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HomeMy WebLinkAboutP&Z Agenda Pkt. 2-9-2011CALL TO ORDER: ;� _ NEW BUSINESS: City of Cape NING & ZONING BOARD MEETING E CANAVERAL PUBLIC LIBRARY 201 POLK AVENUE FEBRUARY 9, 2011 7:00 P.M. AGENDA 1. Approval of Meeting Minutes: November 10, 2010. 2. Recommendation to Board of Adjustment: Special Exception Request No. 11-01 to Allow On -Premise Consumption of Alcoholic Beverages in the C- 1 Zoning District at LaFiesta Mexican Restaurant, 7802 N. Atlantic Avenue, Section 23, Township 24 South, Range 37 East, Block 25, Lot 9, Avon by the Sea Subdivision — Alice Fusillo for Alice's Fiesta, Inc., Applicant. OPEN DISCUSSION: ADJOURNMENT: Pursuant to Section 286.1015, F.S., the City hereby advises the public that: If a person decides to appeal any decision made by the Planning and Zoning Board with respect to any matter rendered at this meeting, that person will need a record of the proceedings, and for such purpose that person 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. This notice does not constitute consent by the City for the introduction or admission into evidence of otherwise inadmissible or irrelevant evidence, nor does it authorize challenges or appeals not otherwise allowed by law. This meeting may include the attendance of one or more members of the Cape Canaveral City Council, Board of Adjustment, Code Enforcement and/or Community Appearance Board who may or may not participate in Board discussions held at this public meeting. Persons with disabilities needing assistance to participate in any of these proceedings should contact the City Clerk's office at 868-1221, 48 hours in advance of the meeting. 7510 N. Atlantic Avenue o Post Office Box 326 ® Cape Canaveral, FL .32920-0326 Telephone: (321) 868-1222 ® Fax: (321) 868-1247 www.myflorida.com/cape ® email: ccapecanaveral(PcErr.com VAMO Date: February 4, 2011 To: Planning and Zoning Board members From: Barry Brown, Planning and Development Director RE: February 9, 2011 P&Z Board Meeting There is one action item on the agenda for this meeting. The owner of LaFiesta Mexican Restaurant wants to serve liquor in addition to wine and beer. The current Special Exception allows for wine and beer only, therefore, Ms. Fusillo is requesting another Special Exception that would include on premise consumption of liquor. Please see the email from John Johanson, he will no longer be attending P&Z Board meetings. A letter thanking him for his service has been sent from the City Clerk's office. Also, see the article from Planning magazine that tells of Sarasota's analysis of the fiscal impacts of mixed use development. Stay informed about City activities by reading the Weekly Update prepared by Staff and posted to the homepage of the City website each Friday. If you have question or comment, call me at 868-1206 or email B.Browncit vofcap--catiaveral.ora. PLANNING & ZONING BOARD MEETING MINUTES NOVEMBER 10, 2010 A Regular Meeting of the Planning & Zoning Board was held on November 10, 2010, at the City Canaveral Public Library, 201 Polk Avenue, Cape Canaveral, Florida. Lamar Russell, Chairperson, called the meeting to Order at 7:00 p.m. The Recording Secretary called the roll. MEMBERS PRESENT Lamar Russell Bea McNeely John Fredrickson Harry Pearson Donald Dunn John Johanson Ron Friedman OTHERS PRESENT Susan Chapman Kate Latorre Barry Brown NEW BUSINESS Chairperson Vice Chairperson 1 s` Alternate 2nd Alternate Secretary Assistant City Attorney Planning & Development Director Approval of Meeting Minutes: October 13, 2010. Motion by Harry Pearson, seconded by Bea McNeely, to approve the meeting minutes of October 13, 2010. Motion carried unanimously. 2. Recommendation to City Council: Proposed Ordinance Amending Chapter 94, Signs, Related to Historical Markers. Mr. Brown advised that the City was pursuing a historical marker program; Ray Osborne, City Historian, was heading -up the effort; the City will need to revise its sign code to allow for historical markers. Mrs. Latorre noted that the City Council would establish a uniform standard type marker, and exempt them from permitting. Brief discussion followed. Motion by Donald Dunn, seconded by Harry Pearson to recommend the proposed ordinance be enacted. Vote on the motion carried unanimously. OPEN DISCUSSION Mr. Brown gave an update regarding the item that was removed from tonight's agenda. He advised that review comments remained to be satisfactorily addressed prior to consideration by the Board. Planning & Zoning Board Meeting Minutes November 10, 2010 Page 2 of 2 Motion by Harry Pearson, seconded by Donald Dunn to adjourn the meeting at 7:18 p.m. Approved on this day of 2010. Lamar Russell, Chairperson Susan L. Chapman, Secretary Planning &Zoning Board February 9, 2011 Request: For a Special Exception to allow for the on premise consumption of alcoholic beverages to include full liquor service per Sec 110-171(a). The property currently has a special exception that allows for the sale of beer and wine only. Applicant: Alice Fusillo of Alice's Fiesta, Inc. M -# Subject property: 7802 N. Atlantic Avenue 0 Surrounding zoning: North — C-11, Commercial East — C-1, Commercial South — C-1, Commercial West — C-1, Commercial Surrounding uses: North — Cape Laundry and Kennedy's Lamp Post Tavern East — Dotty's Bar South — Circle K West — Wachovia Bank Summary Alice Fusillo, owner of the LaFiesta Mexican Restaurant, wants to provide full liquor service to her patrons. The property currently has a Special Exception for beer and wine only, therefore, Ms. Fusillo is requesting another Special Exception that will allow her to serve liquor as well as beer and wine. Our code calls for a minimum separation of 2000 ft. between establishments that serve alcohol with certain exceptions, one being restaurants that have a minimum of 150 seats. LaFiesta qualifies as an exception to the separation requirement, as there is seating for 150 persons (see attached floor plan). The restaurant also meets the code requirement to be located at least 300 ft. from churches, schools, and playgrounds. Required parking per code is not provided on-site, however, our code allows for parking to be provided off-site within 500 ft. of the subject property. Enclosed is a parking agreement for the use of spaces at the Wachovia Bank. All special exception recommendations and final decisions shall be based on the following criteria to the extent applicable.- Land pplicable:Land Use and Zoning Is the requested SE consistent with the intent of the Comprehensive Plan? Yes, C-1 Commercial land use classification allows for restaurant uses. Is the requested SE consistent with the intent of the zoning district in which it is sought? I Cs, r estaur d%/Is ar e pt a icipol uses hi G- I tCommer (aal Zoning. Will the SE meet all the requirements of the zoning district in which the request is to be located, such as: lot requirements, building setbacks, lot coverage, height, buffers, off- street parking, signs, storage, landscaping, etc.? Parking per the code is not provided on- site, however, a parking agreement has been obtained that provides required parking within 500 ft. of the restaurant. . s the establishment within 00 feet of any existing church, school Flayground? No. Is the establishment within 00 ft. of the mean high water line of the Atlantic Ocean the Banana River? No. Is the proposed special exception compatible and harmonious with properties and uses in the surrounding area? Explain why. Yes. The restaurant is an established use, currently serving beer and wine, and is compatible with the surrounding area. Will the scale and intensity of the proposed special exception be compatible and harmonious with adjacent land uses? Yes, as it is currently. Will the traffic generated, volume and type, adversely impact land use activities in the immediate vicinity? No. Will the proposed special exception create any adverse impacts to other properties in the surrounding area? Address the creation of noise, light, vibration, odor, stormwater runoff, or other offsite impacts that would not have been created had the property been developed as a principle use? No, this request does not change the nature of the current operation, vvill treats -e adequate screening, buffers, landscaping, open space, off-street parking, other similar site improvements to mitigate any adverse impacts of the SE? There is adequate screening and buffering. Off-street parking will need to be addressed per code, but actual impact of additional seating can be handled on site. Will the size and shape of the site, the proposed access, internal circulation, and design enhancements be adequate to accommodate the proposed scale and intensity of the SE requested? Yes. Are signs and exterior lighting designed and located so as to promote traffic safety and to minimize any undue glare or incompatibility with adjoining properties? Yes. What are the hours of operation and horny will they impact surrounding properties? No additional impact. Are there adequate off-street parking and loading areas? The code calls for 50 parking spaces, one for each three seats, but only 34 parking spaces are provided on site. While the number of parking spaces required by code are not provided on site, in practice, adequate parking is currently available. Granting of the Special Exception is not likely to significantly increase demand for parking, however, it may result in higher profit margin per customer visit. The remaining 14 parking spaces required by code are provided off-site by a parking agreement with Wachovia Bank. Is there adequate ingress and egress, with particular reference to auto and pedestrian safety and convenience, traffic floc"!, and emergency access? Yes. What type and how much traffic will the SE generate? Same type of traffic. There may be a small increase in traffic, but this has not been quantified. - -. Public Services Are there adequate utilities available? Location and capacity. Yes. Will - proposed -. emergency services? No. Will - proposed Special Exception sewer,including water, - water management, recreation,- transportation, marina and waterways, and bicycle and pedestrian facilities? No. Is e adequate refusethe use.located and • Will the proposed SE have an adverse impact • the natural environment, including a water, and noise pollution, vegetation, wildlife, open space, noxious and desirable vegetation, and flood hazards? No. i Will the proposed SE have an adverse impact on historic, scenic, and cultural resources including views and vistas, and loss or degradation of cultural and historic resources. No. 1,1111 the proposed SE have an adverse impact on the local economy, includin-'Li- governmental fiscal impact, employment and property values? No. conditions, including a variety of housing unit types and prices, and neighborhood • No. Staff Recommendation to the Planning and Zoning Board LaFiesta Mexican Restaurant meets code requirements for seating, parking, and minimum distances from churches, schools, and playgrounds. This request merely allows for liquor service in addition to the already permitted wine and beer service. Staff does not anticipate any conflicts with surrounding uses and therefore supports the requested special exception and recommends approval. 91 City of Cape Canaveral Building Department (Please Print Legibly or Type) DATE FrLED It -3 JD FEE PAIDOA56, to DEPOSIT, RECV'D BY: ��C— ($250.00 Filin=g Fee is non -ref ridable) NATURE OF REQUEST Spec' I Exception is for what purpose (Brief Description)`"° ; ,1;�, — c Address of request (if�plicable) Legal Description at Blo Parcelx a�a4`Subdv `�— _ Sec zon c -s_ Townshi� Range ' s STATENfENT OF FACT: State of Florida, County of Brevard; being duly sworn, depose and say that: I am the property owner. am the owner(s) desig=nated agent. (ztoiarized authorization required) OVJITei(s) Naane(s): e> Address: 6e-ot-a Hoare Phone kql Work Ph ' -- -- ____ one Applicant(s) Names16--5 F--,� C . Address: dress: e -a. Home Phone -m 1Work Phone------------------- ' =� -I'�-t.f ce�_�vS•e i � t� All inforanatian, es and data contained and made part of this request, are honest and true to the o my knowledge d belie -c . cc 6 bn\ Signa=tur�of cant scribed before me on this -21t day ofd Notary ,Public, State of Florida SUSAN L. CHAPMAN ?MY COMMISSION 9DDS56332 EXPIRES: March 23, 2013 FI. Notary Dlsoount Assoc. Co. _ 77 The completed request form and the $250 filing fe � Varances, Rezoning and Special Fxce ions " e must be Bled as follows: Requests for rrtinimum oft p (Except Teleconunurucation Towers), require a hirt9 (30) days prior to the next regularly scheduled Planning L- Zoning Board Meeting Request for TeIecammunications Towers, require a minimum of six 60 da ys prior to the Planning & Zoning Board meeting. The Board, of Adjustment meeting will be set after the request is heard by the Planning & Zoning Board. (A deposit may be required per Section 11G-92) ! 2t t 1 ;,,Vr, �,,j xj 7- : CFt-iEine CK #7'2+/61ii12pi11?r 12b13.00 City.of Cape Canaveral° APPLICATION FOR SPECIAL EXCEPTION This application must be legibly completed and returned, with all enclosures referred to therein, to the Building Department, a minimum of Thirty (30) days (sixty (60) days for Telecommunications Towers) prior to the next regularly scheduled meeting in order to be processed for consideration by the Planning & Zoning Board for study and recommendation to the Board of Adjustment. The owner or a owner representative are required to attend the meetings and will be notified by the board secretary of the date and time of the meetings. The Plarming & Zoning Board holds regular meetings on the 2nd and 4f Wednesdays of every month at 7:30 p.m. in the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. ALL OF THE FOLLOWING INFORMATION MUST BE SUPPLIED PRIOR TO PROCESSING THE APPLICATION. If y. ou 'have any questions, please contact the Building Department at (321) 868-1222. 1. NAME OF APPLICANTS) 91 .1 a ADDRESS if assi ed � - SuR N, j f PHONE 40 2�- 5 FAX #221 31) -3 5!n l E-MAIL �-� a cc;t✓"c!.s r c,i:���, 2. COMPLETE LEGAL DESCRIPTION OF PROPERTY:'x" LOA- I 0-'1 i BLOCK: SUBDIVISION: Ou b -n l3l° PARCEL: ` �`�1-`A - ���c���,�- Don% 00 SIZE OF SUB ECT PROPERTY IN ACRES:_ LI -3 SECTION: TO SHIM ) RANGE, DESCP.IPTION:a, 3. ORDINANCES SECTION UNDER SOUGHT (EXAMPLE, ARTICLE X, SECTION 2) WHICH SPECIAL EXCEPTION IS �'e- //0- I`7/ 4. COMPLETE THE ATTACHED WORKSHEET IN FULL. (INCOMPLETE APPLICATIONS MAY RESULT IN DENIAL OF REQUEST) 5. PRESENT ZONING CLASSIFICATION: (EXAMPLC-1 C-2, R-1, R-2, M-1 ETC.) 6. PROVIDE THIRTEEN (13) COPIES OF SITE PLAN OR APPROPRIATE DRAWING(S) SHOWING THE FOLLOWING WHERE APPLICABLE: (a) Adequate ingress and ess may e obtained to and from the property, with particular referenc to tomotive and pedestrian safety and COnVPTlIenCP {_taFf1( FIQW an nnfxnl and elTler �enC�,' access in case of fire or medical emergency. General Power of Attorney TO ALL PERSONS, be it known that I, Vincent Keenan of 516 Barrello Lane, Cocoa Beach, Fl. 32931 the undersigned Principal, do hereby make and grant a general power of attorney to Alice Fusillo, of La Fiesta, Inc. and do thereupon constitute and appoint said individual as my attorney-in-fact/agent. If my Agent is unable to serve for any reason, I designate Nestor Martinez of La Fiesta, Inc. as my successor Agent. My attorney-in-fact/agent shall act in my name, place and stead in any way, which I myself could do, if I were personally present, with respect to the following matters, to the extent that I am permitted by law to act through and agent. I, Vincent Keenan, owner of the land and building located at 7802 N. Atlantic Avenue, Cape Canaveral, Fl. 32920, allow the lessee of the above premises to obtain a special exception to sell alcohol (4 COP) products for the benefit of the business. My attorney-in-fact/agent hereby accepts this appointment subject to its terms and agrees to act and perform is said fiduciary capacity consistent with my best interests as he/she in his/her best discretion deems advisable, and I affirm and ratify all acts so undertaken. TO INDUCE ANY THIRD PARTY TO ACT HEREUNDER, I HEREBY AGREE THAT ANY THIRD PARTY RECEIVING A DULY EXECUTED COPY OR FACSIMILE OF THIS INSTRUMENT MAY ACT HEREUNDER, AND THAT REVOCATION OR TERMINATION HEREOF SHALL BE INEFFECTIVE AS TO SUCH THIRD PARTY UNLESS AND UNTIL ACTUAL NOTICE OR KNOWLEDGE OF SUCH REVOCATION AND TERMINATION SHALL HAVE BEEN RECEIVED BY SUCH THIRD PARTY, AND I FOR MYSELF AND FOR MY HEIRS, EXECUTORS, LEGAL REPRESENTATIVES AND ASSIGNS, HEREBY AGREE TO INDEMNIFY AND HOLD HARMLESS ANY SUCH THIRD PARTY FROM AND AGAINST ANY AND ALL CLAIMS THAT MAY ARISE AGAINST SUCH THIRD PARTY BY REASON OF SUCH THIRD PARTY HAVING RELIED ON THE PROVISIONS OF THIS INSTRUMENT. Signed under this seal ay of October, 2010. Signthe presence of: Witness Witness State of County of 72/='c----c�4' Onbefore m Appeared 6-6 Attorney-in-fact/Agent ow r to me (or proved to me on the basis of satisfactory evidence) to be the p whose name is subscribed to be within instrument and acknowledged to me that he/she is so. They executed the same in his/her authorized capacity, and that by his/her signature on the instrument the person, or the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. Signature: /2 LINDA MCDOLE y Public - State of Floridamm, NE2 Expires Jul 16, 2012mfssfon # DD 8D6498 MC 110 V C cc1r,) lj - A . locate at _701 worth 0",,i('C A�t eU� cou)(1vefo-L Ft 3 wiH provide La Fiesta Mexican I Ashley Huxtable Store Manager Cape Canaveral Store 7801 North Atlantic Avenue 20112-010 A Wells Fargo Cape Canaveral, FL 32920 Company Fel 321 639-5242, Fax 321 639-5243 24 HOOT' Service 800-WACHOVIA (800-922-4684i A-1 N&A f Ail Intact Z w < LL Ca .1 < Cn to k-2 Cli —J x x IN ro� X*,ex 0 VY x Y, x XX x, 'x "XI t1 1 A-1 N&A f Ail Intact to k-2 4ED —J A-1 N&A f Ail Intact x x IN ro� X*,ex 0 VY x Y, x XX x, 'x "XI too, A-1 N&A f Ail Intact SARASOTA COUNTY, like many other Florida counties, saw a huge wave of sub- urban development in the boom years from 1995 to 2007. During that time, more dean 31,000 acres of land within the county and its incorporated municipalities came under development. Responding to state growth management policies and seeking to dis- courage fitture sprawl, county officials en- acted an urban services boundary in 1997. Its propose was to channel future growth into areas where the county was planning to provide urban services and infrastructure. A citizen -led initiative in 2008 strengthened the growth limit, requiring a unanunous vote of the county commission to enlarge the land area within it. Whale the boundary now constrains the county's supply of developable land, die three home -rule cities in the county—Ven- ice, North Port, and Sarasota—can still an- nex into unincorporated county lands inside the urban services boundary. Given such limits on its supply of developable land, and possible losses due to annexation, Sarasota County is concerned that future property tax revenues could be squeezed. The county's current revenue has already taken a major hit in the post -boom economy. The shortfall results mostly from lower property assessments tied to falling real es- tate prices, coupled with and exacervbated by a slowdown of population growth. A further impact on local revenue collections is the loss of fee income due to a downturn in new con- struction: Residential permitting activity in Sarasota County has gone from more than 2,300 newly platted lots in 2005 to under 90 in 2009. Commercial development has followed a similar pattern: There were 110 projects in 2005 and fewer than 30 in 2009. With such threats to its future revenue base, county staffers have started to rethink their approach to community building. "We 26 1 Planning December 2010 f M . yields j he need a better understanding of where our revenues are coining from," said Sarasota County Administrator Jim Ley last year. With regard to creating new sources of rev- enue, he added, "we need to start thinking more like a city." Responding to Ley's directive, county Planners came up with an idea. When re- searching new approaches for a compre- hensive plan update, they found a unique tax revenue analysis of the Asheville, North Carolina, area. The analysis, prepared by Joe M.inicozzi of Public Interest Projects, in- cluded a "revenue profile" that compared tax revenues generated by a range of building types in different locations around the city. What made that analysis different from more conventional studies was that the fig- ures were calculated on a per acre basis rather than the more typical per lob per unit, or per household basis. Although unusual, this ap- proach clearly showed a much greater return from some types of development—mostly close -in, mixed use properties, both old and new --over more conventional, single -use suburban offerings. Seeing the dramatic results for Asheville, Sarasota County staff asked Public Interest Projects to compile a similar profile for the Sarasota region. That work is the primary focus of this article. The data highlighted in the profile is straightforward—it's the amount of county property tax paid by the owners of each of the profiled properties (information that is readily obtainable from the local tax asses- sor). The taxes are then divided into the land area occupied by each property to obtain a tax per acre figure. The complete revenue profile thus provides an apples -to -apples comparison of the property tax yield for each development type. While the revenue analysis may be straightforward, the cost analysis is not. That is because municipal services are provided, charged for, and accessed in ways that differ greatly from place to place. Still, common sense suggests that some of the biggest public costs will be lower in downtown areas. Funding public schools is generally cheaper there because, in most U.S. regions, families with children tend to live in more suburban areas. Among fami- lies who do live downtown, many will opt to place their children in private schools. Water use, too, is likely to be lower in more urban areas because yards are relatively small if they exist at all. The county's revenue profile Looking at the top bar of Sarasota's revenue profile (in the graphic above), one sees that owners of single-family homes in the unin- County Single -Family" County Multi -Family' City Single -Family' Walmart Supercenter Westfield Sarasota Square Mall Sarasota Crossings Burger King at 1-75 Westfield Southgate Mall 33 South Palm Avenue Orange Blossom Tower 1350 Main Street $0 $250,000 $500,000 $750,000 $1,000,000 $1,250,000 $, Resitlential Commercial N Mixed -Use corporated county pay, on average, almost $3,700 per acre a year in property taxes. Mul- tifamily developments (such as apartments or condominiums) are typically assessed at more than double that amount, yielding about $7,800 in property taxes on a per acre basis. Within the city of Sarasota, single-family home owners am-lually pay $8,211 per acre, on average, in county taxes alone. Looking at commercial development (die red bars in the graphic), one sees that the county's new 21 -acre Walmart Su- percenter annually pays only $163 more in property taxes per year, on a per acre basis, than the average single-family home in the city of Sarasota. Walmart's tax bill of $8,371 per acre seems low, especially given the controversy that such big -box projects generate when they come before review- ing bodies. Southgate, an established shopping mall anchored by Macy's, DilIards, and Saks Fifth Avenue, suggests a different story. The 32 -acre property, which is lo- cated within. the city of Sarasota, brings in more than two and one-half times the tax revenue of the big box center, or $21,752 per acre. The difference can be attrib- uted to a more central location, a better standard of construction, and the higher merchandise price point set by upscale anchor merchants (the latter translating into higher rents per square foot, and thus higher property valuations). A first-tier regional shopping center like Southgate may be the best revenue genera- tor that many counties can ever hope to at- tain. That is why local governments try so hard to woo prestigious national merchants like Macy's or Nordstrom (the ultimate prize). But it's an achievable goal only if the locality has the demographic makeup to at- tract such merchants. 'fixed use: changing the game Mixed use properties (shown in the green bars at the bottom of the profile) perform dramatically better even than Southgate, the strongest mall in the county, when it comes to generating property tax revenue. 'Average values per Board of o, _ Take these examples, all of them located at or near one intersection in downtown Sara- sota, just a few blocks in from the bay: ® 33 South Palm Avenue, a two-stoiy building dating from the 1920s, was origi- nally part of a larger hotel complex. Its first floor is a retail store; the second floor is zoned for offices. The structure currently generates more than $90,000 in count - property taxes per year, calculated on a per acre basis. ® The 10 -story Orange Blossom `lower was built in 1926 as the American National Bank Building. In the 1930s, it was converted to a hotel and later became a retirement res- idence. "Today, the structure houses condo- rniniums, second -floor offices, and gTound floor retail. It brings in nearly $800,000 in county property taxes per acre. e 1350 Main Street generates more taxes than any other building in the profile. Its arcaded ground floor houses a bank and other retail uses; condominiums occupy the upper floors. Although some units have �,va- ter views, the building's principal attraction American Planning Association 1 27 What the Numbers Shaw Our frena hors created t con iputer model that shows that capital invested in high clerlsity projects call produce n higher rate of return than lower- density protects, including the big box stores that so irianv coninninities may mistakenly covet.'Fhe key is to look at municipal rep enucs t,cllcrate€1 per acre by a vitrictyofhind rises, including single f:antily housiD91 atypical siiburbara rucdl, acid ,a rnore complex riiixed use propertt. Our 2008 study o{ Buncombe Count, North Carolina, broke down the county property *,ax Vield of Asheville-<areai properties cxa <i per acrd basis. We found that the aver age acre of siryle family housing in the county contributed about $1,236 in prolierty tax while the <ivcnir;e acre of housing within the, Asheville city liniils contributed 51,716,The finolings for downtown Asheville were liar mora dramatic: An arc rattc six -story mixed use project yielded $250, 125 per acre.. That's about 31 times the property i aax vield of the; Asheville::N'Iall, which is .also within the city linlit:s but produced just $7,995 in county taxes per sere. Fveri aaftcr 1>ig box retail taaxes were .added to the study, the combined big box property and retail t.tx yields a total of about 551,000 per acre. Results were sinail.ar in Sarasota, where we found that 3:4 aeras of mixed use downtown development Yielded 8.1 rinses more annual county property taxes than n sulaurban 30.6 -acre, 357 -unit garden -style apartment project. Further, the anoltikunily resi- dential public irpfeastrractrrr e costs downtown were inly 57 percent of the suburinin pioject, while the; rcxenares Were 830 percent greater, A diffirence of' $1.9 million as year versus `.4;239,000 a year. And it took the urban proccir just three years to) pa,y, for the iiifrasirticturc versus the 42 years ti,r the: suburb -an project, In suns, the trrbain f0rin Consnnied less jilud; ccpst less to provide public infrastructure, and had as higher tax return M `, <(,r_f,i.I <,rr,l", )I,•._ •f;,i 1cr1 rr�E County residential — $1,236* City residential — $1,716* City commercial — $2,406* 1-2 story office buildings --- $7,059 Asheville Miall -- $7,995 4 -story apartments — $18,109 4 -story mixed-use condos -- $44,887 6 -story mixed-use condos -- $2501125 'Average values as per Board of Realtor, Planning Deiemhoi )OO Houses in the city of Sarasota generate, on average, $8,211 per acre per year in county is the vibrant nearby street life that emerged property taxes. The new after streetscape improvements were made Walmart Supercenter in the early 1990s. in the unincorporated Although the building occupies just over county (above, right) generates just $163 two-thirds of an acre, it generated nearly more. This specific $1.01 million in combined city and county house, in a close -in Sara- taxes in 2008. Extrapolating this earning sota neighborhood, pays power to a Rill -acre site, the satne kind of $35,067. That amount building would generate $1.2 million in is more than four times what the Supercenter county taxes alone. On a per acre basis, pays annually per acre in 1350 Main brings in 142 tithes more rev - property taxes. enue than the new Walmart Supercenter. It would take both that development and Southgate, together occupying 55 acres, to match the property tax contribution of 13 50 Main, which sits on just 0.68 of an acre. 'raheaway The most obvious lesson from 'Sarasota's revenue profile is that compact mixed use developments in urbanized areas generate property tax revenue at a much higher rate than do single -use developments in more suburban locations. Skeptics are sure to ask: What about sales taxes? It's true that a large, high-vol- wrle retailer can make a significant financial contribution to a town or city. That's why so much effort is made to lure a produc- tive retailer across municipal boundaries and why local governments focus so much on fiscal zoning. But at the regional scale, this becomes a zero-sum game. Consider: Sarasota County's total retail sales bring in $60 million to $70 million a year in sales tax revenue. Barring a huge influx of wealthy residents who decide to make most or all of their purchases locally, that number is un- likely to change. If enhancing revenue is the goal, munici- palities are far better off with compact de- velopment that generates higher property taxes. A grouping of 70 buildings like 1350 Main Street (a gridded cluster measuring seven rows wide by 10 deep) would bring in as much revenue as all of the sales tax cur- rently collected in the entire county. A quick calculation suggests that such a cluster could easily fit in an area of about 100 acres, including the land needed for streets, alleys, and a small public square or two. 03y comparison, Sarasota's existing downtown is about 700 acres.) True, a large volume of new construction in a confined area is unlikely to happen in Sarasota County, or even the city of Sarasota. Nor is it being recommended here. But the notion pro- vides a useful point of comparison between two important revenue sources—sales tax and property tax—that are available to local government. With a new generation of smart growth development showing that greater density can be packaged in a physical form that is compelling to a wide range of citizens, and the fiscal information that can be gleaned from a community's revenue profile, long- time opponents of infill development may now be persuaded to consider a different, and potentially more cost-effective, approach to community building. With enough citizen buy -in, compact, walkable "smart growth districts" could be infinitely replicable, even in a suburban county such as Sarasota. En- abling them would be a far more viable strat- egy for increasing the county's revenue base than trying to squeeze more sales tax dollars from existing local residents, many of whom now live on fixed incomes. Such compact development would also mean a more rapid payback oda public invest- ment. Comparing the return from a two - and three-story garden apartment complex near Interstate 75 (357 housing units on just over 30 acres) with 1350 Main Street and two other adjacent downtown build- ings (a total of 197 tuiits on 1.9 acres), one sees that residential units in the suburban development will take 42 years to pay back the county's infrastructure outlay, versus just three years for units in the downtown building. (Revenue from the commercial portions of the downtown properties was excluded to keep this an apples -to -apples comparison.) The rapid payback is due to the fact that taller, more compact buildings require less of the horizontal infrastructure (roads, water, and sewer lines) that government typically pays for. Vertical infrastructure (elevators, stair towers, conduit, and struc- tural steel), by contrast, are paid for by the builder or developer. Thus, the more that government can induce the private sector to spend on a given parcel of land, the more it stands to gain long-term, when the develop- ment is complete and higher property taxes begin to flow in. Indeed, governments have always en- couraged such private sector investment with expenditures and actions of their own, ranging from the subdivision of land into salable parcels to the provision of public im- provements such as streets, parks, and utili- ties. Citing earlier development models that may have been more economically viable, County Administrator Jim Ley remarked: "Observation points out just how far we've traveled from the basic understanding about what it takes to build a financially sustainable commmlity that denser urban centers produce the community wealth that sustains the less dense areas." As municipalities become more proac- tive in evaluating competing development models and driving toward the models that best meet their objectives in multiple realms—quality of life, quality of place, and economic sustainability—one can expect that tools such as the revenue profile will become an increasingly important part of the community decision-making process. 3 Peter Katz is Sarasota County's director of Smart Growth/urban Planning. He is the author of The New Urbanism: Toward on Architecture of Community (McGraw-Hill, 1993). American Planning Association 1 29 Barry Brown From: David Greene Sent: Wednesday, December 15, 2010 8:26 AM To: Barry Brown; Todd Morley; Mia Goforth Subject: FW: Planning & Zoning Board Attachments: image001.gif All, FYI. David David L. Greene City Manager City of Cape Canaveral P.O. Box 326 Cape Canaveral, FL 32920 WNAfW.Ci-tyofcq ecartaveraLoi rg Office Phone: 321-868-1230 Office Fax: 321-868-1224 W, From: john johanson [mailto:john3818r@yahoo.com] Sent: Tuesday, December 14, 2010 8:50 PM To: David Greene Cc: Angela Apperson Subject: Planning & Zoning Board City of Cape Canaveral 12/14/2010 I will no longer be attending the City's Planning & Zoning meetings as a board member. Thanks for the experience. John Johanson 1-1c,,rida has a very lbtoad pu"'-fli1c i-'ts rest 6n cs nication creia"ed 1w received by th�a 'City of Cape Canavel—I officials amid ernpoye,-.,s H y vai 011 -J be rnade ava';Iabie, o the oubk,,, and"or UpcM, unless oth-l-wise 3xempt Urxler !Flonda Law, em-il addresses are publicFec:ards.tY you do not wanl Votlit ernai! iele'-'_Sea m responz;,' to a rtublic-'-ecord',ep41' do not send elecronjc to th's enfitv, nslead, i.or liac'our b'y hone or in v�!fjtl3jg' 1 RADIUS MAP -, KEENAN. 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