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HomeMy WebLinkAboutFW Springhill Suites Site Planfyi <mailto:http://www.cityofcapecanaveral.org/> Launch your connection… <mailto:https://www.facebook.com/CityofCapeCanaveral> <mailto:https://www.instagram.com/cityofcapecanaveral/> <mailto:https://www.linkedin.com/company/city-of-cape-canaveral-the> <mailto:https://twitter.com/CapeCanaveralFL> From: Tom Hermansen [mailto:tomh@oceanpartnerscb.com] Sent: Tuesday, November 14, 2017 12:11 PM To: David Dickey <D.Dickey@cityofcapecanaveral.org>; David Greene <D.Greene@cityofcapecanaveral.org> Cc: Pekar John <johnpekarpe@gmail.com>; Oliver Cole <coliver@rosswayswan.com>; Baugher Bob <bbaugher@cocoabeachsurf.com>; Knight Debbie <dknight@cocoabeachsurf.com>; Bob Hoog <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 <mailto:http://www.cityofcapecanaveral.org/> Launch your connection…<image003.png> <mailto:https://www.facebook.com/CityofCapeCanaveral> <mailto:https://www.instagram.com/cityofcapecanaveral/> <image005.png> <mailto:https://www.linkedin.com/company/city-of-cape-canaveral-the> <mailto:https://twitter.com/CapeCanaveralFL> 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 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 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 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. 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