HomeMy WebLinkAboutSite Plan Review Letter (Revised) 6/2/20141 �
SUNBELT-OCF, LLC
2733 Ross Clark Circle
Dothan, Alabama 36301
Mr. David Dickey June 2. 2014
Planning & Zoning Director Hand Delivered
City of Cape Canaveral
Community & Economic Development Department
7510 N. Atlantic Avenue
Cape Canaveral, Florida 32920-0326
Re: Planning & Zoning Board (P&Z) - Application for Site Plan Review (REVISED)
Sunbelt Hotel — 9000 Astronaut Boulevard
Cape Canaveral, FL 32920
Dear Mr. Dickey:
Sunbelt-OCF. LLC, as contract purchaser of the 3.54 acre property located at 9000 Astronaut
Boulevard, submitted on behalf of E. Stephen Stroud. the property owner. an Application for
Site Plan Review for the above C-2 zoned parcel within the A1A Economic Opportunity Overlay
District (EOOD) on May 12. 2014. As required. enclosed herewith are nine (9) copies of the
REVISED Site Plan drawings. submitted in accordance with the Acceptance Criteria for Site
Plan Submittal, to be placed on the June 11. 2014 Planning & Zoning Board Agenda. All staff
comments have been addressed with all fees paid.
If you should have any questions or need additional information regarding this request. please
do not hesitate to call.
Sincerely,
Mark D. Robbins
Director of Hotel Development /Agent
(954) 770-3022
cc: Barry Kraselsky
Hayne Hollis
Ross Dorough
P&Z Comments & Responses —Site Plan Review #2 May 31 2014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District (EOOD)
SUNBELT-OCF, LLC
PUBLIC WORKS DEPARTMENT REVIEW
Reviewer: Jeff Ratlifff, Public Works Services Director
Review Date: May 20, 2014
Comment:
1. The City is currently planning to provide sanitary sewer service along the eastern side of the site. Work
continues to(1)obtain all required utility easements from adjacent property owners and(2)prepare drawings
and bid specifications for the upgrade of Lift Station #6 located along Imperial Boulevard.
Response:
Acknowledged.
Comment:
2. Although not yet recorded, drawings should show a 15-foot utility easement along the eastern edge of the
property.
Response:
Applicant will provide a 15-foot utility easement as part of the City's ongoing agreements with
the adjoining land owner.
Comment:
3. The City of Cocoa provides potable water to the site vicinity. The City of Cape Canaveral provides sanitary
sewer service and reclaimed water.
Response:
Acknowledged.
Comment:
4. Reclaimed water may be available to the site in the future; the nearest reclaimed line is along the western
side of SR A1A. If reclaimed water is to be used, a meter will not be required. Please include a note for the
irrigation system for signage to state that reclaimed water is utilized for irrigation.These signs must be posted
at the entrance area as required by the Florida Department of Environmental Protection (FDEP: Chapter 62-
610.468, FAC). Also, the location of these signs shall be depicted on the detail sheets.
Response:
Acknowledged, if reclaimed water is used for the project.
Comment:
5. An Irrigation Plan is not included in the Site Plan package.
Response:
Applicant has prepared landscaping plans for the site plan approval and will provide irrigation
plans as part of the building permit process.
Comment:
6. The minimum stormwater pipe size is 15-inch diameter(City Ordinance).
Response:
The Applicant has revised the storm water pipe size to meet City Engineer's comment #4.
Please see revised Sheet C-2 (Drainage Plan).
Page 1
P&Z Comments & Responses— Site Plan Review #2 May 312014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District(EOOD)
SUNBELT-OCF, LLC
Comment:
7. The stormwater line along the northern side of the site seems problematic.This line is serving as a stormwater
pipe to transport stormwater to the retention area in the eastern portion of the site. This line also serves as
a stormwater pipe to transport stormwater into the emergency overflow structure along the western portion
of the site. How will this system function in large rain events?
Response:
The Applicant's Civil Engineer has designed the proposed storm water piping for this project
as a submerged system. In a submerged drainage system, the flow of water is not related to
the direction and the amount of slope provided, it is related to hydraulic gradient. The
drainage inlet in question (CB-8) is a FDOT type "F"inlet(see Sheet C-8 & C-13 for detail) and
has been designed based on SJRWMD permittable standards to act as a diversion box. The
top of the onsite inlet that controls outfall drainage to the FDOT right-of-way system will be
covered with a solid steel plate to avoid short circuiting stormwater runoff to the FDOT
system. The storm water runoff will not drain into the FDOT system until it meets the SJRWMD
treatment volume requirements and reaches the top of the control weir elevation. After
reaching the weir elevation, the proposed outfall drainage has been designed to meet FDOT
and SJRWMD requirements for various storm events.
Comment:
8. The Project will require a National Pollutant Discharge Elimination System (NPDES) permit from the FDEP and
a City inspection fee.
Response:
Acknowledged.
Comment:
9. The area around the garbage dumpster is very limited for maneuvering large garbage trucks. Has WastePro,
the City's solid waste contractor, been provided a set of plans for review?
Response:
The Applicant has coordinated with, and received site plan approval from WastePro's Mr. Dan
Robson, (321) 302-0218 on May 22, 2014.
Comment:
10. Coordinate closely with the Florida Department of Transportation (FDOT) on any work performed in the SR
A1A right-of-way(e.g., driveways, utility construction, sidewalks, etc.).
Response:
Acknowledged.
Comment:
11. The developer shall be required to pay the City of Cocoa Water Department its share of the construction cost
of any required up-sizing of the potable water line for fire service.
Response:
Acknowledged.
Comment:
12. The developer shall provide copies of all permits provided by others.
Response:
Acknowledged.
Page 2
1
P&Z Comments & Responses— Site Plan Review #2 May 31 2014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District (EOOD)
SUNBELT-OCF, LLC
Comment:
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.
Response:
Acknowledged.
CIVIL ENGINEERING CONSULTANT REVIEW
Reviewer: John A. Pekar, P.L., LLC
Review Date: May 15, 2014
Comment:
1. Drainage calculations reflect 3.0+/- acres in the modeling. Please explain remaining .5+/- acre of
property drainage.
Response:
Based on the existing contours, only 3.0 acres of site currently drains to the FDOT system,
which is the pre-development condition. Based on the FDOT requirements, only the flow rate
from this 3.0 acre area may be considered for the post(after) development outfall discharge
flow into the FDOT system, while the 3.54 acres was used for the total post-development
calculations. Please refer to post-development section of the previously furnished
storm water calculation for post-development input information.
Comment:
2. Is irrigation to be shallow well or City reuse water?
Response:
Applicant intends to utilize an onsite well as the source to irrigate project landscape
vegetation.
Comment:
3. Please note additional site permits will require NPDES permit and City horizontal inspection fee.
Response:
Acknowledged.
Comment:
4. The City minimum storm drain pipe size is 15". While some of the proposed 12" PVC pipes
connect roof drains, others drain large yard areas. These proposed culverts such as YD-7 to CB-6
should reflect the City minimum size.
Response:
The Applicant's Drainage Plan (Sheet C-2) has been revised to show a 15"PVC from YD-7 to
CB-6 to meet the City minimum storm drain pipe size requirement.
Page 3
•
P&Z Comments & Responses—Site Plan Review#2 May 312014
Sunbelt Cape Canaveral Hotel within AMA Economic Opportunity Overlay District(EOOD)
SUNBELT-OCF, LLC
Comment:
5. Top elevation for CB-8 appears to be typo. Also, the plan has the 117 I.f as 18" storm structure.
The summary chart shows 24" for some pipe.
Response:
The top elevation of CB-8 has been revised. The stormwater pipe from CB-8 to CB-9 has been
revised to show 24"RCP.
Comment:
6. Note 2 of General Paving Notes (Sheet C-2) is somewhat in conflict with on-site testing notes.
Response:
Note 2 of the General Paving Notes on Sheet C-2 has been deleted.
Comment:
7. The outfall drainage system needs some clarification as follows:
a. With multiple summer storms, how will northern outfall culvert function; if detention is
full and is discharging, can site stormwater enter into catch basins?
Response:
The drainage system is designed to meet and retain the SJRWMD required
treatment volume. When the water elevation reaches the top of the control weir, it
will outfall to the FDOT system based on the allowed pre-condition runoff. Any
additional runoff above the pre-condition will be forced into the proposed retention
system.
b. For outfall discharges it appears water needs to flow upgrade (from retention pond inverts
to outfall).
Response:
The proposed stormwater piping for this project has been designed as a submerge
system. In a submerge drainage system, the flow of water is not related to the
direction and the amount of slope provided, it is related to hydraulic gradient.
c. Are outfall pipes correctly noted (i.e., smaller culverts at discharge points are shown)?
Response:
Yes, the outfall pipe size is based on the pre-condition runoff rate as allowed by
FDOT.
d. Is proper treatment of stormwater being provided with one inflow and the same outflow
(i.e. no real basin mixing)?
Response:
Yes, the required SJRWMD treatment volume of the stormwater is being provided
and controlled by CB-8 which is a diversion box. Please see Sheet C-8 for detail.
e. Is any side protection of retention system being provided with geo fabric?
Response:
No, we do not believe it will be required. However, concrete splash slabs are
being provided at each proposed pipe and inlet locations below the vault.
Page 4
F
P&Z Comments & Responses — Site Plan Review #2 May 312014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District (EOOD)
SUNBELT-OCF, LLC
Comment:
8. The outfall culvert to the north is a 15" CMP with a 14 x 23 ERCP discharging into it. As this
also is the main overflow outfall for the project, calculations should be provided, with a possible
upsizing/replacement of 15" culvert.
Response:
As stated, the culvert to the North of this parcel is existing. The culvert size specified is to
match the existing culvert size upstream, located below the AJT driveway to the southeast.
The culvert size required along the proposed property will be determined by FDOT during
permitting. However, based on the FDOT drainage requirement, the post-development runoff
rate is to meet the pre-condition runoff rate, so if the existing 15" culvert is adequate at
present time(before development), it should also be adequate for post(after) development of
this parcel.
Comment:
9. Table 4 appears missing from stormwater report. Also, will soil hydraulic conductivity from
soils outside retention area and multiple summer storms cause mounding in the retention
system?
Response:
Table 4 is not applicable to the Applicant's required project design. The Applicant's Project
Geotechnical Engineer is currently preparing a soil hydraulic conductivity study that will be
furnished to the City upon completion.
Comment:
10. Sanitary sewer connection pending joint agreements. Connections under SR AlA may require
additional work.
Response:
Acknowledged.
Comment:
11. Sidewalk call out on C-4 (number 19) appears to be drawn incorrectly. Has this sidewalk been coordinated
with SR A1A current plan?
Response:
Yes, the relocation of the western sidewalk has been coordinated with FDOT. There are two
existing sidewalks in front of the adjoining AJT property to the southeast. The one to the west
along the AIA roadway was constructed by FDOT and is the sidewalk we are relocating to the
east, along our road frontage, to allow for the proposed turnlane and bike path construction.
Comment:
12. Irrigation plan needs to be shown. Is City reuse water being used?
Response:
Applicant intends to utilize an onsite well as the source to irrigate project landscape
vegetation and will provide irrigation plans as part of the building permit process.
Page 5
•
P&Z Comments & Responses—Site Plan Review#2 May 312014
Sunbelt Cape Canaveral Hotel within MA Economic Opportunity Overlay District(EOOD)
SUNBELT-OCF, LLC
Comment:
13. Is fencing proposed around site and dry retention basin?
Response:
Required chain-linked fencing around dry retention area is provided with landscape
vegetation being installed in the project's perimeter buffers.
Comment:
14. Need details on lighting poles, etc.
Response:
The Applicant has included a detail of the exterior site lighting pole on Sheet A-2.
Comment:
15. Concurrency forms need to be submitted to City.
Response:
Acknowledged.
Comment:
16. Are bike racks to be included?
Response:
Yes, a bike rack is located adjacent to the service area entrance on north side.
FIRE DEPARTMENT REVIEW COMMENTS—SITE PLAN REVIEW#2
Reviewer:John Cunningham -Asst. Chief/Fire Marshal
Comments Date: May 22, 2014
Comment:
1. The back parking lot shall not be block from fire department access.
Response:
The Applicant has coordinated with Asst. Fire Chief/ Fire Marshall Cunningham and have
agreed to leave the height of the restriction barrier at 7'-6"and work out so that EMS crews
may have access to the back parking lot area. Signage and delineation posts will also be
installed to restrict bus and heavy trucks access to the back parking lot area.
Comment:
2. The fire hydrant at the front entrance will need to be placed in a position that doesn't put the
firefighter in the path of vehicle traffic.
Response:
The Applicant has coordinated with Asst. Fire Chief/Fire Marshall Cunningham and have
agreed to relocate the fire hydrant at the front entrance to be 7.5'into the landscape island as
required and turned to face the Hotel, so as to provide safe access for the firefighter.
Page 6
P&Z Comments & Responses—Site Plan Review#2 May 312014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District(EOOD)
SUNBELT-OCF, LLC
BUILDING DEPARTMENT REVIEW COMMENTS—SITE PLAN REVIEW#2
Reviewer: Gary Stepalavich, Building Official /Code Enforcement Director
Comments Date: May 21,2014
Comment:
1. Provide setback dimension for the dumpster enclosure. (Sec. 110-386)
Response:
The dumpster/storage enclosure setback is shown on revised Sheet C-I (Site Plan).
Comment:
2. How tall is the flagpole? (Sec. 110-624)
Response:
The Applicant's flagpole will be within the allowable code height of 45'.
Comment:
3. Verify DFU count for complete building(FBC-P/T709.1)
Response:
The Applicant has calculated the DFU count for the project to be 1,568.
Comment:
4. Will there be any parking for shuttle vans/buses? (Sec. 110-506/507)
Response:
The Applicant provides covered patron loading at the front entrance.
Comment:
5. Where will delivery trucks load/unload? (Sec. 110-506/507)
Response:
Applicant's plans as presented for the DRC, have one(1)service loading area located at
the main entrance, no 18-wheel rigs are anticipated to make deliveries to the hotel.
Comment:
6. Lighting intensity exceeds the .2 candles at the property line. (Sec. 34-206)
Response:
The Applicant will comply with the City exterior site lighting criteria as part of the building
permit process.
Comment:
7. Will need Energy code compliance details for the exterior lighting. (FBC-EC/ 505.6)
Response:
The Applicant will submit Energy code compliance details for the exterior lighting as part of
the building permit process.
Page 7
P&Z Comments & Responses — Site Plan Review #2 May 31 2014
Sunbelt Cape Canaveral Hotel within AlA Economic Opportunity Overlay District (EOOD)
SUNBELT-OCF, LLC
Comment:
8. Any building signs proposed? (Sec. 110-701 to 708)
Response:
The Applicant is proposing building signage to be located at the top of the main entrance
tower.
In addition, the Applicant is proposing to install a ground mounted sign (maximum
allowable height of 20') that is located on the Applicant Site Plan on the southeast side
of the main driveway entrance from AIA.
A separate sign permit application will be submitted for the building and ground
mounted signage.
Comment:
9. Verify any required code compliance with driveway visibility.
Response:
The Applicant has confirmed the site visibility triangle with City staff and will comply
with Sec. 110-469.
Comment:
10. Verif buildin T height (See definition) (Sec. 110-1 / 110-624)
Response:
The Applicant has coordinated with City staff on the allowable building height for the project.
By above referenced Code definition, the Applicant's Height of Building means the vertical
distance from finish grade at the building line (in compliance with 100-year flood level) to the
highest point of flat roof.
The Applicant received unanimous approval from the City Community Appearance Board on
May 21, 2014 to construct a 6-story building to a maximum 65'.
Comment:
11. Will any rooftop equipment be visible? (Sec. 110-629(1)c)
Response:
The Applicant intends to screen the rooftop equipment by use of appropriate
architectural treatments such as parapet wall or other architectural feature.
Comment:
12. Provide complete plant schedule. (Sec. 110-684(2)h)
Response:
Please refer to Sheet LP-2.
Page 8