DIMENSIONS AMD DETAILS OF ALL SITE RELAATED STEMS (OUTSIDE OF BUILDING ENVELOPE) BENSON WORLEY architecture STUDIO, INC. 276 Dr. Marl* Luther King .k. Sheet N. SL Petersburg. Florida 33705 1.727.894.9700 L727,894.9701 M 26000629 0 wron-r saw.* yy A 3s PREFIMENED NETK COPING CAP \ \\ PREF1rrIRI®NET DaKirle Creamery COP ' t�cNAGE Post Office Boot 3191 BY OTHERS Orlando. Florida 32802 1111111111111111 . 11111111111 —_ T P ANELS- IED CAL TRANSACT/ON r i Firab al m _ IY, = � FINNED FLOOR _ _ _ _ _ _ O SIDE ELEVATION Toppers 2 .1... NOTE: Creamery ALL OL.ADNG TO BE IMPACT RATED O FRONT ELEVATION 1015 west Brandon Boulevard 1 SCALE iN• • L _. Brandon, FL 33511 PRERM9N®NE AL COPING CAP COPING CAP wErK FORTRESS DEVELOPMENT II 19046 Florida . Downs Boulevard _ ��� PREMISED AETK Tampa. Fkal 33647 � , u e _ GUTTER AND DOWNSPOUT � '�����I�I��I������'�� .�I - -- - ��. AwNING AWNING - - , .\ Mier PRff11AN1ED SIPS RwAEDNOIlDW MEW \ � PAINTED HOLLOW hFf \�'.. rwma_TrPIrAL DDORAIO FRAME �� DDDRAND FRAME Elevations ALUMMIMTNREBrIOLD BET IN MASTIC TYPICAL I \ ; / FINISHED FLOOR FINISHED FLOOR ®® SIDE ELEVATION O REAR ELEVATION 1 1128/2010 SCALE 1W• 1' -P L� —�I 3 Date a 9/27/2010 9 9i Roleat Number: E 10106 -00 i Sheet Number: A -03