Loading...
HomeMy WebLinkAboutBOA Minutes 4-28-2011City of Cape Canaveral Board of Adjustment ® Meeting Minutes April 28, 2011 A Meeting of the Board of Adjustment was held on April 28, 2011, at the City of Cape Canaveral Public Library, 201 Polk Avenue, Cape Canaveral, Florida. John Bond, Chairperson, called the meeting to order at 7:08 P.M. The Secretary called the roll. MEMBERS PRESENT: John Bond Chairperson Dennis Jenkins Vice Chairperson Paula Collins George Sweetman Douglas Raymond 0 Alternate Arvo Eilau 2nd Alternate MEMBERS ABSENT: Linda Brown OTHERS PRESENT: Lamar Russell Ex Officio Member & Chairperson of the P & Z Board Kate Latorre Assistant City Attorney Barry Brown Planning & Development Director Susan Chapman Secretary All persons giving testimony were sworn in by Kate Latorre, Assistant City Attorney. NEW BUSINESS 1. Approval of Meeting Minutes: March 23, 2011. Motion by Dennis Jenkins, seconded by George Sweetman, to approve the meeting minutes of March 23, 2011, as written. Vote on the motion carried unanimously. 2. Motion 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 Ranee 37 East, Parcel 510.0 — (700 W Central Boulevard) — Danny P Rinedahl, for Puerto Del Rio LLC, Applicant. Bary Brown, Planning & Development Director, advised that this was a request for a Special Exception to allow for an Assisted Living Facility (ALF) in the R-3 zoning district. The applicant and property owner is Danny Ringdahl. The subject property is an undeveloped portion of Phase III of the Puerto Del Rio Condominium development. The property is approximately 7.7 acres. Properties to the North, East, and Southeast are zoned C-1; and to the South and West are zoned R-3. The surrounding uses to the North and East are Country Inn, Residence Inn, RaoeTrac, and Jungle Village; Bayside Condominiums to the South; Puerto Del Rio Condominiums to the West; and undeveloped land that is part of the Radisson Resort property to the Southeast. Board of Adjustment Meeting Minutes April 28, 2011 • Page 2 of 4 Mr. Brown reported that 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 and C-1 zoning districts. Mr. Ringdahl has prepared site and building plans and has met with staff numerous times in an attempt to design an ALF that meets City code is an economically feasible venture. The facility is allowed to have 288 beds in accordance with the density calculation per City code. The property is well suited for this type of use, located between commercial to the East and condominiums to the West. He informed that the request has been heard by the Planning & Zoning Board and they unanimously recommended approval of the Special Exception. The Community Appearance Board has reviewed the architectural renderings and approved those. Staff recommends approval of the special exception, as requested, with one condition that calls for all construction materials and equipment to be removed from the ALF and condominium properties upon receipt of the Certificate of Occupancy for the ALF. The Board members briefly reviewed the Special Exception criteria worksheet contained in their Board packet. Mr. Brown summarized the contents of same. Danny Ringdahl, Applicant, explained that this project is designed to have 248 units or 288 beds; 228 units will be 400 sq. ft. suites, and 20 units will be 700 sq. ft. suites. The project is designed to look like a resort hotel. Amenities will include: a dining room, • wellness center, concierge, bistros, and a pool bar. Every unit will have a balcony. The architecture is a heavy Spanish Mediterranean style. He thanked the Mayor, City Council, and City staff for their support in making this project a reality. Discussion followed regarding: permitting, marketing, financing, management, evacuation planning, pedestrian access and streetscape plan along Central Blvd. There were no comments from the audience. Motion by Dennis Jenkins, seconded by John Bond, to grant Special Exception Request No. 11-02, with the condition that all construction materials and equipment be removed from the ALF and condominium properties upon receipt of the Certificate of Occupancy for the ALF. Vote on the motion carried unanimously. 3. Motion Re, Variance Request No 11-03 to Allow for a Building Length of 353 Feet and a Building Width of 320 Feet Rather Than the 185 Feet Maximum for Puerto Del Rio LLC. Applicant. Barry Brown, Planning & Development Director, informed the Board that when the City adopted the code allowing for an ALF as a special exception, certain criteria specific to O an ALF was also adopted, one being a building setback of 50 ft. from residential lot lines. He explained that given that the separation from existing and future residential structures and given that existing structures me separated by a retention pond, the 50 ft. setback requirement does not serve its intended purpose in this situation. Board of Adjustment Meeting Minutes April 28, 2011 Page 3 of 4 ® Lamar Russell, Chairperson of the Planning & Zoning Board, advised that the Planning & Zoning Board's reasoning for recommending granting the requested variance, was because there is no reason to strictly enforce the 80 ft. setback in this case, because the proposed building is already more than 100 ft. from the property line of the nearest adjacent property; and there is a retention pond which serves all the adjacent properties that is required by the St. Johns River Water Management District. He explained that the code also limits the length or width of a building in R-3 to 185 ft. This was adopted in response to a past proposed development that was to have a single long building that would our from AIA 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 not have allowed for breezeways. He advised that the Planning & Zoning Board agreed that this was an odd shaped property, and the proposed use was the best compatible use for this property and surrounding properties. Mr. Brown advised that City staff recommends approval and the Planning & Zoning Board recommends approval of the requested variance. The Board members reviewed the variance criteria worksheet contained in their packet. Brief discussion followed regarding winds and breezeways. There were no comments from the audience. Motion by Dennis Jenkins, seconded by John Bond, to grant Variance Request No. I I - 03, as requested. Vote on the motion carried unanimously. OPEN DISCUSSION: Barry Brown advised that Jim Masson of the Florida Beer Co. is strongly considering moving his facility from Melbourne to Cape Canaveral. He explained that they need more room and want to expand their brewing operation. He noted that they are classified as a regional brewery, not a micro -brewery. The facility would be located at the Marshall Manufacturing building on Imperial Blvd. He advised that the City Council is in the process of revising the City code to allow for breweries as a permitted use. The ordinance should be adopted at the 2"d reading at the next City Council meeting on May 17N John Bond asked if anyone knew of any future plans for the United Space Alliance property. Lamar Russell advised that United Space Alliance holds the lease until 2014. The smaller inventory that belongs to NASA will be disposed of either by giving it to another government agency, selling it, or auctioning it. The larger equipment will be used by KSC. United Space Alliance is trying to attract other government business to replace shuttle contracts. Barry Brown advised that staff had met with one of the owners of the building, Jim Swann, about a year and a half ago regarding the City's plan for a traditional downtown type project. Mr. Swann advised that if they could not find a new tenant by the fime that the lease expires they anticipated on breaking the building up into • smaller sections trying to find tenants for an interim period, but at some time when the economy turned around they would entertain the idea of working with the City on a mixed-use development. Board of Adjustment Meeting Minutes April 28, 2011 ® Page 4of4 Dennis Jenkins advised that he has observed that bicyclist's do not use bicycle lane along Ridgewood Avenue. They still ride in the middle of the street. He asked if there were any plans to mark the lane. Barry Brown recommended that he contact Jeff Ratliff at Public Works. There being no further discussion, a motion was made by John Bond, seconded by Douglas Raymond to adjourn the meeting at 8:25 p.m. By unanimous consensus, the motion carried unanimously. Approved on this 104b day of MOVEM 6E2 , 2011. John ond, Chairperson Susan L. Chapman, Se retary lJ