Planning & Zoning Board

1. MEETING CALLED TO ORDER BY PRESIDING OFFICER 2. CELL PHONE ANNOUNCEMENT 3. PLEDGE ALLEGIANCE 4. ROLL CALL Richard Harris- Chair Mark Zdrojewski- Board Member Marvin Shavlan- Board Member Grant Smith- Board Member Ross Sanchez- Vice-Chair Chris Downing- Board Member Daniel Billingsley- Board Member Valerie Acree- Alternate Board Member* Gary Potenziano- Alternate Board Member* *Per Sec. 70-3, alternate members shall only vote on any matter when a board member is unavailable. 5. APPROVAL OF MINUTES 6. STATUS UPDATE ON PRIOR PLANNING AND ZONING CASES Staff will address questions, comments, and/or concerns from the Board pertaining to prior cases. 7. HEARING PROCEDURES City Attorney explains hearing procedures. 8. ADMINISTRATION OF OATH 9. EX-PARTE COMMUNICATION DISCLOSURE 10. PRESENTATION OF ITEMS 10.ASITE-000590-2025 Site Plan Review for a commercial property consisting of two parcels under common ownership located along the east and west sides of West PLANNING & ZONING REGULAR MEETING THURSDAY, AUGUST 20, 2026 – 2:00 PM 10451 GULF BOULEVARD TREASURE ISLAND, FL 33706 MEETING NOTICE AND AGENDA

Gulf Blvd. SITE-000590-2025 - Staff Report (August).pdf SPLC - Site Plan Application_Redacted.pdf 3. St Pete Lions Club - Civil Plans.pdf 4. St Pete Lions Club - Construction Plans.pdf 5. St. Pete Lions Club - Floor Plan & Elevations.pdf 6. Updated Parking Plan 7. St. Pete Lions Club - Drainage Report.pdf 8. St. Pete Lions Club - Landscape Plans.pdf Elevation #1.png Elevation #2.png Elevation #3.png Elevation #4.png Elevation #5.png 10.BVAR-000644-2026 Approval of marine variance to Sec. 69-71(3) to permit a dock length of 54.5 feet allowing the preservation of identified seagrass Staff Report VAR-000644-2026.pdf Application_Redacted.pdf Site Plan.pdf 10.CVAR-000643-2026 Approval of an after the fact variance requesting a 3.7-foot encroachment into the waterfront setback for a balcony associated with structural elevation improvements. Staff Report - 10234 Tarpon Drive.pdf Application & Site Plan_Redacted.pdf 11. PUBLIC COMMENTS FOR NON-AGENDA ITEMS 12. REPORTS AND COMMENTS OF CITY ATTORNEY, STAFF AND BOARD MEMBERS 13. PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY MEETINGS NEXT LPA MEETING: TBD NEXT P&Z MEETING: TBD 14. ADJOURNMENT One or more City Commissioners may be in attendance. For any person desiring to appeal any decision made by the board, agency, or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that, for such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based [F.S. 286.0105]. NOTE: Any transcript shall be requested and made by the individual requesting same at his or her own expense. Therefore, a court reporter may be desired or required accordingly. Any person with a disability who needs any accommodation in order to participate in this proceeding is entitled to assistance at no cost. Please contact the Office of the City Clerk in writing at 10451 Gulf Boulevard, Treasure Island, FL, 33706 or by phone at (727) 547-4575 at least two working days prior to the meeting to advise what assistance is needed. 15. MEETING CALLED TO ORDER BY PRESIDING OFFICER

16. ADJOURNMENT One or more City Commissioners may be in attendance. For any person desiring to appeal any decision made by the board, agency, or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that, for such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based [F.S. 286.0105]. NOTE: Any transcript shall be requested and made by the individual requesting same at his or her own expense. Therefore, a court reporter may be desired or required accordingly. Any person with a disability who needs any accommodation in order to participate in this proceeding is entitled to assistance at no cost. Please contact the Office of the City Clerk in writing at 10451 Gulf Boulevard, Treasure Island, FL, 33706 or by phone at (727) 547-4575 at least two working days prior to the meeting to advise what assistance is needed. 17. PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY MEETINGS NEXT LPA MEETING: TBD NEXT P&Z MEETING: TBD 18. REPORTS AND COMMENTS OF CITY ATTORNEY, STAFF AND BOARD MEMBERS 19. PUBLIC COMMENTS FOR NON-AGENDA ITEMS 20. CELL PHONE ANNOUNCEMENT 21. PRESENTATION OF ITEMS 22. EX-PARTE COMMUNICATION DISCLOSURE 23. ADMINISTRATION OF OATH 24. HEARING PROCEDURES City Attorney explains hearing procedures. 25. STATUS UPDATE ON PRIOR PLANNING AND ZONING CASES Staff will address questions, comments, and/or concerns from the Board pertaining to prior cases. 26. APPROVAL OF MINUTES 27. ROLL CALL Richard Harris- Chair Mark Zdrojewski- Board Member Marvin Shavlan- Board Member Grant Smith- Board Member Ross Sanchez- Vice-Chair Chris Downing- Board Member Daniel Billingsley- Board Member Valerie Acree- Alternate Board Member* Gary Potenziano- Alternate Board Member* *Per Sec. 70-3, alternate members shall only vote on any matter when a board member is unavailable.

28. PLEDGE ALLEGIANCE

1. MEETING CALLED TO ORDER BY PRESIDING OFFICER 2. CELL PHONE ANNOUNCEMENT 3. PLEDGE ALLEGIANCE 4. ROLL CALL Richard Harris- Chair Mark Zdrojewski- Board Member Marvin Shavlan- Board Member Grant Smith- Board Member Ross Sanchez- Vice-Chair Chris Downing- Board Member Daniel Billingsley- Board Member Valerie Acree- Alternate Board Member* Gary Potenziano- Alternate Board Member* *Per Sec. 70-3, alternate members shall only vote on any matter when a board member is unavailable. 5. APPROVAL OF MINUTES 6. STATUS UPDATE ON PRIOR PLANNING AND ZONING CASES Staff will address questions, comments, and/or concerns from the Board pertaining to prior cases. 7. HEARING PROCEDURES City Attorney explains hearing procedures. 8. ADMINISTRATION OF OATH 9. EX-PARTE COMMUNICATION DISCLOSURE 10. PRESENTATION OF ITEMS 10.ASITE-000590-2025 Site Plan Review for a commercial property consisting of two parcels under common ownership located along the east and west sides of West PLANNING & ZONING REGULAR MEETING THURSDAY, AUGUST 20, 2026 – 2:00 PM 10451 GULF BOULEVARD TREASURE ISLAND, FL 33706 MEETING NOTICE AND AGENDA 1

Gulf Blvd. SITE-000590-2025 - Staff Report (August).pdf SPLC - Site Plan Application_Redacted.pdf 3. St Pete Lions Club - Civil Plans.pdf 4. St Pete Lions Club - Construction Plans.pdf 5. St. Pete Lions Club - Floor Plan & Elevations.pdf 6. Updated Parking Plan 7. St. Pete Lions Club - Drainage Report.pdf 8. St. Pete Lions Club - Landscape Plans.pdf Elevation #1.png Elevation #2.png Elevation #3.png Elevation #4.png Elevation #5.png 10.BVAR-000644-2026 Approval of marine variance to Sec. 69-71(3) to permit a dock length of 54.5 feet allowing the preservation of identified seagrass Staff Report VAR-000644-2026.pdf Application_Redacted.pdf Site Plan.pdf 10.CVAR-000643-2026 Approval of an after the fact variance requesting a 3.7-foot encroachment into the waterfront setback for a balcony associated with structural elevation improvements. Staff Report - 10234 Tarpon Drive.pdf Application & Site Plan_Redacted.pdf 11. PUBLIC COMMENTS FOR NON-AGENDA ITEMS 12. REPORTS AND COMMENTS OF CITY ATTORNEY, STAFF AND BOARD MEMBERS 13. PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY MEETINGS NEXT LPA MEETING: TBD NEXT P&Z MEETING: TBD 14. ADJOURNMENT One or more City Commissioners may be in attendance. For any person desiring to appeal any decision made by the board, agency, or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that, for such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based [F.S. 286.0105]. NOTE: Any transcript shall be requested and made by the individual requesting same at his or her own expense. Therefore, a court reporter may be desired or required accordingly. Any person with a disability who needs any accommodation in order to participate in this proceeding is entitled to assistance at no cost. Please contact the Office of the City Clerk in writing at 10451 Gulf Boulevard, Treasure Island, FL, 33706 or by phone at (727) 547-4575 at least two working days prior to the meeting to advise what assistance is needed. 15. MEETING CALLED TO ORDER BY PRESIDING OFFICER 2

16. ADJOURNMENT One or more City Commissioners may be in attendance. For any person desiring to appeal any decision made by the board, agency, or commission with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that, for such purpose, he or she may need to ensure that a verbatim record of the proceedings is made, which record includes the testimony and evidence upon which the appeal is to be based [F.S. 286.0105]. NOTE: Any transcript shall be requested and made by the individual requesting same at his or her own expense. Therefore, a court reporter may be desired or required accordingly. Any person with a disability who needs any accommodation in order to participate in this proceeding is entitled to assistance at no cost. Please contact the Office of the City Clerk in writing at 10451 Gulf Boulevard, Treasure Island, FL, 33706 or by phone at (727) 547-4575 at least two working days prior to the meeting to advise what assistance is needed. 17. PLANNING & ZONING BOARD / LOCAL PLANNING AGENCY MEETINGS NEXT LPA MEETING: TBD NEXT P&Z MEETING: TBD 18. REPORTS AND COMMENTS OF CITY ATTORNEY, STAFF AND BOARD MEMBERS 19. PUBLIC COMMENTS FOR NON-AGENDA ITEMS 20. CELL PHONE ANNOUNCEMENT 21. PRESENTATION OF ITEMS 22. EX-PARTE COMMUNICATION DISCLOSURE 23. ADMINISTRATION OF OATH 24. HEARING PROCEDURES City Attorney explains hearing procedures. 25. STATUS UPDATE ON PRIOR PLANNING AND ZONING CASES Staff will address questions, comments, and/or concerns from the Board pertaining to prior cases. 26. APPROVAL OF MINUTES 27. ROLL CALL Richard Harris- Chair Mark Zdrojewski- Board Member Marvin Shavlan- Board Member Grant Smith- Board Member Ross Sanchez- Vice-Chair Chris Downing- Board Member Daniel Billingsley- Board Member Valerie Acree- Alternate Board Member* Gary Potenziano- Alternate Board Member* *Per Sec. 70-3, alternate members shall only vote on any matter when a board member is unavailable. 3

28. PLEDGE ALLEGIANCE 4

AGENDA ITEM NO. 10.A Item Cover Page DATE: August 20, 2026 SUBMITTED BY: Braydon Evans, Community Development ITEM TYPE: Public Hearings AGENDA SECTION: PRESENTATION OF ITEMS SUBJECT: SITE-000590-2025 Site Plan Review for a commercial property consisting of two parcels under common ownership located along the east and west sides of West Gulf Blvd. BACKGROUND: See attached staff report. POLICY/PURPOSE: See attached staff report. STRATEGIC PLAN RELEVANCE: NA ANALYSIS/DISCUSSION: See attached staff report. FUNDING: NA MOTION: PLANNING & ZONING BOARD AGENDA ITEM REPORT ATTACHMENTS: SITE-000590-2025 - Staff Report (August).pdf SPLC - Site Plan Application_Redacted.pdf 3. St Pete Lions Club - Civil Plans.pdf 4. St Pete Lions Club - Construction Plans.pdf 5. St. Pete Lions Club - Floor Plan & Elevations.pdf 6. Updated Parking Plan 7. St. Pete Lions Club - Drainage Report.pdf 8. St. Pete Lions Club - Landscape Plans.pdf Elevation #1.png Elevation #2.png Elevation #3.png Elevation #4.png 5

Elevation #5.png 6

1 CITY OF TREASURE ISLAND COMMUNITY DEVELOPMENT DEPARTMENT 10451 GULF BLVD TREASURE ISLAND, FL 33706 (727) 547-4575 PLANNING AND ZONING BOARD SITE PLAN REVIEW CASE NO.: SITE-000590-2025 AUGUST 20, 2026 DESCRIPTION Site Plan Review for a commercial property consisting of two parcels under common ownership located along the east and west sides of West Gulf Blvd. SITE ADDRESS: 9300 W. Gulf Blvd. PARCEL ID #: 26-31-15-78804-008-0160 & 26-31-15-78804-009-0140 & 26-31- 15-36882-009-0130 LEGAL DESCRIPTION: SAWYER & HARRELL'S 2ND ADD BLK 8, LOT 16 AND E 8FT OF VAC ALLEY ON W AND LOTS 7, 8, 17 AND 18 & VAC ALLEY BETWEEN LOTS & SAWYER & HARRELL'S, ADDIE B. BLK 9, LOT 13 HARRELL'S 2ND ADD BLK 9, LOTS 14 AND 15 PROPERTY OWNER: St. Petersburg Lions Club Inc. PO Box 11734 St. Petersburg, FL 33733-1734 PROJECT SITE: GENERAL INFORMATION: Zoning: Commercial General (CG) Adjacent Property (Use): North: Single-Family Residential East: Single-Family Residential South: Commercial West: Water Site Area: 42,436 Sq. Ft. (Approx 0.974 Acres) Flood Zone: VE-12 / AE-10, Flood Insurance Rate Map 7

2 PROPERTY BACKGROUND: The subject property consists of two parcels of land under common ownership located on the east and west sides of West Gulf Blvd. The waterfront parcel to the west historically contained a structure that housed the St. Petersburg Lions Club and was primarily utilized for civic and recreational purposes; the structure sustained damage during the 2024 hurricane season and was subsequently demolished, leaving the parcel vacant. The parcel on the east side of West Gulf Blvd has not previously been developed and has historically functioned as remote off-street parking for the Lions Club under a Site Plan Review approved in 1986. This initial site plan approval issued for the subject property was to address the nonconformities present at that time resulting from the eastern parcel being in use for remote parking prior to modern surface material regulations being adopted by code. The site plan approval in 1986 permitted the continued use of the parking lot without paving or striping following statements indicating that the property owner intended to beautify the property with landscaping and irrigation at a later time. However, no conditions of approval for such site improvements were imposed and no landscaping or irrigation improvements have been incorporated to date. The subject application proposes a new principal structure on the waterfront parcel to serve as venue and event space associated with the St. Petersburg Lions Club, accommodating weddings and other social gatherings, along with associated site improvements on the eastern parcel to continue its function as an unpaved remote parking lot with limited landscaping improvements. In July 2026 multiple variances were approved at the subject property in relation to development requirements of both the waterfront parcel and the proposed off-street parking lot. Approved variances were granted to the following requirements of the Land Development Regulations: 1. Sec. 68-466: All parking areas shall be required to provide lighting during nighttime hours of operation 2. Sec. 68-486: Parking areas shall be surfaced by dust free paving material such as asphalt, bitumen, concrete, turf block or other similar materials 3. Sec. 68-486: Parking lots shall have each parking space and aisle marked 4. Sec. 68-486(K): Remote parking shall be more than 600 feet from the distance from the site serving principal use 5. Sec. 68-487: Off street loading, 1 loading berth is required 6. Sec. 68-561: Total open space between side lot lines shall be not less than 30 percent of the width of the lot. 7. Sec. 72-40: Landscaped strip of 3’ along abutting ROW with one tree every 35’ and hedge wall of 2’ min 8. Sec. 72-41(A): Screening from abutting properties is required, using wall/hedge no less than 3.5’ in height 9. Sec. 72-42(A): Interior landscaping shall be at least 10% of total vehicular use area 10. Sec. 72-42(B): Terminal islands, interior island, and additional interior landscaping requirements for vehicular use areas. The proposed site plan locates the principal structure and its supporting improvements on the waterfront parcel, with the eastern parcel continuing to provide remote parking approximately 125 feet from the principal use. Given the nature of the proposed use, staff has identified a need for safe pedestrian movement between the two parcels, particularly during evening and nighttime hours when event attendees are expected to travel between the venue and the remote 8

3 parking area. Staff recommends a condition of approval requiring installation of a pedestrian crosswalk with flashing beacons at 92nd Avenue, or an otherwise acceptable alternative identified by the Public Works Department as an integral component of the overall site design. The proposed design of the structure orients the façade serving as the architectural front of the structure facing the waterfront, with the façade facing West Gulf Boulevard being designed as the architectural rear of the structure. As a result, the façade proposed to face along West Gulf Boulevard does not provide an entrance to the structure and lacks standard architectural details or features which contribute to the visual cohesiveness of the surrounding corridor. Further, the proposed structure is elevated to comply with flood elevation requirements and utilizes the entirety of the footprint below the structure as surface parking. The absence of a defined entrance to the structure from the abutting street results in concerns relating to the relationship of pedestrians entering the site from the off-site parking lot. With the entirety of the building footprint below the structure being used for surface parking, pedestrians accessing the building must traverse through the parking lot to reach the staircase adjacent to the beachfront. The applicant has also proposed to separate and sell a 50-foot wide (approximately 6,300 square foot) portion of the waterfront parcel to the abutting property owner. This reduction in available land area directly affects the site's capacity to accommodate required parking, landscaping, and lighting, and is a relevant consideration in staff's review of the overall site layout and its ability to meet the intent of the land development regulations. TREASURE ISLAND CODE OF ORDINANCES: Sec. 68-264. - Property development zoning regulations. (a) Generally. Property development zoning regulations as expressed through lot and bulk requirements area shall be as indicated within section 68-431. Yard requirements, setbacks, height regulations, parking and other lot and zoning regulations are contained in separate sections of this chapter. (1) The maximum impervious surface ratio (ISR) shall be 0.70. The maximum lot coverage (building footprint) shall be 50 percent of site area. (2) The maximum residential density shall be 15 dwelling units per acre. Sec. 68-431. - Schedule of lot and bulk regulations. Zoning District/Land Use Minimum Lot Width (Feet) Minimum Lot Depth (Feet) Minimum Lot Area (Sq Ft) Maximum Building Height Above BFE +2 feet of freeboard) Floor Area Ratio (%) All others 70 90 9,000 35 55 Maximum lot coverage in all districts: 50% Impervious Surface Ratio – 75% Sec. 68-466. – Lighting Commercial, hotel/motel and multi-family parking area lighting. All commercial, hotel/motel and multi-family parking areas shall be full cutoff. Light levels shall be a minimum of one initial foot candles of illumination throughout the parking lot. The maximum to minimum foot candle ratio 9

4 shall not exceed 15 to one. All parking areas shall be required to provide lighting consistent with the design requirement of this section during nighttime hours of operation Sec. 68-486. - Off-street parking. Number and description of parking spaces required. Proper parking spaces shall be provided at the time of the construction of any main building or structure, or at any time any main building or structure is increased in occupant capacity, or at the time any use or occupancy of an existing building is changed to a use or occupancy which increases the requirements for off-street parking facilities. Parking areas shall be surfaced by a dust free paving material such as asphalt, bitumen, concrete, turf block or other similar materials except for that portion of the parking area abutting the Gulf of Mexico or public beach. With the exception of single-family and two-family dwellings, parking lots shall have each parking space and aisle marked.[Remote parking.] Remote parking may be allowed as provided for in article VI, Zoning district regulations. Such remote parking facility must be located within the city and must be more than 600 feet in distance of the site serving the principal use and shall be measured from the nearest point of the principal use lot line to an entrance to the remote parking facility. Such separated parking areas shall be usable without causing unreasonable traffic congestion, detriment to any residential neighborhood, or hazard to pedestrians. Such remote parking facilities shall be subject to site plan review and shall be upgraded to meet current city codes for required parking and landscaping as required by chapter 72, article II, of the land development regulations for vehicular use areas. Staff or the planning and zoning board as applicable shall consider specific restrictions pertaining to hours of operation, noise, and lighting among other considerations in the review of such remote parking request. In addition, the owner of the principal use utilizing the remote parking facility shall have a transportation plan to shuttle people between the principal use and the remote parking facility. Sec. 68-487. – Off-Street Loading In any zoning district, in connection with every building or building group or part thereof thereafter erected and having a gross floor area of 4,000 square feet or more, which is to be occupied by commercial or industrial uses or other uses similarly requiring the receipt of distribution by vehicles of material or merchandise, there shall be provided and maintained on the same lot with such building, off-street loading berths or unloading berths as follows: (1) 4,000—25,000 square feet ......1 berth Sec. 68-541. - Setback classifications. Western Parcel (West Gulf Boulevard from south side of Lot 9, Block 12, Sawyer and Harrell's Addition to Boca Ciega Pass, to Gulf Boulevard): Street: 25 feet Side: None Eastern Parcel (East side of West Gulf Blvd from 90th to Gulf Boulevard): Street: 25 feet Side: None Sec. 68-561. - Alternate setback system procedures (a) Application and exceptions. 10

5 (1) This article shall be the alternative methods of determining all building setback requirements. The section or subsection which results in the greatest amount of setback shall apply for any given property. (2) The following categories are exempt from the application of the vertical ratio setback system set out in this article: a. Single-family dwellings, including townhouses; b. Duplex dwellings; c. All totally commercial buildings located in the CG zoning districts. d. All buildings located in the PR-MU Core zoning district. e. All buildings located in the PR-MU Gulf Blvd. zoning district. (b) Vertical setback ratio. All buildings, not otherwise excepted from this article, shall be set back from all property lines 30 percent of the height of building above existing grade. Notwithstanding this provision, the minimum setback from the waterfront property line on properties bordering the Gulf of Mexico or the public beach shall be five feet. (c) Properties bordering on the Gulf of Mexico or public beach. For properties bordering on the Gulf of Mexico or public beach, the following additional building setback and open space requirements shall be applicable: (1) The minimum required setback shall be five feet from the waterfront property line. No construction shall be permitted seaward of the coastal construction control line except by permit from the state department of environmental protection and the city. 2) Total open space between side lot lines shall be not less than 30 percent of the width of the lot but no less than the minimum designated in the setback chart, article VIII ANALYSIS OF LAND DEVELOPMENT REGULATIONS: The criteria for reviewing a site plan for approval or denial is contained in the City of Treasure Island Land Development Regulations - Section 70-92: 1) In what respects the plan is or is not consistent with the Comprehensive Plan and the purpose and intent of the zoning district in which it is located. The subject property is located in the CG zoning district and is along a commercially zoned corridor while also being adjacent to a residential zoning district. The proposed development is aligned with the general purpose and intent of the zoning district however, the proposed site plan lacks appropriate considerations necessary for commercial developments proposed adjacent to residential zoning districts as established by the land development regulations. Additionally, the goal of the Future Land Use element of the adopted Comprehensive Plan is to ensure that the residential character of the City is maintained and protected while minimizing the threat to health, safety, and welfare posed by hazards, nuisances, incompatible land uses, and environmental changes. The subject application and the related variances associated with the proposal remain in conflict with the following policies and objectives established by the Comprehensive Plan: 11

6 Policy 1.2.4: The land development regulations shall contain provisions for drainage and stormwater management, open space, safe and convenient on-site traffic flow, parking, and signage Policy 1.2.7.: The land development regulations shall contain provisions enduring the compatibility of adjacent land uses and provide for adequate and appropriate buffering Policy 1.4.7.: The city will encourage mixed-use, creative architectural design. Parking regulations in the land development regulations shall ensure adequate levels of parking spaces while encouraging the reduction of pedestrian and vehicular conflicts and enhancing the aesthetics of the pedestrian realm. Objective 1.5.: The City shall encourage redevelopment that is compatible with the existing character in order to achieve an orderly and aesthetic mixture of land uses. 2) In what respects the plan is or is not in conformance with all the applicable regulations of the zoning district in which it is located. The subject property complies with dimensional requirements of the land development regulations. However, the configuration of the proposed site plan lacks conformity with several of the City’s land development regulations through variances sought. Please see notes and site data table below. Land Development Regulations Proposed Site Plan West Parcel East Parcel Lot Width (min.) 70’ 100’ 126’ Lot Depth (min.) 90’ 130’ 92’ Lot Area (min.) 4,500 sq. ft. 13,759 sq ft Lot Coverage (max.) 50% 18.4% NA ISR (max.) 70% 56% 0% FAR (max.) Exempt 34% 0% Building Height (max.) 35’ (above BFE + 2ft. freeboard) 31.7’ Setbacks Front 25’ 45’ - Side (North) None 3’ - Side (South) None 20’ - Waterfront 5’ 13’ - Open Space (30% of proposed lot width) 30’ 23’ Design Flood Elevation 14’ (12’ BFE + 2’ freeboard) 14’ Parking Spaces 41 spaces 42 Loading Berth 1 0 Commercial Parking Area Lighting 1 foot candle throughout None Total Interior Landscaping Requirement (equal to ten 1,048 sq. ft. (approx.) 0 sq. ft. 12

7 percent of the total vehicular use area) Landscaped Interior Islands (one required for every 15 parking spaces) 2 0 Landscaped Terminal Islands (required on both ends of contiguous rows of 10 or more parking spaces) 4 0 3) In what respects the plan is or is not in conformance with the City’s subdivision regulations and all other applicable City requirements including the design and construction of streets, utility facilities and other essential services. The proposed sale of a portion of the subject property does not interfere with subdivision regulations of the land development regulations. 4) In what respects the plan is or is not consistent with good design standards with respect to all internal or external relationships, including but not limited to: a) Provisions to ensure compatibility with the planned character of the zoning district where the proposed development is to be located, and with existing development surrounding the site. The proposed site plan is incompatible with the existing developments surrounding the subject property. No provisions have been incorporated into the site plan or proposed building elevations which serve in preserving the commercial character of the corridor or mitigating potential impacts on adjacent residential parcels. The proposed principal structure lacks meaningful architectural design considerations along the street facing façade of the structure which detracts from the cohesive character planned for the area surrounding the site. b) Internal or external circulation patterns, for vehicles, bicycles, and pedestrians; provisions for the separation of on-site pedestrian and vehicular traffic; provisions for the safe and convenient storage of bicycles, where applicable. The proposed site plan does include the provision for the storage of bicycles as required by the land development regulations. An approved variance allowing no loading berth to be provided on site results in the potential for vehicle circulation impacts improper site planning for commercial vehicles