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HomeMy WebLinkAboutP&Z Minutes 4-13-2011PLANNING & 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. MEMBERS PRESENT Lamar Russell Chairperson Bea McNeely Vice Chairperson John Fredrickson Harry Pearson Donald Dunn Ron Friedman 181 Alternate Susan Chapman Secretary Kim Kopp City Attorney's Office Barry Brown Planning & Development Director NEW BUSINESS ® 1. 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 Adjustment Re: Special Exception Request No. 11-02 to 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 staled that staff recommends approval of the requested special exception. 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 AIA 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 3 of 5 services in their community where they can continue to live, play, and contribute. Home and community-based facilities such as Casa Canaveral 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 27' or May 4' and then approved by the City Council on May 17, 2011. He announced that a Board of Adjustment meeting had been scheduled for April 28ih 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. 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 fl. 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. H Planning 8 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 W. 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 19'. Mr. Brown advised that Bill 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. 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