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HomeMy WebLinkAboutP&Z Agenda Pkt. 5-4-2011CALL TO ORDER: ROLL CALL: NEW BUSINESS: City of Canaveral Cape LHNNING & ZONING BOARD SPECIAL MEETING CANAVERAL PUBLIC LIBRARY 201 POLK AVENUE MAY 4, 2011 7:00 P.M. AGENDA 1. Approval of Meeting Minutes: April 13, 2011. 2. Recommendation to City Council Re: Site Plan for Casa Canaveral Assisted Living Facility — (700 W. Central Blvd.) — Danny P. Ringdahl, Puerto Del Rio LLC, Applicant. OPEN DISCUSSION: lel510111WHAI 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 Avcnue m Post Office Sox 326 ® Cape Canaveral, FL 32920-0326 Telephone: (321) 868-1222 ® Fax: (321) 868-1247 www.myflorida.com/cape e email: ccapecanaveral@cfl.rr.com Date: April 29, 2011 To: Planning and Zoning Board members From: Barry Brown, Planning and Development Director RE: May 4, 2011 P&Z Board Meeting The purpose of this meeting is to review the site plan set for the Casa Canaveral Assisted Living Facility. The City Engineer, Public Works Dept., Fire Dept., and the Building Official have all reviewed the site plans and have no further comments. I have reviewed the plan set and subsequent to minor modifications to the landscape plan, I recommend approval of the site plans dated April 22, 2011 as prepared by Andy Kirbach, P.E. of Morgan and Associates Consulting Engineers, Inc. If you have question or comment, call me at 868-1206 or email B. Browngcityofcapecanaveral.orq. PLANNING & ZONING BOARD MEETING MINUTES APRIL 13, 2011 A Regular Meeting of the Planning & Zoning Board was held on April 13, 2011, at the City Public Library, 201 Polk Avenue, Cape Canaveral, Florida. Lamar Russell, Chairperson, called the meeting to Order at 7:00 p.m. The Secretary called the roll. Lamar Russell Bea McNeely John Fredrickson Harry Pearson Donald Dunn Ron Friedman OTHERS PRESENT Susan Chapman Kim Kopp Barry Brown NEW BUSINESS Chairperson Vice Chairperson 1 st Alternate Secretary City Attorney's Office Planning & Development Director Approval of Meeting Minutes: March 23, 2011. Motion by Harry Pearson, seconded by Bea McNeely, to approve the meeting minutes of March 23, 2011. Motion carried unanimously. 2. Recommendation to Board of Adiustment Re: Special Exception Request No. 11-02 to Allow for an Assisted Living Facility in the R-3 Zoning District, Section 23, Township 24 South, Range 37 East, Parcel 510.0 — (700 W. Central Boulevard) — Danny P. Ringdahl for Puerto Del Rio LLC, Applicant. Mr. Brown reported that this request is for a Special Exception to allow for an assisted living facility in the R-3 zoning district, as provided in Section 110-413(6) of the City code. The applicant and property owner is Danny Ringdahl; the subject property is an undeveloped portion of Phase 3A of the Puerto Del Rio Condominium development; the Future Land Use and Zoning designation is R-3, Medium Density Residential. Mr. Brown summarized the request. He advised that Mr. Ringdahl planned to construct an assisted living facility on the undeveloped portion of his property. In November of last year, the City revised its code to allow for assisted living facilities as a special exception use in the R-3 zoning district. Mr. Ringdahl had met with staff numerous times in an attempt to design an assisted living facility that met City code and was economically feasible. Mr. Brown explained that the facility was allowed to have 288 beds in accordance with the density equivalency established in Section 110-1 of the City code. He advised that staff considers an assisted living facility to be a needed housing option in the community; that the proposed project is Planning & Zoning Board Meeting Minutes April 13, 2011 Page 2 of 5 appropriately located; and it is an important economic development opportunity. He stated that J 1G11f recommends approval of 'Lille requested special exl..epliVn. Danny Ringdahl, property owner and developer, explained the three levels of care that the facility will provide. He advised that the proposed facility would be located on approximately 8 acres of phase 3A of the Puerto Del Rio project. He noted that the people living at Puerto Del Rio appeared very excited about the project, as well as City staff, and others throughout the community. He described the facility as not just a nursing home, but rather a resort type facility, full service and self-contained. Full dietary meals will be provided, snacks will be available between main dining times; pets will be restricted because of allergies, but will be a consideration. Kendall Keith of Planning Design Group provided a response to evaluation criteria on the Special Exception Worksheet. He advised that the subject property was uniquely situated between existing residential to the West and commercial uses to the East. The proposed use serves as an ideal transition from commercial uses on A1A and the residential use to the West and is highly compatible with the adjacent residential uses. The architecture of the ALF was designed so that the massing and height of the building is harmonious with the adjacent Puerto Del Rio condominiums. The building face was offset so that each building face is no larger than 80 feet to match the existing condominiums. ALF residents have a reduced reliance on automobiles so there will be a corresponding reduction in the total number of vehicular trips associated with the ALF as compared to the previously approved residential condominiums. As such, the City was able to maintain an adequate level of service on the roadway to serve the residents without the need to expand roadway capacity. All service areas including loading areas and dumpsters are located on the eastern border, adjacent to commercial and as far away from existing residential, as possible. The parking and traffic circulation were designed to have minimum impact to other properties in the surrounding area. Storm water runoff is addressed by a shared retention pond to the west of the development. Loading docks and dumpsters will be screened from public view. The size and shape of the site, the proposed access, internal circulation, and design enhancements are adequate to accommodate the proposed scale and intensity of the special exception requested. Signage will be subject to review and approval by the Community Appearance Board. The ALF is a residential facility that will be occupied and staffed 24 hours a day. Adequate off-street parking will be provided and meet City code. All traffic circulation was reviewed by engineering and public safety officials for adequate traffic flow and emergency access. All loading and service areas are located on the East side of the building as shown on the site plan. Public utilities are available to the site. Sewer lines and lift station are being increased to serve the project. Concurrency evaluation for all utilities is required prior to issuance of a building permit. All ALFs are required to prepare an emergency evacuation plan that must be approved by the State prior to issuance of a license. It is projected that the proposed use would have significantly less impact on public services than the previously approved residential condominiums. The subject property is located in an urbanized area and the site was previously graded and prepared for development. Due to the location of the property the building is not in a location that will block views of or breezes from the Atlantic Ocean or Banana River. The ALF will fulfill a specific housing need that is not currently being met in the community. According to AARP, people facing the harsh reality of having to deal with the impaired capacity of loved ones or themselves, are requesting that services be delivered in their homes or in a more home -like community setting such as ALF's. Economically, environmentally, and socially, it makes sense that residents receive these Planning & Zoning Board Meeting Minutes April 13, 2011 Page 3of5 services in their community where they can continue to live, play, and contribute. Home and coi l lmunity-based 1CRAIi les SUL h as Masa %Canaver al ALF will offer residents a high degree of communication and interaction, companionship, and an improved quality of life. Certain on-site amenities such as community dining will greatly reduce the isolation that the elderly tend to experience when living alone. Citizens attending the meeting inquired about: zoning, traffic impact, traffic flow, access, unit sizes, number of floors, building height, parking (including emergency access to some of the Puerto Del Rio buildings), entrance location, loading areas, dumpster location, number of employees, landscaping, buffering, open space, and size of this facility vs. others in Brevard County. All of the residents' inquiries were addressed by City staff, the developer, the project engineer, and the project architect; however, not all inquiries were resolved as they are site plan issues that will be addressed during the site plan review process. Mr. Brown anticipated that the ALF site plans would be presented to the P&Z Board for review and recommendation on April 27th or May 4th and then approved by the City Council on May 17, 2011. He announced that a Board of Adjustment meeting had been scheduled for April 28th to make a final decision on the ALF Special Exception and Variances requests. Brief discussion followed. Motion by John Fredrickson, seconded by Donald Dunn, to recommend approval of Special Exception Request No. 11-02 as requested. Vote on the motion carried unanimously. 3. Recommendation to Board of Adiustment Re: Variance Request No. 11-03 to Allow for a Buildinq Lenqth and Building Width to Exceed the Maximum Allowed per Section 110- 314 (6); and Allow for a Setback to Exceed the Minimum Allowed from a Residential Property Line per Section 110-488 (a) of the Cape Canaveral Code of Ordinances, Section 23, Township 24 South, Range 37 East, Parcel 510.0 -- (700 W. Central Boulevard) — Danny P. Ringdahl, for Puerto Del Rio LLC, Applicant. Mr. Brown reported that this request was for two Variances. The first is to allow a building length of 353 feet and a building width of 320 feet rather than the 185 feet maximum length or width per Section 110-316 (7) of the City code; and the second is to allow for a 25 ft. setback from an adjacent residential lot line rather than the 50 ft. per Section 110-488(a). The applicant and property owner is Danny Ringdahl. He advised that Mr. Ringdahl planned to construct an ALF on the undeveloped portion of his property. In November of last year, the City revised its code to allow for an ALF as a special exception use in the R-3 zoning district. He explained that certain criteria specific to ALF's were also adopted, one being a building setback of 50 ft. from residential lot lines. Given the separation from existing and future residential structures and given that the existing structures were separated by a retention pond, the 50 ft. setback requirement did not serve its intended purpose in this situation. He advised that the City code also limits the length or width of a building in the R-3 zoning district to 185 ft. This was adopted in response to a past development proposal that was to have a single building that would run from A1A to the Banana River along the north side of the Canaveral River. This would have been architecturally undesirable, it would have blocked views of the river, and would have also blocked breezeways. The proposed ALF is not waterfront and is not of the magnitude that the code was intended to prevent and that staff recommended approval of the requested variances. Planning & Zoning Board Meeting Minutes April 13, 2011 Page 4 of 5 Chairperson Russell spoke to the history of the 185 ft. limitation and to the uniqueness of the property. He pointed out that the parcel of land was irregular in shape and the shape of the building was unique; the retention pond located on the property served other developments; the property was initially zoned C-1 commercial, but was rezoned to R-3 multi -family residential when the Puerto Del Rio condominium project was being considered; and there were no other ALFs in the City. Brief discussion followed. Motion by Harry Pearson, seconded by Donald Dunn, to recommend approval of Variance Request No. 11-03 as requested. Vote on the motion carried unanimously. At 9:05 Chairperson Russell called for a short recess. He called the meeting back to order at 9:11. 4. Election of Chairperson and Vice Chairperson. Lamar Russell opened the floor for nominations for Chairperson. Donald Dunn nominated Lamar Russell. Bea McNeely seconded the nomination. There being no other nominations, Donald Dunn moved to close the nominations. The motion was seconded by Bea McNeely. By a unanimous voice vote Lamar Russell was elected as Chairperson. Lamar Russell opened the floor for nominations for Vice Chairperson. Donald Dunn nominated Bea McNeely. Lamar Russell seconded the nomination. There being no other nominations, Lamar Russell moved to close nominations. The motion was seconded by Donald Dunn. By a unanimous voice vote Bea McNeely was elected as Vice Chairperson. OPEN DISCUSSION Harry Pearson announced that he was the representative for the North beaches to the Space Coast Technical Advisory Committee/Citizens Advisory Committee. He attended the meeting on April 11th. At that meeting the committee approved a resolution for the Space Coast Transportation Planning Organization to take an active role in planning for improvements to the State Road A1A corridor. He advised that money was being allocated for improvements from the Pineda Causeway North to the Port. $850K has been budgeted to upgrade the 2001 transportation study to include a streetscape plan. Barry Brown advised that he was the City representative on the A1A Action Team that included the TPO. He announced that the money for the upgraded study would be available in July 2011 and it would take approximately one year to complete the study. Mr. Brown advised that the City Council will be considering the brewery ordinance at their next meeting on April 19th Mr. Brown advised that Bili Mays met with City staff to discuss the office and retail project known as Sheldon Cove. Staff supports increasing the allowable height of a building to 65 ft. as requested by Mr. Mays and suggested that he retain a consultant to assist in the creation of a zoning overlay district to address the height issue. Mr. Mays agreed and said the City should receive a proposal for a zoning overlay district within 60 days. Planning & Zoning Board Meeting Minutes April 13, 2011 Page 5 of 5 Motion by Harry Pearson, seconded by Bea McNeely to adjourn the meeting at 9:27 p.m. Approved on this day of 2011. Lamar Russell, Chairperson Susan L. Chapman, Secretary F $160 EE: f . 0 0. DATE:_ ( D t 'A ( c, PROJECT NSE: LEGAL DESCRjpnON. K Ll:"JCI;l -700 0 01YVINER(S) NAXIE: OWNER(S) ADDRESS: PHONE NUMMER: NAME OF ARCHITE-CV.-ENGEzEER: PHONE NU MER: APPLICANT'S SIGNATURE: mijim -1 -p � � SITE PLA CHECKLIST SITE PLAN INFORMATION: (General) Y1 --s No' MA. . Size, height, number Of units and location of proposed and existing structures. Dimensions Total gross area ea and percentage devoted to structures, Parking and landscaping. Number of units Number of parkin spaces and loading zones Traffic 1 iaffic flow diagram Density (units per acre) Location and dimension for the faliowin, areas; Park(s) Canal(s) " Waterway(s) Boat slip(s) Parking Swimming pool(s) Driveway(s) Recreation PAGE 2 Yes No N.A. Trash Sidewalks -- — Dime crossovers Other (specify) Type of enclosure for communal trash containers) Fire alarm and standpipe data Vicinity neap Location of planned landscapin, Finished grades for tbe followin,:,- Entire parcel Finished floors Streets Parking lots Sidewalks 10" of adjoining, property Retails. sections and specifications 2L Street eet hghts Water and sewer SrFF- PLAN CBECKLZSTCON—TE- VULD) PAGE 3 Yes No N.A. Paving and drainage Curbs Storm drains V Sidewalks 'Engineer's seal on drawings b Square foota4e of buiidin� areas Uvinc Parking Other (specify) Total under roof Required notes: Sidewalk and sanitary sewers to be constructed to City of Cape Canaveral standards Water lines to coliform to City Of Cocoa standard, - Fill alarm system to be installed and connect to City of Cape Canaveral Fire Department standards. TOPOGRA_pEaC SLTR-VEy USC and G.S. datum plane Feng street lights I 'OSSA Architects Planners Engineers 'Surveyors April 27, 2011 Barry Brown City of Cape Canaveral Community Development Department 7510 North Atlantic Avenue Cape Canaveral, FL 32920 Re: SSA Site Plan Review #3 Casa Canaveral Assisted Living Facility Site Plan SSA Project #-5-0025/068-1004 Dear Barry: Stottler Stagg & Associates (SSA) has reviewed the April 12, 2011 engineering responses from Morgan & Associates concerning the above referenced project. We have also talked to Morgan & Associates about their current permit work with State agencies. Based on this SSA review, we recommend approval of the site plan by the City. This recommendation does not relieve the applicant from other local, state, and federal agencies having jurisdiction over the project site. Should you have any questions regarding this letter, please do not hesitate to call Sincerely, a John A. Pekar Senior Vice President JAP:rmf 1802 Fiske Blvd., Suite 20'.P Q 321.338.2902 www.stottlerstagg.com Rockledge, Florida 32955 I F 321.305.6991 Licenses AAC00032, EB0000762, LB0006700 TO: Barry Brown City Planner FROM: Walter Bandish Public Works Director City of Cape Canaveral 868-1240 DATE: 04/26/11 RE: Casa Canaveral Assisted -Living Facility Site Plan Review 3rd Submittal Stormwater: 1). The response letter from Morgan & Associates states that (1) a Letter Modification to the stormwater permit will be provided by the St. Johns River Water Management District (SJRWMD) and (2) calculations will be provided for the stormwater conveyance system. To date, neither of these items has been provided. Sanitary Sewer: 1). Staff has requested sewer flow calculations for the laundry facility and cafeteria. To date, none have been provided. Further review will be conducted during the permitting process (and after more detailed drawings are submitted) for compliance of all local and state codes. The Engineer -of - Record is responsible for any requirements not identified by the City. Barry Brown From: Jeff Ratliff Sent: Wednesday, April 27, 2011 1:28 PM To: Barry Brown Subject: ALF Comments Barry: Talked to Wait again about our comments to the P ALF site plan — our comments are Building Permit issues. Therefore, shouldn't hold up your P&Z activities. Jeff Florida has a very broad public records law. As a result, any written communication created or received by the City of Cape Canaveral officials and employees will be made available to the public and/or media upon request, unless otherwise exempt. Under Florida Lary, email addresses are public records. If you d8 not want your email address released in response to a public -records request, do not send electronic email to this entity. instead, contact our office by phone or in wdfing. To: Barry Brown, Planning and Developme irector From: Todd Morley, Building Affici RE: Casa Canaveral Site Plan - - review Florida Building Code Review: No noted deficiencies. Cape Canaveral Sign Code Review: Ground sign structure must be at least 6 ft. from property line. Seca 94-64. (f) Ground signs. Ground signs shall be set back a minimum of six feet from the property line. No ground sign shall be placed within the visibility triangle (refer to figure in section 94-1). BqrN Brown From: John Cunningham Seo Wednesday, April 27, 2011 12:45 PM To: Barry Brown Subject: Re: Casa Canaveral Assisted living Facility - Site Plan -3 Attachments: imageOOI.jpg; John Cunningham.vcf We, have reviewed the plans and have nocomments atthis time. / John ---' Cunningham c���|F�e�� i 4setCh�f/9�Maeha ' ! Cz3s-fr7rx)2o]'No!4-- "3z� �a��� l9OJackson Ave ' Cape Canavera|,FLJZ9ZO � jcuoningham�'-accvfd.org http'/-i,ixon.ccvfd.mg/ This enna i and any attached files are confidenba( and intended so(eiyfor the intended rec pient(s>. If you, are not the named, necipien�you should not remd, dinamed,bute' copy uraberthis, email. Any views or opinions expressed in this email, are those ofthe author and do not represent those of the company. Warning: Although precautions have been taken to rnoke sure no viruses are present in this emaii the company cannot accept responsibiUtyfor aoy (ossordamage thaL arise from the use ofthis email or attachments.