HomeMy WebLinkAboutFW Springhill Suites Site Plan (32)
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From: David Dickey
Sent: Tuesday, November 14, 2017 2:25 PM
To: Anthony A. Garganese <agarganese@orlandolaw.net>
Subject: FW: Springhill Suites Site Plan
fyi
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From: David Dickey
Sent: Tuesday, November 14, 2017 1:32 PM
To: 'Tom Hermansen' <tomh@oceanpartnerscb.com
<mailto:tomh@oceanpartnerscb.com> >; David Greene
<D.Greene@cityofcapecanaveral.org
<mailto:D.Greene@cityofcapecanaveral.org> >
Cc: Pekar John <johnpekarpe@gmail.com <mailto:johnpekarpe@gmail.com> >;
Oliver Cole <coliver@rosswayswan.com <mailto:coliver@rosswayswan.com> >;
Baugher Bob <bbaugher@cocoabeachsurf.com
<mailto:bbaugher@cocoabeachsurf.com> >; Knight Debbie
<dknight@cocoabeachsurf.com <mailto:dknight@cocoabeachsurf.com> >; Bob
Hoog <B.Hoog@cityofcapecanaveral.org
<mailto:B.Hoog@cityofcapecanaveral.org> >
Subject: RE: Springhill Suites Site Plan
Thanks Tom.
I appreciate your summary of the situation.
Let me suggest you talk to Cole as I have been communicating with him
on this issue.
Dave
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From: Tom Hermansen [mailto:tomh@oceanpartnerscb.com]
Sent: Tuesday, November 14, 2017 12:11 PM
To: David Dickey <D.Dickey@cityofcapecanaveral.org
<mailto:D.Dickey@cityofcapecanaveral.org> >; David Greene
<D.Greene@cityofcapecanaveral.org
<mailto:D.Greene@cityofcapecanaveral.org> >
Cc: Pekar John <johnpekarpe@gmail.com <mailto:johnpekarpe@gmail.com> >;
Oliver Cole <coliver@rosswayswan.com <mailto:coliver@rosswayswan.com> >;
Baugher Bob <bbaugher@cocoabeachsurf.com
<mailto:bbaugher@cocoabeachsurf.com> >; Knight Debbie
<dknight@cocoabeachsurf.com <mailto:dknight@cocoabeachsurf.com> >; Bob
Hoog <B.Hoog@cityofcapecanaveral.org
<mailto:B.Hoog@cityofcapecanaveral.org> >
Subject: Re: Springhill Suites Site Plan
David D.
In short, we do not accept the City’s alternative proposal in the event
that the County does not allocate the impact fees towards the "Street
Scape" improvements to Central, as this alternative proposal appears to
request additional funds from us as a condition of site plan approval,
over and above the impact fees generated from the project. We do not
believe this is fair when, to our knowledge, no other hotel developments
have had their site plans conditioned in a similar manner. In short, it
appears that the City is trying to leverage site plan approval for
improvements the City would like to see done on Central, improvements
that I remind you already are in the City's budget and on private land.
Our group has been working with you and other City staff under the
mutual agreement that we would work cooperatively to apply to have the
impact fees generated by the two proposed hotels for the requested
improvements to Central. To that end, I have confirmed with
representatives from the County that the allocation of funds to specific
capital projects within a municipality is a routine process whereby the
City makes application to the Impact Fee Review board which in turn
makes its recommendation to the Board of County Commissioners. We have
been told that 95% or more of such applications are approved. Further,
we were told that the County as a general rule earmark transportation
impact fees for projects within the municipality from where the fees are
generated.
I will also remind you - now in writing - that you have represented to
me and my partners several times verbally that on advice from the City’s
attorney, the City cannot condition our application for site plan
approval and building permits on work to be done to Central Avenue,
which in addition to being a City constructed and maintained right of
way, is on private land owned by a separate legal entity. We feel
somewhat blindsided by the City to now - 48 hours before the Planning
Board review of our proposed project - make this unjustified demand of
us.
Our proposed project has satisfied the City’s requirements for
concurrency as evidenced by the traffic reports and other work
submitted. As per your recommendation to the Planning Board already
published - and as you represented to me verbally - our project meets
the City’s requirements without conditions. In our opinion, the City
has no legal standing to make this financial demand of our group, and to
add a condition at this late hour is not in good faith.
Our position remains that the City needs to make application to the
Impact Fee Review board for use of the impact fees to be paid for the
necessary improvements to Central Avenue and that the City needs to
contract for this work to be done. Further, the costs of whatever
improvement to be made to Central need to be born equally by all parties
involved, including the neighboring parcels to the north of Central
Blvd, as well as those neighbors on the South (including Zachary's and
Bayside)
We would request a meeting tomorrow morning
<x-apple-data-detectors://0> with yourself, Mr. Greene and the Mayor
(and anyone else that needs to be at the meeting) to discuss this matter
prior to the public hearing.
Tom C. Hermansen
President / Managing Partner
Ocean Partners Hospitality, LLLP
c:
941-587-2808 <tel:321-336-8099> e: TomH@oceanpartnerscb.com
<mailto:Controller@oceanpartnerscb.com>
a:
3425 <x-apple-data-detectors://2/1> North Atlantic Ave Cocoa Beach, FL
32931 <x-apple-data-detectors://2/1>
On Nov 13, 2017, at 4:21 PM, David Dickey
<D.Dickey@cityofcapecanaveral.org
<mailto:D.Dickey@cityofcapecanaveral.org> > wrote:
Ok, this is where we are. I just spoke with John Pekar and he is
giving me an estimate of approximately $890k for the streetscaping on
Central from A1A to Thurm Blvd. Right-of-way is 1500 feet long and 60
feet wide. This cost includes $250k for milling and resurfacing, $150k
for 10 solar street lights, $180k for relocating the sewer to the median
and $60k for landscaping/pavers.
The parcel being considered for site plan approval has
approximately 875’ of frontage on W. Central – roughly 60 percent of the
total length (1500’). This works out to be roughly $535k. As we have
discussed, the ideal situation will be for County transportation impact
fees to cover this cost. We estimated that the two hotel projects on the
site will generate roughly $900k in transportation impact fees.
Obviously enough to cover the cost of the proposed improvements.
However, should there be an unforeseen situation that results in the
County denying the request to allocate the impact fees to Central, a
backup plan needs to be generated.
In this particular situation, the City will look to the
developer to fund the outlined improvements. If impact fees can be used,
a larger scope to the project can be utilized. However, if County impact
fees are not available, the developer will only be responsible for
improvements along the frontage of the subject parcel ($535k). These
improvements will need to be completed by CO of the 1st hotel. These
provisions will need to be attached to the site plan approvals as
conditions.
Let me know if you want to discuss. Dave
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officials and employees will be made available to the public and/or
media upon request, unless otherwise exempt. Under Florida Law, email
addresses are public records. If you do 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 writing
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 Law, email
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