HomeMy WebLinkAboutP&Z Agenda Packet 12-13-2017 PLANNING & ZONING BOARD
REGULAR MEETING
CAPE CANAVERAL PUBLIC LIBRARY
201 POLK AVENUE
December 13, 2017
6:00 P.M.
CALL TO ORDER:
ROLL CALL:
PUBLIC PARTICIPATION:
Any member of the public may address any items that do not appear on the agenda and any
agenda item that is listed on the agenda for final official action by the Planning & Zoning
Board excluding public hearing items which are heard at the public hearing portion of the
meeting, ministerial items (e.g. approval of agenda, minutes, informational items), and
quasi-judicial or emergency items. Citizens will limit their comments to three(3)minutes.
The Planning & Zoning Board will not take any action under the "Reports and Open
Discussion" section of the agenda. The Planning&Zoning Board may schedule items not
on the agenda as regular items and act upon them in the future.
OLD BUSINESS:
1. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation Re: Site
Plan Approval for the Cape Canaveral Radisson Master Site Plan, per City Code of
Ordinances, Section 110-223 —Robert A. Baugher, Applicant - CONTINUED
NEW BUSINESS:
1. Approval of Meeting Minutes: November 15, 2017
REPORTS AND OPEN DISCUSSION:
1. Food Vending Trucks
2. Minimum Number of Hotel Rooms
3. Feather Flags
P &Z Board Meeting Agenda
December 13, 2017
Page 2 of 2
ADJOURNMENT:
Pursuant to Section 286.0105, Florida Statutes, the City hereby advises the public that:
If a person decides to appeal any decision made by the Planning & Zoning Board with
respect to any matter considered 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.
In accordance with the Americans with Disabilities Act: all interested parties may attend
this Public Meeting. The facility is accessible to the physically handicapped. Persons
with disabilities needing assistance to participate in the proceedings should contact the
Community Development Department (868-1222, ext. 15) 48 hours in advance of the
meeting.
. . City of Cape Canaveral
E ti i,..•n4,
Planning and Zoning Board
- Meeting Date: 12/13/2017
Item No.
Subject: Request for Approval for Phase 1 of the Cape Canaveral Radisson Master Site Plan
located on W. Central Boulevard (Parcels #24-37-15-00-766/767/828/838), north/west of the
existing Radisson Hotel - CONTINUED
Department: Community Development (CD)
Applicant/Owner: Robert A. Baugher/Port Hospitality Group, Inc.
Summary: This request is for Approval of Phase 1 of the Cape Canaveral Radisson Master Site
Plan for property located on W. Central Boulevard, north/west of the Radisson Hotel
(Attachment 1). The site plan includes two 6-story structures on a 6.36 acre parcel that is zoned
C-1. The proposed structures are 65 feet in height and include a total of 301 rooms. Note that
the "west"hotel will be initially constructed, followed by the "east" hotel.
As required by Section 110-221(1) of the City Code, any new commercial development must
submit an application for Site Plan Approval and be approved prior to its construction. Section
110-223 establishes the process that must be followed. In general, the application is first
reviewed by the various City review departments to determine its consistency with applicable
rules and regulations. The application is then considered by the Planning and Zoning Board and
a written recommendation is forwarded to the CD Director for a final decision.
Section 110-222 of the City Code establishes criteria that must be addressed by the Site Plan
Application package. Attached is a Site Plan Checklist that inventories the submittal's
consistency with these criteria.
Pedestrian walkways are shown to the east and north of the buildings to provide access to the
sidewalk along W. Central Boulevard and Astronaut Boulevard and to the adjacent hotel
property to the south.Parking in located throughout the property. City Code requires 327 spaces.
The project includes 320 standard and 12 handicap spaces. Access to the site is provided by 2
driveway cuts on W. Central Boulevard and 2 driveway connection to the adjacent Radisson
project.
A traffic analysis - including both hotels - for the project was completed in October of 2017 by
McMahon Transportation Engineers&Planners. The project is projected to generate 2,685 daily
trips, of which 211 will occur in the in PM peak hour. The report indicates that the analyzed
road segments are expected to operate at an acceptable level of service when the projected traffic
from the hotel is added to background (existing) counts.
A proposed condition of approval is being recommended to further analyze the projects impact
on W. Central Boulevard. As worded,the applicant will be responsible for making any identified
capacity improvements. Should the City be successful in requesting County transportation
impact fees (generated by the project) be allocated to W. Central Boulevard, any capacity
improvements will be incorporated into a larger City streetscape project. The streetscape project
is listed as 2018/19 expenditure in the City's Capital Improvement Plan. If the City is not
successful, the improvements will be required prior to the issuance of a Certificate of
Occupancy.
Planning and Zoning Board Meeting Date: 12/13/2017
Site Plan Approval—Cape Canaveral Radisson Master Plan
Page 2 of 4
Sections 110-567 and 110-686 and 687 of the City Code contain landscaping requirements that
the project will be required to meet. Notably, standards for tree planting throughout the parking
area and around the perimeter of the project.
As the property is within the AlA Economic Opportunity Overlay District, the project will also
need to meet certain architectural/site design guidelines applicable to development within this
area. Notably:
Sec. 110-623. - Building orientation. Buildings shall be oriented towards A1A, N. Atlantic
Avenue and Central Boulevard as well as adjacent cross-streets in order to encourage
pedestrian activity along the sidewalks of A1A, N. Atlantic Avenue and Central Boulevard
and to facilitate pedestrian access to and from the sidewalk to adjacent properties.
As indicated in the policy, the intent of this language is to "encourage pedestrian activity"
and to"facilitate access to and from the sidewalk to adjacent properties."To accomplish this,
the policy spells out that"Buildings shall be oriented towards" W. Central Boulevard as well
as adjacent streets.
Sec. 110-629. - On-site circulation.
(1) Provide easy sidewalk access for pedestrians by locating vehicle access and
loading areas where there will be minimal physical or visual impact on
pedestrians, the flow of traffic, and/or adjacent uses.
a. All vehicular entrances shall, to the maximum extent possible,be located off of
a side street or an alley in order to minimize pedestrian and vehicular conflicts.
b. Walkways for pedestrian access shall be provided between parking areas and
the project.
c. Passenger loading zones located on the street shall not impede foot traffic or
sidewalks.
d. Parking lots and structures shall be designed to provide safe pedestrian
circulation between parked vehicles and the primary building through the use
of clearly marked pedestrian walkways, stop signs, speed bumps, lighting, or
other similar measures.
e. Pedestrian and vehicular connectivity shall be provided between parcels and a
reduction to the need for additional, future curb cuts, and other means of cross
access to adjacent parcels shall be encouraged.
Sec. 110-669. - Surface parking.
(1) Locate surface parking in the rear or side of buildings and provide pedestrian access
from the parking to the building and street. However, due to the nature of certain
uses, the Director of Community Development or designee may approve up to one
row of parking between the front of a building and street.
a. A surface parking lot adjacent to a public street shall conform to the landscape
requirements detailed in Division 6 of this Article.
Sec. 110-689. - Surface parking lots.
Planning and Zoning Board Meeting Date: 12/13/2017
Site Plan Approval—Cape Canaveral Radisson Master Plan
Page 3 of 4
(1) Buffer off-street parking adjacent to a public right-of-way or residential buildings
or residential zoned property with a landscaped barrier.
a. Interior landscaping for off-street parking shall conform to the requirements of
Section 110-567 of this Code.
b. Minimum landscape buffer width between the right-of-way and the parking or
vehicular access area along AlA, Central Boulevard, and N. Atlantic Avenue
shall be ten feet and five feet along all other streets.
c. A knee wall which is at least 30 inches in height is required when an off-street
parking area is located within 25 feet of the public right-of-way.
d. A continuous landscape berm at an average height of 30 inches from grade may
be permitted in lieu of a required knee wall.
e. A knee wall or berm may be, staggered, meandering or continuous.
f. A knee wall or berm shall not obstruct any safe sight distance triangle.
g. A knee wall shall be compatible with the architectural design, material, and
color of the principal building of the project.
h. Lighting shall not be used to create an attraction, distraction, or commercial signage
intent to the wall or berm.
i. For the purpose of this standard, a mixed-use building which includes residential
units shall not be defined or categorized as a residential building.
Water will be provided by the City of Cocoa and the City of Cape Canaveral will be the
wastewater provider. Stormwater will be treated with retention tanks and underdrains
throughout the site. A geotechnical report, completed by Universal Engineering Sciences, was
submitted to the City Engineer who, after review, recommended approval of the site plan on
November 9, 2017.
As required by Section 110-606, the Community Appearance Board, on August 16, 2017,
approved a Level 1 review for the proposed "west" hotel as well as approval to construct to a
height not to exceed 65 feet. Prior to construction, similar approvals will be required for the
"east"hotel.
At its November 15, 2017 meeting, the Board began deliberations of the subject request.
However, due to unforeseen circumstances, the meeting was concluded prior to the completion
of the item. Several Board members had the opportunity to ask questions prior to the meeting's
conclusion. As the applicant was not able to respond during the meeting, Attachment 4 was
submitted.
The remaining approvals needed include an administrative Site Development Permit and
Concurrency review.All City development standards will be implemented during the permitting
phase.
Submitting Director: David Dickey Date: 12/6/2017
Planning and Zoning Board Meeting Date: 12/13/2017
Site Plan Approval—Cape Canaveral Radisson Master Plan
Page 4 of 4
Attachments:
1 —Location Map
2 - Site Plan Application/Checklist
3 —City Engineer Approval Letter—November 9, 2017
4—Applicant Response to Board Questions
5— Site Plan Set Replacement Pages (Full Size)
The CD Staff recommends that the Planning and Zoning Board take the following
action:
Recommend approval to the CD Director of Phase 1 of the Cape Canaveral Radisson
Master Site Plan, as generally indicated in Attachment 5 of this report, for the Cape
Canaveral Radisson Master Plan for property located on W. Central Boulevard; subject to
the following condition:
1. The Applicant shall submit a traffic analysis utilizing trip generation standards
promulgated in the latest edition of the Institute of Transportation Engineers
manual. Said report will identify traffic impacts resulting from the proposed hotels
(301 rooms) on that segment of W. Central Boulevard east of Thurm Boulevard, to
include an intersection analysis of its intersection with Astronaut Boulevard. The
analysis shall include recommendations for improvements to maintain the current
level-of-service of the studied road segment/intersection. The applicant will be
responsible for making any identified capacity improvements prior to the issuance
of a Certificate of Occupancy. Should the City be successful, prior to the issuance
of a building permit for the first hotel, in requesting County transportation impact
fees (generated by the project) be allocated to W. Central Boulevard, the applicant
will not be responsible for any capacity improvements.
Attachment 1
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ATTACHMENT 2
APPLICATION FOR SITE PLAN REVIEW
FEE: 3 �f 0• S 6 DATE: //2X/f7
o ce I Com) lnn ke Pr ,A.
PROJECT NAME: 5/rN.?k. ( 5,Y;-1-e1 is-1
LEGAL DESCRIPTION: �� 4e)A (fIT
OWNER(S) NAME: ajoe lq4-e-j 6t,reerr Lcc:
OWNER(S) ADDRESS: 22ta 5 A,r.t,
OWNER(S) E-MAIL: � a u-yAe.- coz oa-6 r,6arct-
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PHONE NUMBER: (OFFICE) 33 ,/-7 -231 S (CELL) 3-4.1 &cj 3 ,t) q 8
NAME OF ARCHITECT/ENGINEER:/l4 i5e5 7r/k 13L,; lel
PHONE NUMBER: (OFFICE) 3v .• .s' - o 3/ (CELL)
AGENT/APPLICANT NAME: 2s h . ec,f/P�
PHONE NUMBER: 37,(:, 'e 71 90
EMAIL: ‘Cs,-uy orw•
AGENT/APPLICANT SIGNATUR •
D Le7c, 17-'
SELi252o 17 Iii
1 9"
CPWLDEDEPT
LEGAL DESCRIPTION PARCEL 101
A parcel of land that lies Westerly of the Southwesterly right of way line of STATE ROAD A-1-A and
Southerly of the South right of way line of CENTRAL BOULEVARD, said parcel lies in Section 15,
Township 24 South,Range 37 East,City of Cape Canaveral,Brevard County,Florida,the same being
more particularly described as follows:
Begin at a point on the aforesaid Southwesterly right of way line of STATE ROAD A-I-A said point
being the most Easterly point of that certain parcel of land described in Official Records Book 3112 at
Pages 1927 and 1928 of the Public Records of Brevard County, Florida;thence run S 52°41'15"W
along the Southeasterly line of the lands described in Official Records Book 3112 at Pages 1927 and
1928 for 174.95 feet;thence continuing along Southwesterly boundary line of the lands described in
Official records Book 3112 at Pages 1927 and 1928 run N 37°19'24"W for 112.53 feet to a point on
the Southeasterly right of way line of CENTRAL BOULEVARD a 100 foot wide right of way,;thence
run the following courses along the Southeasterly and then Southerly right of way of CENTRAL
BOULEVARD; S 62°39'38"W for 209.12 feet to a point of curvature of a circular curve to the right;
thence run southeasterly along the arc of said curve having a radius of 661.05 feet through a central
angle of 27°53'50"for an arc distance of 321.9 feet to a point of tangency; thence run N89°31'30"W
for 364.48 feet to a point on the Northeasterly boundary line of BAY SIDE CONDOMINIUM,PHASE
1, according to the declaration described in Official Records Book 4605 at Page 3849 together with any
amendments;thence run S37°20'35"E for 590.29 feet;thence leaving said Northeasterly boundary
line rum N52°38'52"E for 959.59 feet to a point on the Southwesterly right of way line of STATE
ROAD A-1-A;thence run N 37°17'47"W along said right of way line for 87.90 feet to the Point of
Beginning, said parcel contains 6.47 acres more or less.
Drawn by:
Sc ROSS
Scale:l"=100'
CVV17C / UZ Certified to:
Date: gob Baugher
IIS.11tH&B/s J Sui(.•102 I hereby certify that the survey shown hereon is true and correct based on actual measurements taken in the
Project# ;broiling Addre r P.O,Bev 511 kOn Feld.This survey meets the Minimum Technical Standards as set forth by the Florida Board of Professional
;1lrrrill/.dnud.FL.1295,1 Land Surveyors found in Chapter 51-17.0115,Florida Administrative Code,pursuant to Section 472.027,
Pa2 of 2 Florida Statutes.
Be: Phone:(321)5
LICENSED B(.-SLYI SS 4797S UNLESS IT BEARS THE SIGNATURE AND
DATE REVISIONS ORIGINAL RAISED SEAL OF A FLORIDA
LICENSED SURVEYOR AND MAPPER THIS
DRAWING,SKETCH,PLAT OR MAP IS FOR John R.Campbell
INFORMATIONAL PURPOSES ONLY AND IS NOT Professional Surveyor&Mapper S255 I
VALID. State of Florida
s?„--,c\,6\ \ 2tx-, \QA
SITE PLAN CHECKLIST
The following checklist has been prepared to assist in preparation of a required site
plan. Please see Sec.110-222 of the City Code for a complete list of site plan criteria.
The drawing must be sealed and drawn to scale by an appropriately licensed design
professional, no greater than one inch to 50 feet, on sheets two feet by three feet,
showing the following site data:
Site Plan Information:
(General)
Yes No N/A
Size, height, number of units and location
of proposed and
existing structures.
Dimensions.
Total gross area andercenta e devoted g to structures,
parking and landscaping.
Number of units.
Traffic flow diagram to include total number and size of
parking spaces and loading zones.
Density (units per acre).
Location and dimension for the following areas:
(If applicable)
Park(s)
X Canal(s)
Waterway(s)
Boat slip(s)
3
Yes No N/A
X` Parking
Swimming pool(s)
XDriveway(s)
Recreation
Trash
Sidewalks
Dune crossover(s)
Other (specify)
Type of enclosure for communal trash container(s)
XFire alarm and standpipe data
XVicinity map
Location of planned landscaping
Finished grades for the following:
Entire parcel
Finished floors
Streets
Parking lots
Sidewalks
10" of adjoining property
4
Details, Sections, and Specifications:
Yes No N/A
Street lights
Water and sewer
Paving and drainage
Curbs
Storm drains
Sidewalks
— — Engineer's seal on drawings
Square footage of building areas:
-7‹ Living
Parking
X Other (specify)
Total under roof
Required notes:
Sidewalk and sanitary sewers to be constructed to City
Cape Canaveral standards.
>‹,
Water lines to conform to City of Cocoa standards.
X_ Fire alarm system to be installed and connect to Cityof
Cape Canaveral Fire Department standards.
5
Topographic Survey:
Yes No N/A
_____ _____ ______
USC and G.S. datum plane
KExisting street lights
XStorm drainage design calculations.
XCoastal construction setback line, where required.
Ten (10) hard copies of the drawings must be submitted with the application as well as
in electronic format (.pdf).
6
ATTACHMENT 3
111111 JOHN A.PEKAR,P.E.,LLC
Civil Engineering/Consulting
102 Columbia Drive
Suite 207
Cape Canaveral,FL 32920
Office Phone:321-613-2959
Cell Phone: 321-283-1040
johnpekarpe@gmaii.com
spekarr g!f,° Real Flowe ronifowe@gmaii.com
Office Manager Cell Phone: 321-403-9899
November 9, 2017
TO: Dave Dickey; Jeff Ratliff; Patsy Huffman
FROM: John A. Pekar, PE
SUBJECT: Radisson Master Plan (Springhill Suites)
Review Comments
We have reviewed the soil ground water tests from Universal Engineering Sciences and based on
their analysis we recommend City approval of the Springhill Suites site plan.
The poor soils at the site needs to be closely monitored during construction, and as stated by the
Owner, poor soils under the drainage systems will be removed and replaced with clean soils.
Sincerely,
John A. Pekar, P.E.
Consulting Engineer
JAP:rmf
cc: Jeff Ratliff
ATTACHMENT 4
Radisson Master Site Plan
Planning Board Comments
The following is a list of the comments that were heard at the planning board meeting on
November 15th with responses from the applicant.
Comment: Plans to be 1"to 50'or Less. Sheet C-1 is 1"to 60'
Response: Sheet C-1 is for reference purposes only. It is there only to show the relation of
the proposed work to the existing developed hotel site.There is no construction
information on this sheet.
Comment: Landscape plans to be signed by a registered landscape architect
Response: Landscape plans will be signed off on by a registered landscape architect.
Comment: There are 22 parking spaces that are not on the property and without any
landscaping.
Response: The Phase 1 scope,which includes two (2) hotel sites provides sufficient
parking for the combined properties (which is what is before the Planning Board for
approval) but also for each individual hotel in separate parcels (to be legally divided prior
to commencement of construction). The shaded parking aisle on the Radisson site does not
imply that these spaces belong to or are required by the Applicant. The spaces in question
are part of the Radisson site.There are proposed shrubs and trees located along the A1A
Right of Way.There is also a large green area within the subject spaces. These spaces were
created due to the driveway reconfiguration.
Comment: New retention basin not on property.
Response: We need clarification from Mr. Friedman to this comment. The plans
demonstrate that all retention for the Phase 1 site (to include 2 hotels)is on the subject site.
Comment: "Sight"distance problem at the SW corner of the Western Hotel
Response: It is unclear what this comment refers to.The corner you are referring to has a
turn radius of 15',we believe that sight distances will not be a problem at this location.
Comment: Section 110-222(i)(b) Criteria for Site Plans: %of Parking area Devoted to
Landscaping.
Site plan criteria required under this chapter shall be as follows:
(1) Plan drawn to scale by an appropriately licensed design professional, no greater than
one inch to 50 feet, on sheets two feet by three feet, showing the following site data:
a.Size, height, number of units and location of proposed and existing structures
and their relationship to property lines, setbacks, easements, streets, etc.
Page 1 of 5
Radisson Master Site Plan
Planning Board Comments
b.Dimensions and total gross acreage of the site and percentage devoted to
structures and percentage of parking area devoted to landscaping with curbs and water
provisions.
Response: Thank you for this clarification. Plans will be revised to comply. Plans with
construction information are at 1"=40'scale.Sheet C-1 is for reference/orientation
purposes only.The requirements of comments (a) and (b) are provided on the Cover Sheet
as well as the drawings.
Comment: Section 110-506(a) Offsite Loading Space: Restaurant/Bar
Every permitted use requiring the receipt or distribution by vehicles of materials or
merchandise and having a floor area of 10,000 square feet or more shall have at least one
permanently maintained offstreet loading space for each 10,000 square feet or fraction
thereof of gross floor area.
Response:
• Mr.Friedman referenced restaurants and bars in hotel. Both hotels will be"limited-
service"operations,meaning that the F&B offerings will be intended for the hotel
guests only.
• We suspect that this ordinance relates to smaller establishments that are close to
public right of ways. This property encompasses 6.5 acres,and there are plenty of
areas for delivery vehicles to stop while making deliveries.
• Specifically,the requirement for offstreet loading is satisfied by the areas at the back
of both proposed hotels,where there are is space for delivery vehicles to
temporarily park without impeding traffic flow.
Comment: Hours and Days of Construction?
Response: The developer will comply with the City's stated code for permitted
construction times.
Comment: Section 110-656(i)b Locate enclosed trash/recycling containers at the rear
where they are not visible to the public. West building unit readily visible to public on
Central Blvd and on Sidewalk.
Response: The trash enclosure in question has been relocated on the plans to the
Southwest corner of the hotel. See revised plans.
Comment: Required knee wall locations not shown
Response: An earthen berm,which is acceptable per the code,with landscaping on top of it
have been added to the parking row along Central Boulevard.
Page 2 of 5
Radisson Master Site Plan
Planning Board Comments
Comment: The comments from the various municipal departments were not included in
the submittal.
Response: City Staff should include concurrency correspondence from the City's various
departments.
Comment: Storm water control plans and details. Mr. Friedman expressed concern with
the design of the proposed storm water system in light of the recent deluges experienced in
October in Brevard County.
Response: The storm water system proposed will meet or exceed all design requirements
of the authority having jurisdiction - St Johns Water Management District. Receipt of a
building permit will be conditioned upon receipt of a permit from SJWMD. Under the City's
land development regulations,the City must accept a system that has received a SJSWMD
permit.
Comment: Mr. Friedman questioned the definition of parking row and the requirement in
the overlay district that permits one row of parking between buildings and the frontage
street.
Response: The City Development Director,and this board via approval of previous site
plans,have allowed one row of parking that includes a driving aisle and parking on each site
of the aisle,as can be seen in front of the Homewood Suites. The Developer has designed
the traffic pattern to comply with this requirement. We suggest that the Board and the City
Staff revisit the language in the ordinance to clarify that an aisle with parking on both sides
is permitted between buildings and streets.
Comment: Section 110-567(a)(2) States,one ten point tree shall be placed at the end of
each row.
Response: The Developer will comply with the City's landscaping requirements.
Comment: Mr. Friedman made certain comments about the traffic analysis provided,and
provided some anecdotal comments with respect to his personal experience at specific
times in the past. He also questioned whether or not this Site Plan and Traffic Study had
included an analysis of expected future development.
Response: Concurrency review for traffic capacity is performed via standardized
requirements. In its Code,the City does not spell out any additional requirements to assess
traffic concurrency other than these standards. The Traffic Study provided demonstrates
that the proposed trip generation does not exceed the impacted roadway's maximum level
of service. Therefore,the City and this Board should be legally satisfied with the
information provided.
With respect to planning for future development,the City is precluded by law from
imposing requirements on one developer for the expected impact of future developers.
Logically,this would not be justified.
Page 3 of 5
Radisson Master Site Plan
Planning Board Comments
Comment: Section 110-688(1)a and 110-567(a)(2): Landscaping shall be provided around
the base of buildings oriented toward the public rights-of-way.
Response: The Developer will comply with all requirements of the Landscaping Ordinance.
The Site Plan submittal shows landscaping at the base of the building surrounding the 1st
Hotel. Landscaping has been added to the base of the building of both hotels to comply with
this requirement.
Comment: Mr. Friedman also commented on the proposed screening along the wall on the
west side of the property.
Response: Developer plans to plan Areca palms between the high value trees along the
property line to create a solid vegetative screen to the West,as can be seen on the West side
of the Marriott Residence Inn property.
Comment: The first board member to speak questioned why the developer had not
planned the construction of a parking structure vs surface parking.
Response: The answer to that comments is financial. Generally a surface parking space
costs about$2,000 to construct. A structured parking space, for a large and efficient
parking structure costs approximately$16,000 per space. To accommodate most of the
parking needed by code; say 300 spaces,the cost difference is$4,200,000 between these
two options (300 x$2,000 =$600,000. 300 x$16,000 = $4,800,000). Furthermore,many
consider structure parking buildings to be unattractive and massive compared to well
landscaped surface parking.
Comment: Section 110-623 Building Orientation notes that
Buildings shall be oriented towards AIA, N. Atlantic Avenue and Central Boulevard as well
as adjacent cross-streets in order to encourage pedestrian activity along the sidewalks of
A 1A, N. Atlantic Avenue and Central Boulevard and to facilitate pedestrian access to and
from the sidewalk to adjacent properties.
Response: The City Code and the Overlay District impose a multitude of requirements with
respect to site planning.
• The City requires a hotel development to
o (i) contain a minimum of 150 units,and
o (ii) provide 163 parking spaces for this many hotel rooms; and
o (iii) it further restricts the height of buildings to a maximum of 65 feet,and
o (iv) and it requires vehicular access,especially emergency vehicles to be
able to drive around a building.
• Based to these to requirements,and assuming that for the sake of this argument one
is not able to build more than 150 units,the structures designed come to
approximately the same size as the two buildings proposed on this Site Plan (note
they are not too dissimilar from the size and shape of the Homewood Suites).
• Furthermore,the subject site of 6.5 acres is not a square or a comfortable rectangle
allowing for specific placement of the hotel buildings; this property has a rather odd
shape. Since the size of the buildings is generally predetermined by the 150 unit
Page 4 of 5
Radisson Master Site Plan
Planning Board Comments
and 65 foot height requirements,and based on the parking and traffic patter
requirements,the proposed locations and orientation of these buildings are the only
choice available.
• While the orientation of the West hotel building is not exactly"facing"Central Blvd,
the front of the structure is very much visible from Central Blvd as well as AlA from
the North. The proposed design complies as much as possible with"the Intent"of
the Overlay District Requirements.
Section 110-605 of the Code states:
The Director of Community Development or designee, shall have the authority to render
interpretations of this Code, to adopted policies and procedures in order to clarify the
application of its provisions. Such interpretations, policies and procedures shall be in
compliance with the intent or purpose of this Code.
Page 5 of 5
PLANNING&ZONING BOARD
MEETING MINUTES
November 15,2017
A Meeting of the Planning & Zoning Board was held on November 15, 2017, at the Cape
Canaveral Public Library, 201 Polk Avenue, Cape Canaveral, Florida. C
called the meeting to order at 6:00 p.m. The Secretary called the roll. �n John Price
ROLL CALL:
MEMBERS PRESENT
John Price Chairperson
Lamar Russell Vice Chairperson
Harry Pearson.
Ron Friedman
Albert Franks
Omar Capellan
Dr. John Fredrickson
MEMBERS ABSENT
11000.
OTHERS PRESENT
Anthony Garganese Attorne
David Dickey
Patsy Huffman Bo ` .unity
e • ,
PUBLIC P. ' IPAT
None. =N= y
NEW . SS: �.
•
1. Approv eeting Mi -:: J\u46,2017& August 2,2017
Motion by Mr.Fri- • seco by Mr. Pearson to approve the Meeting Minutes of July 26,
2017. Vote on the mo. iso: . 'mously.
Motion by Mr. Price, seco by Mr. Franks to approve the Meeting Minutes of August 2,
2017. Vote on the motion carried unanimously.
2. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation to City
Council Re: Ordinance No. 13-2017, Amending Chapter 66 and 98 of the City Code
incorporating standards for the use of brick pavers in construction of driveways and
driveway aprons-City of Cape Canaveral,Applicant.
Planning&Zoning Board
Meeting Minutes
November 15,2017
Mr. Dickey presented Staff's report/photos.Discussion ensued to include location of brick pavers;
not using pavers in sidewalk area for safety issues; settling issues; type/size of pavers; owner's
responsibility and maintenance. It was recommended to table the item for a future meeting.
Motion by Mr. Friedman, seconded by Mr. Pearson to table the item to a future date. Vote on the
motion carried unanimously.
3. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation to City
Council Re: Ordinance No. XX-2017, Amending Chapter 110 of the City Code to
increase the maximum height for public or recreational buildings and structures—City
of Cape Canaveral,Applicant.
Mr. Dickey presented Staff's report/photos and addressed building height requirements for
different zones and the request to allow an increase in R-2 zone. Staff explained a public structure
under consideration (multi-generation facility) would require a minimum height of 35 feet vs 25
feet, which is currently allowed in R-2 zone.
Discussion ensued to include: changing City Code; increasing footprint; underground stormwater
vaults;referendum pertaining to building heights; Visioning for the City; limited land/greenspace;
location; types of surrounding properties and benefits of new facility for City residents.
Mr. Price asked Carol Warner, Bayside resident, to come to the podium. Mrs. Warner requested
clarification of areas the Ordinance would apply. Staff explained the Ordinance pertains
specifically to property zoned R-2 and designated "Public" by Future Land Use Map included:
Cape View Elementary School, Brevard County Sheriff's Office and Canaveral Park. The scope
of the request is very limited and would not pertain to other public properties located in different
zones.
Motion by Mr. Friendman, seconded by Mr. Pearson to recommend approval to City Council. The
Motion carried 6-1 with voting as follows: Mr. Russell, For; Dr. Fredrickson, For; Mr. Friedman,
For; Mr. Pearson, For; Mr. Capetian,For; Mr. Price, For and Mr. Franks, Against
Mr. Price requested a 5 minute break at 6:56 pm.
Meeting reconvened at 7:05 pm.
4. Quasi-Judicial and/or Public Hearing: Consideration and Recommendation Re: Site
Plan Approval for the Cape Canaveral Radisson Master Site Plan, per City Code of
Ordinances,Section 110-223—Robert A. Baugher,Applicant.
Mr. Dickey presented Staffs report/phots. Discussion ensued to include Board Members
voicing and reading written comments.
The meeting was interrupted due to a fire in a trash receptacle outside of the building at 7:38
pm; discussion continues for the next several minutes.
2
Planning&Zoning Board
Meeting Minutes
November 15, 2017
Chair Member Omar Capellan excused himself from the meeting at 7:52 pm due to smoke
coming into the building.
It was discovered the Fire Department was on-site at 8:02 pm using fans to remove smoke from
the building and Staff discussed evacuating the building.
At 8:03 pm, it was recommended to adjourn the meeting.
At 8:04 pm , the Applicant requested a new date for meeting. It was decided to reschedule
application request for December 13, 2017,at 6pm.
REPORTS AND OPEN DISCUSSION:
These items will be heard on December 13, 2017.
1. Food Vending Trucks
2. Minimum Number of Hotel Rooms
3. Feather Flags
ADJOURNMENT:
Meeting adjourned at 8:07 pm.
Approved on this day of , 2017.
John Price, Chairperson
Patsy Huffman,Board Secretary
3
City of Cape Canaveral
LAPlanning and Zoning Board
Meeting Date: 12/13/2017
Item No. p
Subject: Items to be discussed:mobile food vending trucks;minimum number of hotel rooms;and feather
flags.
Department: Community Development (CD)
Applicant/Owner: n/a
Summary: From time-to-time issues present themselves that need to be properly vetted prior to Staff
drafting formal policy language. Recently, the following items have become topics of discussion:
• Mobile Food Vending - Over the past 12 months the City has experienced a spate of requests to
allow the establishment and operation of mobile food vendors. The current Code of Ordinances
does not provide specific regulation of this use other than to require the vendor to obtain a Business
Tax Receipt prior to operation. This situation may preclude the consistent and thorough regulation
of mobile food vendors.
Staff is requesting input from the P&Z Board to determine if this use is supportive of community
goals and if so, to assist in framing regulations governing mobile food vendor operations.
Regulations could include the following provisions:
o Provide definitions of Mobile food vendor and vehicle;
o Require that mobile food vending vehicles be self-sufficient and prohibit utility hookups.
Wastewater shall be prohibited to be dumped on site;
o Limit vending activities to certain zoning districts;
o Require authorization from the property owner;
o Restricts vending activities within certain distance requirements from intersections;
o Require the availability of public restrooms;
o Limit vending in the City to certain time periods;
o Prohibit vending within certain distances of any school and/or within certain time periods;
o Prohibit vending from certain areas including any vacant lot, public street or sidewalk;
o Require that any vendor acquire the appropriate approvals including a City Business Tax
Receipt, County Health Department license,proof of insurance that indemnifies the City; and
o Requires the appropriate disposal of any wastewater generated by the vending activity.
• Minimum Number of Hotel Rooms - Since its incorporation, the City has regulated the minimum
number of rooms that a hotel must include. In 1962, the Zoning Code defined a hotel as any
building(s) containing accommodations for 25 or more guests. In 1971, hotels were required to
have a minimum of 30 dwelling units, provided, however, that there would not be more than 55
units per net acre. In 1985, the City first established the 150 room minimum requirement. From a
review of reports and meeting minutes, it appears that the impetus for establishing the 150 room
standard was to ensure that projects were well capitalized and that competent, experienced groups
would be involved in the proposed project.
The Council was asked to consider an ordinance in 1997 to reduce the minimum number of units
from 150 to 75. The Council declined to take action on the ordinance. Members express concerns
ranging from higher crime, additional signage and undesirable appearance of small hotel/motels.
Planning and Zoning Board Meeting Date: 12/13/2017
Discussion Items
Page 2 of 3
In 2012, the City Council adopted the A 1 A Overlay District, which maintained the 150 room
standard, but dropped the requirement for a hotel project to be constructed on a minimum of 5
acres. Since that time, only one project, the Homewood Suites, has been built. That project
included 154 rooms on 3.54 acres.
This standard continues to be a topic of discussion among development interests,property owners
and City Staff. At least three hotel projects, within the Astronaut Boulevard corridor, have been
proposed in the past 6 months with less than the 150 room standard. These include a Holiday Inn,
a Tru by Hilton and a Home2 Suites (Hilton).
One of the factors for the interest in smaller properties is the majority of parcels that can easily
accommodate 150 rooms or more have been developed. A hotel site needs to include areas for
stormwater,parking/drive aisles, landscaping and amenities. In other words, the low-hanging fruit
with respect to hotel sites, has been picked.
Owners of existing hotel projects within the City argue that it would not be fair to reduce the
minimum room requirement as they were required to meet the standard. It is also important to note
that there are currently three (3) additional hotels that are progressing through the City's approval
process that meet the minimum room requirement. These include a 151-unit Springhill Suites on
W. Central Boulevard and a dual-flagged, 224-unit (Home 2 and Hampton Inn & Suites) project
off Astronaut Boulevard.
Although the local economy/market will ultimately dictate where and how many hotel projects are
built in the City, some degree of public involvement is appropriate to ensure community interests
are advanced. For this purpose, the P&Z Board is asked to provide guidance on the nature (size)
of future hotel projects.
• Feather Flags — In September of 2014, the City Council adopted Ordinance No. 08-2014, which
significantly retooled the City's Sign Ordinance. One of the policy revisions was to add feather
flags to the list of banner signs and also indicate that banners could only be displayed once a year
for a period not to exceed 30 consecutive days on nonresidential property.
The following graphic is an example of typical feather flag signs.
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1
M M
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'S S
Planning and Zoning Board Meeting Date: 12/13/2017
Discussion Items
Page 3 of 3
Recently, several small business owners have approached the City regarding the year-round use
of feather flags for purposes of advertising their businesses. Currently, this type of sign can only
be used once a year for 30 consecutive days.
The City Council specifically added this sign type into the temporary sign category and in so
doing, limited its use. The reports/minutes of the meetings that were held when the sign ordinance
was revised in 2014 indicate that a conscious effort was taken to reduce clutter in the City by
limiting certain sign types, to include feather flags.
Attachment: n/a
The CD Staff recommends that the Planning and Zoning Board take the following action:
Provide Board input regarding the afore-mentioned items.
Approved by CD Director: David Dickey Date: 12/6/2017
Attachment 5
Community
Development
Memo
TO: Planning and Zoning Board Members&City Attorney
FROM: Patsy Huffman,Board Secretary
DATE: December 6,2017
RE: Springhill Suites Revised Site Plan Pages.
Attached are nine (9) revised sheets from the Site Plan set submitted by the Applicant. The
revisions were made due to discussions from the Nov. 15th Planning&Zoning meeting and will
be discussed at the meeting on Wednesday,December 13,2017.
Please replace the old pages with the revised sheets.
Thank you.
Attachments—Revised large format sheets
1