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THE CITY OF CAPE CANAVERAL REDEVELOPMENT PLAN
PREPARED BY:
COMMERCIAL DEVELOPMENT BOARD MEMBERS
ROSEMARIE MEONI, CHAIRPERSON
JOHN C. THOMAS,VICE CHAIRPERSON
BURT BRUNS
LEONARD FOLCARELLI
MICHAEL MURAZZI
ALICE NIELSEN
JOYCE SALE
JON WINDHORST
JOYCE HICKS
TECHNICAL ASSISTANCE
BENNETT BOUCHER, CITY MANAGER
TODD PEETZ, PLANNER
KIM McINTIRE, BOARD SECRETARY
SPECIAL THANKS TO:
GUEST SPEAKERS
ED ANDERSON,FLORIDA POWER AND LIGHT
SUSAN COSSEY, CANAVERAL PORT AUTHORITY
KURT EASTON,MIRA DIRECTOR (BREVARD COUNTY)
REBA FLOYD,LAND DEVELOPMENT SPECIALIST (BREVARD COUNTY)
GREG LUGAR, ECONOMIC DEVELOPMENT DIRECTOR (BREVARD COUNTY)
LYNN PICKETT, COCOA BEACH AREA CHAMBER OF COMMERCE
MIKE RIGNEY, FOREIGN TRADE ZONE 136
ROGER WOLF, ADPLUS
CAPE CANAVERAL BEAUTIFICATION BOARD MEMBERS
Table of Contents
Section 1
Mission Statement 3
Overall Goals 3
Introduction 3
Existing Conditions 4
Surrounding Conditions 4
Section 2
Need for Redevelopment 4
Redevelopment Boundary 5
Requirements to Declare a Redevelopment Area 5
Redevelopment Powers and Requirements 8
Section 3
Redevelopment Goals and Objectives 9
Economic Develop and Redevelopment 9
Redevelopment 9
Rehabilitation 10
Economic development 10
Land use controls 11
Administrative 12
Quality of life 12
Slum and blight reduction 12
Traffic circulation 13
Public facilities/utilities 14
Beautification 14
Environmental 15
Recreation 15
Architecture review 15
Art in public places 16
Section 4
Redevelopment Activities 16
Financial Mechanisms 18
Section 5
City and Satellite Committees 21
Section 6
Neighborhood Impact Statement 22
Amending the Redevelopment Plan 22
Plan Duration 22
Severability 22
Time Line for Proposed Improvements 23
2 Cape Canaveral Redevelopment Plan
City of Cape Canaveral
Redevelopment Plan
SECTION 1
Mission Statement:
The mission of the City of Cape Canaveral Redevelopment Plan is to establish an
economically viable program for managed growth which will stimulate economic
development and improve the quality of life in the community and surrounding areas.
Goals:
1) Economic Stability - Continue to improve the existing business
conditions by encouraging, attracting and developing a diversity of commercial and
manufacturing type enterprises.
2) Quality of Life - Improving the overall quality of life by eliminating slum
and blight conditions; improve transportation circulation, especially for pedestrian
ways; and upgrading the general appearance of the subject area_ through city
beautification and protection of the natural environment.
Introduction:
The purpose of this document is to implement the mission statement and the primary
goals of the redevelopment plan and to provide the City of Cape Canaveral an operable
document for shaping existing and future development within the redevelopment area.
Issues inherent in the redevelopment plan include such factors as economic
development, redevelopment, rehabilitation, slum and blight reduction, traffic
circulation, beautification, recreation, architectural themes and other facets of
community life.
The City of Cape Canaveral is located on the Atlantic Ocean approximately 50 miles east
of Orlando. The City of Cape Canaveral itself is highly accessible, just south of the
Kennedy Space Center, Port Canaveral and Cape Canaveral Air Force Station and north
of the City of Cocoa Beach. The Indian River Lagoon System or Banana River forms the
western border and the Atlantic Ocean is the eastern city boundary. Located
approximately within a three hour drive to Miami, Jacksonville or Tampa Bay,
demonstrates its central location to other major metropolitan areas in Florida. The close
proximity to Port Canaveral, a deep water port which accommodates a variety of
commerce through both cargo ships as well as passenger cruise liners, provides the City
with some additional opportunities. The Kennedy Space Center, a source of national
pride which symbolizes technological leadership, will provide for future opportunities
yet to be realized.
The City of Cape Canaveral is approximately 1.9 square miles in land area with 8,400
full time residents. There is a seasonal population of approximately 3,000 additional
3 Cape Canaveral Redevelopment Plan
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persons who primarily reside in Cape Canaveral during the winter months. The City's
economy is largely based upon activities of the Kennedy Space Center, the area's
tourism opportunities and Port Canaveral operations.
Existing Conditions
The City of Cape Canaveral relies economically upon the activities of the Kennedy
Space Center and local tourism. This reliance is evident based upon the number of
existing high tech industries both existing and vacant. Tourism thrives on the presence
of the many hotels and time share condominiums. Tourism is seasonal;however,is also
related to the activities at Port Canaveral and the Kennedy Space Center. There are
increasing development opportunities at Port Canaveral witi. the recent announcement Lof the Disney Corporation basing cruise ships there. It is anticipated that there may be v� -
ome spin-off activity occurring in the City of Cape Canaveral. There is some
ncertainty as to the extent or type of development that may occur as a result.
Presently, there are several large tracts of vacant undeveloped land in the north sections
of the City. In addition, there are also several large vacant office type buildings along
the AlA corridor. The existing structures-were built during a series of growth spurts
that Cape Canaveral experienced in the past. I This has created an unidentifiable
architectural style or theme. Architectural consistency is a contributing component in
creating a sense of community. The majority of the existing commercial buildings along
the AlA corridor are small shopping plazas,restaurants and offices.
Surrounding Conditions
The Kennedy Space Center and ancillary services provide most of the employment
opportunities for the Space Coast, especially for the City of Cape Canaveral. However,
the employment stability of the Kennedy Space Center has varied by year and by
program. Tourism and beach access is another vital attraction to the City of Cape
Canaveral. Tourism can be very cyclical and depend to a large extent on the health of
the national economy. Port Canaveral has been expanding their cruise line operations
by providing more terminals to handle additional passengers. The remainder of the
County also thrives on the stability of the space industry and its ability to attract tourists
to the area. There is an inherent need to diversify the economy to include industries
that are not dependent on the space program, defense and tourism.
SECTION 2
Need For A Redevelopment Plan
There exists a need for economic development and redevelopment along the AlA and
North Atlantic Avenue corridors. These two corridors represent the core of the City's
activity,providing for most of the community's needs and functioning as the gateway to
the entire city. Presently, North Atlantic Avenue and especially the AlA corridor are
suffering from symptoms due to the lack of redevelopment. In addition, the aging
structures along the AlA corridor are, in some cases, sub-standard and/or dilapidated.
Several manufacturing and offices buildings have been vacant for extended periods of
time creating a perception of blight. The overhead airspace is cluttered with exposed
4 Cape Canaveral Redevelopment Plan
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utility lines, support poles, and non-conforming commercial signs. The roadsides are
poorly suited for pedestrian convenience or travel. There is an overall lack of building
continuity in terms of architecture, size, shape and appearance, which has not or does
not foster a sense of community. Of increasing concern is the worsening traffic
congestion which impedes safe and convenient travel by motorists and pedestrians.
Inadequate street layout, multiple curb cuts and numerous intersections have created
several inefficient and even dangerous intersections. The combination of these factors
has created both the perceived and real conditions of slum and blight.
Redevelopment Boundary
This redevelopment plan will be utilized to implement the goals of economic stability
and enhanced quality of life within the redevelopment area. The boundaries of the
redevelopment area are generally described as: All of A1A west to the Banana River
and A1A east to the west side of Poinsetta Avenue and to North Atlantic Avenue and
includes the area east of North Atlantic Avenue to the current C-1 zoning boundary
ranging in depth of approximately 530 feet to 175 feet, then returning to North Atlantic
Avenue at the south boundary of the Villages of Seaport Condominiums and then at the
north boundary of the Villages of Seaport Condominiums continue east to the Atlantic
Ocean and then north to the north boundary of the city limits.
As stated above, the core of the city is the A1A corridor and North Atlantic Avenue.
The A1A corridor functions as the north and south gateway to the city and is the first
impression for one entering the City of Cape Canaveral. This corridor is also the major
life line for goods and services for the part and full time residents of Cape Canaveral. In
a very real sense the A1A corridor represents the pulse of the City. North Atlantic
Avenue is an important transportation corridor as well, providing additional
opportunities for goods and services. While A1A handles both local and non-local
transportation, North Atlantic Avenue services primarily residents of Cape Canaveral.
North Atlantic Avenue helps to separate the single family residential areas from the
commercial activity found along A1A.
Requirements To Declare Redevelopment Area
The redevelopment area must demonstrate the presence of blighted conditions as
defined by Chapter 163.340, Florida Statutes. The statutory requirements dictate the
factors which must be considered in the analysis and determination of a redevelopment.
area.
1. "Slum Area" means an area in which there is a predominance of
buildings or improvements, whether residential or nonresidential, which by reason of
dilapidation, age, or obsolescence; inadequate provision for ventilation, light, air,
sanitation, or open spaces; high density of population and overcrowding; the existence
of conditions which endanger life or property by fire or other causes; or any
combination of such factors is conducive to ill health, safety,morals, or welfare.
2. "Blighted area" means either:
(a) An area in which there are a substantial number of slum,
deteriorated, or deteriorating structures and conditions which endanger life or property
5 Cape Canaveral Redevelopment Plan
City of Cape Canaveral
Redevelopment Boundary
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by fire or other causes of the following factors which substantially impairs or arrests the
sound growth of a county or municipality and is a menace to the public health, safety,
morals, or welfare in its present condition and use:
1) Predominance of defective or inadequate street layout:
2) Faulty lot layout in relation to size, adequacy, accessibility,
or usefulness;
3) Unsanitary or unsafe conditions;
4) Deterioration of site or other improvements;
5) Tax or special assessment delinquency exceeding the fair
value of the land;and
6) Diversity of ownership of defective or unusual conditions
of title which prevent the free accessibility of land within
the deteriorated or hazardous area;or
(b) An area in which there exists faulty or inadequate street layout;
inadequate parking facilities; or roadways, bridges, or public transportation facilities
incapable of handling the volume of traffic flow into or through the area, either at
present or following purposed construction.
General Findings
Inadequate or Defective Street Layout
The redevelopment area contains several examples of defective street layouts. On the
east side of A1A, south of the North Atlantic Avenue intersection, there are street
intersections every 250 feet. Between these intersections are multiple and/or
continuous curb cuts providing access to area businesses.
A second example of deficient roadway design is the absence of right hand turn lanes
on A1A and North Atlantic Avenue. The lack of a right hand turn lane impedes traffic
flow because traffic must first slow down to make the turn while still in a main travel
lane.
State Route A1A includes a system of open medians for left hand turns. The open
median for left hand turns allows a motorist to have a greater number of options than
traffic islands. However, motorists may prematurely enter the median lane and need to
travel further down the road to make their turn. Vehicles traveling from the other
direction may also be utilizing the turn lane creating a potentially dangerous situation.
There is no turn median at all from the north city boundary to Imperial street causing
stacking in the through lanes.
High speeds are generated by persons traveling south bound on A1A into the city from
the Beeline Expressway. While speed limits signs are posted, speeding appears to be a
common problem.
Bicycle and pedestrian traffic cannot easily move throughout the redevelopment area.
The primary problem appears to be the lack of a continuous sidewalk system which
severely limits bicycle and pedestrian access and results in unsafe conditions. In areas
where sidewalks do exist, the lack of uniform sidewalk widths exacerbate bicycle and
6 Cape Canaveral Redevelopment Plan
pedestrian travel. Finally, the presence of multiple or continuous curb cuts compounds
the problems,making bicycle and pedestrian traffic difficult,if not hazardous.
The Stottler Stagg and Associates report prepared in June, 1995, titled the "City of Cape
Canaveral State Road A1A Beautification Plan". Within this plan are very detailed
recommendations for improvements to the intersections of A1A. These
recommendations also include curb cut improvements, pedestrian bikeway potentials,
signage, lighting, traffic control, utility locations and drainage improvements, all of
which will help to relieve traffic conflicts along A1A. The City of Cape Canaveral State
Road A1A Beautification Plan should be used as a visual guide and implementation tool
for pedestrian and traffic circulation improvements. In addition, the A1A beautification
plan provides detailed landscaping ideas which should be consistent; however, to
allow for flexibility and landscaping should be considered on a case by case basis.
Many of the conclusions and concepts that were derived from the A1A beautification
plan should be utilized when considering the North Atlantic Avenue area as well.
Faulty Lot Layout
The City's Zoning Code requires minimum lot sizes of 7,500 square feet with an
exception for townhouses which are permitted on lots of 6,250 square feet. Numerous
substandard lots exist within the redevelopment area. These lots are used primarily for
single family residences as non-conforming uses.
Unsafe Conditions
Unsafe conditions exists in two forms, one traffic related and the other the presence of
abandoned buildings. Unsafe traffic conditions, both for motorists and pedestrians, as
cited above. In the redevelopment area, there exists numerous vacant buildings that
have been this way for some time. Without proper security these buildings can attract
vandals and escalate into more serious types of crime.
Deterioration of Site
There are several commercial office buildings along the City's main corridor which are
vacant, and have been vacant for some time. Six of these buildings are substantial in
size, and have been difficult to market in the past. A few of the buildings contain
broken and boarded-up windows and are exhibiting damage from vandals and some
graffiti. Most of these buildings occupy prime locations within the city so that repair
and maintenance are of prime importance to the entire area.
Tax Delinquency
Tax Delinquency has not been identified as a major issue in this area. However, if
conditions were allowed to worsen this possibility could present itself.
Diversity of Ownership
There does exist a diversity of ownership, especially with the single family residences
that are on substandard lots. Many of the commercial lots have been combined in order
to meet the minimum lot requirements. There are numerous vacant lots on the east side
of A1A near the North Atlantic Avenue intersection.
7 Cape Canaveral Redevelopment Plan
Redevelopment Powers and Requirements
The Community Redevelopment Act of 1969, Chapter 163, Part III Florida Statues, as
amended, in recognition of the need to prevent and eliminate conditions of slum and
blight, confers upon counties and municipalities the authority and powers necessary to
carry out redevelopment activities. While many of the redevelopment powers are
assigned to the Redevelopment Board, certain other powers are retained by the
jurisdictional governing body, the City of Cape Canaveral City Council. The City
Council retains:
1. The power to determine an area to be a slum or blighted area and to
designate such an area as appropriate for community redevelopment;
2. The power to grant final approval of community redevelopment plans
and modification thereof;
3. The power to authorize the issuance of revenue bonds; and
4. The power to approve the acquisition, demolition, removal or disposal of
property and the power to assume the responsibility to bear loss.
Other powers made available to community redevelopment boards and/or governing
bodies include,but are not limited to the following:
1. The power to acquire by eminent domain property deemed necessary for
community redevelopment;
2. The power to construct improvements necessary to carry out community
redevelopment objectives;
3. The power to grant final approval to a Community Redevelopment Plan
and modifications thereof;
4. The power to carry out programs of repair and rehabilitation;
5. The power to plan for and assist in the relocation of persons and
businesses displaced from a community redevelopment area;
6. The power to establish a redevelopment trust fund to receive tax
increment revenues to fund redevelopment activities; and
7. The power to issue Redevelopment Revenue Bonds for the purposes of
financing redevelopment activities.
All powers referenced above and others provided in Chapter 163, Part III, may be
required to carry out the intent of this Community Redevelopment Plan and future
modifications there of.
8 Cape Canaveral Redevelopment Plan
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SECTION 3
Redevelopment Goals and Objectives
The goals of the redevelopment plan are summarized in the mission statement, to
establish an economically viable program for managed growth which will stimulate
economic development and improve the quality of life in the community and
surrounding areas. The objectives are a two pronged approach to meet the goal.
Increased economic stability can be achieved by improving the existing relationship
with the area businesses and subsequently encouraging, attracting and developing a
diversity of commercial and manufacturing type businesses. The second objective is to
improve the quality of life by eliminating the slum and blight conditions, and by
improving the traffic circulation system and upgrading the general appearance of the
city through beautification efforts.
Economic Development and Redevelopment
The first objective would be accomplished by determining- where redevelopment or
reuse needs to occur. Second, where building rehabilitation can occur. Third, what
economic development strategies to embrace, and by evaluating existing land use
controls that help to direct growth and the administrative aspects of a successful
redevelopment program.
1) Redevelopment
Encourage acquisition, reuse orpossibly demolition for those properties which are no
longer functioning at their highest and best use based upon either changes in market,
(i.e. new technologies or consumer preferences, or by virtue of their location, physical
condition and/or surrounding conditions). When at all possible, building preservation
and conservation should be utilized to help maintain the community character.
Objectives:
1. Identify those property owners within areas designated for potential
redevelopment projects and assess their willingness to participate in those
projects.
2. Encourage partnerships among property owners, the private sector, and
the public sector in order to implement proposed redevelopment projects which
will achieve the redevelopment goals.
3. Facilitate redevelopment transitions by developing appropriate
relocation plans as needed for those whose properties undergo reuse or
redevelopment activities.
4. Create incentives to encourage private participation in redevelopment
programs.
9 Cape Canaveral Redevelopment Plan
.01000
5. Structures that meet State requirements for being a State historic
structure should be preserved as long as a reasonable economic benefit can be
derived for the building preservation.
2) Rehabilitation
Buildings that exhibit minor dilapidation or deterioration or have correctable
substandard construction, should be considered for rehabilitation.
Objectives:
1. Identify structures that exhibit minor dilapidation; or deterioration, i.e.,
signs that are damaged, structures that need painting or are missing minor
portions of the structure.
2. Identify structures that do not meet the present day building codes of the
City. Every effort should be made to work with these property owners to assist
them in bringing their structures up to-code.
3. Buildings that are in relatively good physical condition and have been
unoccupied, should be given priority when pursuing new tenants.
4. A record should be prepared that documents the various amenities of the
structure or site of vacant buildings or buildings that become vacant. This
information should be made available for anyone interested in the area.
5. Publicly or privately sponsored clean-up programs should be encouraged
and planned, as needed.
6. Provide incentives to encourage the rehabilitation and modernization of
those buildings which are structurally sound,but are in deteriorating condition.
3) Economic Development
Establish an economic character and future mix for a stable and vital economic core for
the redevelopment area.
Objectives:
1. Establish a partnership between the public sector and private sector,
including interested property owners within the redevelopment area, for the
purpose of understanding the mutual benefits of proposed redevelopment
projects.
2. Identify potential projects within the redevelopment area for both the
public and private sectors and work toward their implementation.
10 Cape Canaveral Redevelopment Plan
3. Utilize selected public actions to stimulate and encourage private
investment in redevelopment and rehabilitation activities.
4. Make the redevelopment area competitive with, and independent from,
other commercial corridors in the County.
5. Create investment opportunities which will increase the tax base in the
redevelopment area, thereby assisting the redevelopment area in financing
public action to support development and redevelopment.
6. Improve the economic base by providing appropriate incentives to
encourage the location or expansion of business and development in the
redevelopment area.
7. Improve the investment image of the redevelopment area.
8. Encourage a diversified economic base with labor intensive employment.
9. Initiate public improvement projects which will attract and stimulate
private investment, thereby improving the economic health of the area.
4) Land Use Controls
Establish a land use pattern that reflects the redevelopment area as a total community of
diversified interests and activities, and promote compatibility and harmonious land-use
relationships.
Objectives:
1. Work with property owners and residents to re-evaluate land use
activities and the existing land use configuration within the redevelopment area
consistent with the Comprehensive Plan and Land Development Regulations.
2. Promote partnerships between the public and private sectors, including
interested property owners for the purpose of property assemblage, financing,
and the construction of projects recommended within the redevelopment plan,
as well as others deemed to have public purpose.
3. Encourage a diversity of light industrial, retail, professional service and
residential developments throughout the redevelopment area that are consistent
with the adopted levels of service as defined in the Comprehensive Plan.
4. Consider developing incentives and/or bonuses for developer proposals
exhibiting desirable site development techniques and providing desired
amenities.
11 Cape Canaveral Redevelopment Plan
5. Work with the appropriate community board(s) which could also
provide incentives and/or bonuses for developer proposals which could provide
for enhancement of design and amenities.
6. Encourage innovation in land planning and site development techniques.
7. Encourage the consolidation of small parcels of land into parcels of
adequate size to encourage new construction and stable and consistent growth.
5) Administrative
Establish the administrative and financial mechanisms necessary to achieve the goals
and objectives of the City of Cape Canaveral Redevelopment Plan.
Objectives:
1. Prepare and adopt a redevelopment plan amendment to be implemented
-in accordance with the Future Land Use Element of the Comprehensive Plan.
2. Enable the City to oversee the planning process and to develop the
appropriate funding mechanisms necessary to implement the plan. However,
subcommittees may be established to ensure representation from all affected
parties in the area.
3. Promote and maintain effective communication and a cohesive,
cooperative spirit among the various public and private leaders within the City
and County.
4. Use the talents of existing civic, City and County organizations and
committees to initiate desirable review of redevelopment activities.
5. Develop and implement sound marketing and promotion strategies.
6. Provide public information concerning all aspects of the redevelopment program
utilizing available means, i.e., print and electronic media as well as neighborhood
meetings.
Quality of Life
1 The second objective is to improve the overall quality of life by eliminating slum and
blight conditions, improved transportation circulation, especially for pedestrian ways
and generate a sense of community through city beautification.
1) Slum and Blight
Eliminate slum and blight conditions within the redevelopment area and prevent any
future occurrence of slum and blight which constitute an economic and social liability.
12 Cape Canaveral Redevelopment Plan
Objectives:
1. Eliminate dilapidated and unsafe structures through the application of
the City's Code Enforcement Program and provide for relocation assistance for
any displaced residents and businesses when necessary.
2. Encourage the upgrading of existing substandard structures through the
enforcement of the City's Code of Ordinances and building codes as well as
through financial incentives.
3. Eliminate unsanitary and unsightly outside storage conditions through
the enforcement of the City's Code of Ordinances and building codes.
4. Coordinate with the community, Planning and Zoning Board and the
Local Planning Agency to uphold a high degree of design and performance
standards for the redevelopment area.
5. Create programs for development, financial, or other economic incentives
in order to facilitate new investment opportunities.
2) Traffic Circulation
Create a safe and efficient traffic and pedestrian circulation system, to provide sufficient
access between activity centers within the redevelopment area and the balance of the
community.
Objectives:
1. Work with the Florida Department of Transportation and property
owners to ensure consistency with the Traffic Circulation Element and Capital
Improvement Element regarding access along SR A1A.
2. Identify means of reducing or eliminating access points along A1A
through joint access and mutual participation.
3. Provide safe, appealing and efficient pedestrian and bike path system
linking all major activity centers,parking facilities, and residential areas.
4. Provide adequate loading and unloading space for delivering of goods
with minimum disruption of through traffic.
5. Encourage the provision of increased parking in convenient locations to
accommodate new development.
6. Minimize the impact of increased traffic circulation on residential areas.
13 Cape Canaveral Redevelopment Plan
7. Work with Port Canaveral as they prepare and implement their proposed
interchange plans and other traffic circulation improvements.
3) Public Facilities
Provide necessary public facilities at acceptable levels of service to accommodate new
development proposed within the redevelopment area, consistent with the Policies of
the Capital Improvements Element of the Comprehensive Plan.
Objectives:
1. Provide a sanitary sewer collection system that will serve the entire
redevelopment area,including all proposed new development for the area.
2. Provide a wastewater reuse system for landscape irrigation throughout
the redevelopment area.
3. Ensure that all roads, intersections, directional signs, and signalization
within the area to facilitate the highest level of service possible within the
redevelopment area.
4. Provide for stormwater management system that is consistent with the
St.Johns River Water Management District and the Comprehensive Plan.
4) Beautification
Create an identifiable character for the SR A1A corridor and surrounding areas which
will reflect a sense of community and pride associated within the redevelopment area.
Objectives:
1. Provide a landscaping, streetscaping, and architectural review plan
which will help to create an identifiable theme for the SR A1A corridor.
2. Require the placement of utility lines underground where it is feasible to
improve visual qualities and work towards burying all utility lines in the long
term.
3. Encourage compliance with the City's sign code which will control size,
type and location, and amount of signage for the purpose of minimizing visual
clutter, enhancing community character and maximizing the flow of clear
information for the motoring public.
4. Utilize a variety of beautification techniques to provide comfortable,
pleasing, and healthful work,leisure,residential, and shopping environments.
14 Cape Canaveral Redevelopment Plan
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5. Encourage pedestrian and bicycle pathways through the redevelopment
area, appropriately designed and separated from auto circulation paths for
safety purposes. Pedestrian pathways are positive tools to improve the area's
image and environment in conjunction with the use of landscaping and visual
treatments.
5) Environment
Environmental preservation shall be required in accordance with the guidelines
established in the Comprehensive Plan and Land Development Regulations.
Objectives:
1. Maintain and comply with all Federal, State and Local requirements
which are applicable to environmental preservation.
2. Permit environmentally sensitive areas to be used to meet open space
requirements, especially viable habitat areas.
6) Recreation
Recreation opportunities should be provided within the redevelopment area.
Objectives:
1. Consider possibilities for recreation along the Banana River.
2. Encourage active recreation as part of development opportunities that
can accommodate the site.
3. Encourage passive recreation as part of theopenspace requirements.
7) Architectural Review
A cohesive theme needs to be development that establishes a sense of community. A
theme may be developed by the Architectural Review Board and should apply
primarily or only to the redevelopment area.
Objectives:
1. Select a specific architectural theme that will not only define the
redevelopment area,but also the City of Cape Canaveral.
2. New development should be strongly encouraged, if not required to meet
the architectural requirements.
3. Existing development should be encouraged to voluntarily participate
with architectural theme. Incentives should be created that would assist existing
property owners with meeting the architectural requirement.
15 Cape Canaveral Redevelopment Plan
8) Art in Public Places
Art in public places should be incorporated into the overall streetscape of the
redevelopment area. Art could be acquired or donated and located in appropriate
visual areas for maximum enjoyment and enhancement of the streetscape.
Objective:
1. Encourage the acquisition of art that is appropriate for the streetscape of
the redevelopment area, especially through private donations.
2. The City should work with the Canaveral Port Authority in its
development of the proposed interchange on A1A.
3. Interactive art appropriate for the streetscape should also be considered.
SECTION 4
Redevelopment Activities
In order to implement the goals and objectives of the redevelopment plan, the following
are methods of implementation that the City can utilize.
Land Acquisition
The City is authorized to assemble and acquire properties including the improvement
thereon. This activity can occur by offers of purchase, negotiation, dedication,
condemnation or by the process of eminent domain. In the case of land acquisition,
land and improvement appraisals will be made and the value of existing commercial
establishments including their yearly earnings will be computed.
Relocation Procedures
The City accepts the responsibility to provide assistance to residents and businesses
displaced as a result of the redevelopment actions directly implemented and carried out
by the City. The City shall use the Federal Department of Housing and Urban
Development standard relocation procedures be used in establishing guidelines for the
Redevelopment Program when public agencies directly implement public program
projects.
Policy guidelines when the City directly implements a relocation project:
1. Provide affected residents and businesses with adequate notification to permit
relocation with minimum delay or hardship.
2. Provide affected residents with assistance as necessary to secure comparable,
adequate affordable housing.
16 Cape Canaveral Redevelopment Plan
3. Provide businesses the opportunity to relocate within the Redevelopment Area,
consistent with the intent of the Redevelopment Plan.
4. Provide fair and reasonable financial and other assistance to compensate
residents and businesses affected by displacement.
5. Prior to the initiation of property acquisition by the City, conduct a survey of all
residents and businesses likely to be affected by the acquisition. The survey shall
identify specific relocation requirements and costs.
Demolition
The City may, once a property is acquired in the redevelopment area, authorize
demolition and clearing of substandard structures and accessory buildings in
conjunction with plan implementation.
It is also anticipated that the clearance and demolition of other facilities are to occur.
These include paving of pedestrian ways; planting of trees and other vegetation;
widening and or paving of roads and other installed facilities as part of the
redevelopment program.
Property Disposition
The City is authorized to sell, lease, exchange, assign, pledge, encumber by mortgage or
deed of trust or otherwise dispose of-real property in accordance with the intent of the
Redevelopment Plan and with applicable law. Disposal by sale or lease of real property
shall be at fair market value in accordance with the development proposed by the
redevelopment plan.
Property will be disposed of by competitive process whereby interested developers will
submit proposals including plans and specifications, financial statements, time
schedules and proposed purchase and lease rates. Selected bids shall be required to
execute binding agreements which will safeguard the provision of the redevelopment
plan.
It shall be the policy of the City to strive to secure binding agreements with developers
prior to expenditures by the City for real property acquisition, relocation and site
preparation.
The City shall have the right to review and approve construction plans and to refuse to
approve plans found not in conformance with applicable disposition agreements,
convenants or other land development controls.
Rehabilitation
The City is authorized to repair and improve public structures under their ownership
showing signs of physical or aesthetic deterioration. Property owners may be assisted
in securing financial assistance for such rehabilitation if eligible and necessary.
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Public Improvements
The City is authorized to make all forms of public improvements as needed, including
aesthetic improvements. Existing water, sewer, gas, electric power, street lights,
telephone lines, cable TV lines and other such facilities may be rerouted, abandoned,
relocated, buried or newly provided. Utility easements, streets, sidewalks and alleys
may be constructed or vacated as needed to provide the desired access to developed
parcels of property. Drainage ways, retention areas, and curb/gutter facilities may be
rerouted,abandoned or newly constructed as needed.
Bond Issuance and Loans
Bonds may have to be issued in order to finance some intended activities described
above. Such bonds will necessarily have to be secured by several sources including tax
increment funds and possibly County revenues.
Grant Applications
Certain Federal and/or State grants should be pursued and applied for where
appropriate for the intended projects. The Urban-Development Action Grant and the
Community Development Block Grant Programs should be used, as well as the
available programs.
Legal Action
The City is authorized to seek legal counsel and services as needed in contracts and
agreements,bond creation, eminent domain procedures and overall legal defenses.
FINANCIAL MECHANISMS
Financing each of the projects of the redevelopment plan will be the most important
factor on the speed in which the redevelopment plan is implemented. Some projects
will be given different priorities based on need and cost. Others will depend largely on
grant acquisitions, public and private contributions, donations and sponsorship. Others
projects may be considered long term not to be found in the first few planning horizons
until other projects are completed and paid off. The following is a brief outline of some
of the financial mechanisms that can be used by the City of Cape Canaveral
redevelopment activities.
Tax Increment Financing
Tax increment financing is typically the major source of funding for redevelopment
projects in the State of Florida. The provisions pursuant to Florida Statutes 163.385
allow the City Council to issue Redevelopment Revenue Bonds to finance
redevelopment projects with the security bonds based upon anticipated assessed
valuation of the completed community redevelopment. In this manner, the additional
annual taxes generated within the redevelopment area, known as "tax increment", are
used to finance the long term bond debt. The redevelopment agency may use bond
anticipation notes to provide funds up front until sufficient tax increment funds are
available to amortize a bond issue.
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Bonds
The City, upon plan approval and Council authorization, will have the ability or power
to issue bonds in order to finance certain projects. Additionally, it may be necessary for
the City to issue bonds for some of the projects, especially those of a public
improvement nature. The types of bonds that can be issued are:
General Obligation Bonds - These are bonds which are secured by ad valorem or other
taxing power of the local government. They are underwritten by competitive
negotiations and require a public referendum before issuance. They are usually given a
high rating by the rating agencies.
Revenue Bonds - These bonds are secured from the revenues generated by the projects
themselves which the bonds finance; i.e., pay parking lots, stadium, arena or other civic
facility. They usually do not require a referendum and are not underwritten
competitively. Bonds sold for tax increment financing are a form of revenue bond.
They are usually secured by additional sources of funding to receive a higher rating.
Industrial Development Bonds -These are typical of revenue bonds which are issued to
build a facility for a private corporation or entity. This facility is then leased to the
corporation or private entity to pay off the bonds. The lease payments are usually low
because of the tax exempt status.
Industrial Revenue Bonds - These bonds may be used to finance industrial, and some
commercial projects. The primary emphasis on such projects is the creation of jobs, and
as a consequence speculative venture are not normally financed by this means. Such
bonds are typically issued with repayment pledged against the revenues of the private
enterprise being funded. Industrial Revenue Bonds are tax exempt and consequently
are typically three percentage points below the prevailing interest rate. There is
considerable review and investigation prior to their use.
Short Term Notes - These are a form of bond, but rather than long term maturity dates,
these notes usually mature in one year or less and are used for the interim financing in
several instances.
1. Tax Anticipation Notes are issued in anticipation of future tax receipts
and are paid from these receipts.
2. Revenue Anticipation Notes are issued in anticipation of other sources of
future revenues (usually federal and State aid or grants).
3. Bond Anticipation Notes are usually quite insecure and are issued as a
means of interim financing in anticipation of future bond offering.
4. General Obligation Notes are secured by the full backing of the City in
the same way as the general obligation bond and usually enjoy the same high
security rating.
The importance of the municipal bond or note is that they are tax free to the investor.
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Land Sales/Leases
Acquisitions of property and its preparation for development are powers available to
the City under statutory provisions. The resale or leasing of such land at fair market
value to private developers can provide another source of income within the
redevelopment area.
Grants
Grants are the most desirable of all the funding sources to the City since such
improvements can be funded without affecting the City's general fund or share costs of
such improvements limiting debt service. Some of the grant sources available for
redevelopment purposes are:
The Department of Transportation ISTEA enhancement grant whose purpose is to
beautify transportation facilities on the State Highway System through cooperative
ventures with local governments and highway beautification groups. The AlA corridor
in conjunction with-the redevelopment plan could be an excellent leverage to secure
such grants. This is a matching grant requiring a 50% match and a maintenance
agreement.
Community Development Block Grants (CDBG) are federal grants which can be used at
the discretion of the County for revitalizing communities. It is a multi-year grant and
an entitlement grant. The CDBG are administered by the CDBG Advisory Council who
determines the target areas for such funding. Typically these grants have been used for
primarily residential areas and the CDBG Advisory Council target the areas most in
need. However, the Redevelopment (Agency) Board should become familiar with the
CDBG process and make themselves known the CDBG Advisory Council to encourage
future support.
Tourism Development Council funding comes from a three cent tourist tax (Bed Tax)
and revenues are dispersed through a competitive grant process and require a 50%
match.
Historic Preservation Grants are available bi-annually from the state and usually require
a 50% match an all grants. In kind services can be used by the City as part of their 50%
match.
Contributions
Contributions or sponsorship by private companies, organizations and individuals are a
potential source of income. Contributions could be achieved through encouraging
private companies in achieving redevelopment goals without expending redevelopment
dollars, i.e. installing architectural facades on their store fronts at their cost and leisure.
Contributions could be volunteering resource for community or redevelopment events.
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TIME LINE FOR PROPOSED IMPROVEMENTS
WEST SIDE A1A CORRIDOR 1 to 3 3 to 7 7 to 10 10 Years
West Central to Holman Years Years Years Plus
Proposed Pedestrian System
Intersection Improvements @
Columbia/Church
Landscaping Trees &Shrubs
West Central to Holman
Improve to Dirt Access Roads
Carver to Hitching Post
**City Entry Signs
EAST SIDE A1A CORRIDOR 1 to 3 3 to 7 7 to 10 10 Years
_ Imperial to Grant Years Years Years Plus
Proposed Pedestrian System .1111111111.11.1.1
**Landscaping
Construction of Landscape
Islands
Long Range Goals 1 to 3 3 to 7 7 to 10 10 Years
Years Years Years Plus
Utility Relocation (Over head
wiring)
Boom Overheads Signs
*Burying Utility Lines =MEM=
*Not included in the cost estimates of the Stottler Stagg A1A Beautification Plan.
**Landscaping the north entrance of the City should be coordinated with the Canaveral
Port Authority Interchange Project.
Estimated costs for the above projects can be found in the Stottler Stagg A1A
Beautification Plan. The conceptual costs of that study are $2,048,750 for all of the above
with out the noted exceptions.
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Special Assessment Districts
The City Council may wish to create special assessment districts within the
redevelopment area. An example of a special assessment that could be utilized by the
City would be one to pay for sidewalks or pedestrian ways.
Taxing and Tax Incentives
Similar to special assessments, taxing and tax incentives are more specific to a project or
need, i.e. recreation for a specific neighborhood rather than the redevelopment or city as
a whole.
The majority of the expenses to be paid for projects would be paid through new
construction and eventually through taxes for improved values within the
redevelopment area.
SECTION 5
City and Satellite-Committees
In order for the redevelopment plan to be implemented, there will be a need to assign
and tie together the various projects to be undertaken. There will also be a need to work
with other satellite committees that have separate functions or priorities. The City may
wish to utilize the various internal committees for the monitoring and implementation
of their developments' goals and objectives. Examples would be to use the
Beautification Board to set goals to be achieved for landscaping purposes. Another
committee on Public Information could be established to,keep the public updated of
upcoming projects and/or educating the public of the latest accomplishments within
the redevelopment area. The Planning and Project Management Committee would be
responsible for ensuring that the various projects were proceeding in a timely manner
and in accordance with the goals and objectives of the redevelopment plan.
Activities within the redevelopment area would require continual coordination with the
Cape Canaveral City Council which bears ultimate responsibility to the citizens of Cape
Canaveral. The City Council should provide the ultimate approval before commencing
on capital expenditures. In addition to the City Council, other boards should hold joint
meetings to discuss mutual coordination and cooperation; i.e., the Planning and Zoning
Board, Local Planning Agency, the Beautification Board, Recreation Board, Architectural
Review Board,Cape Canaveral Business Alliance and Commercial Development Board.
There are other political jurisdictions that should be informed of the redevelopment
activities and/or encouraged to adopt a spirit of cooperation to maximize the benefits
that can be shared in this area. The City of Cocoa Beach, Brevard County and the Port
of Canaveral should each be notified of regular meetings and provided pertinent
information of future activities. It is possible that joint planning and/or marketing
could be established for mutual benefit.
There are Federal and State agencies with which the City will need to meet early in the
redevelopment process in order to understand the goals and spur joint cooperation. An
21 Cape Canaveral Redevelopment Plan
example would be the concerns of A1A and needed improvements as viewed by the
City and the Florida Department of Transportation. The Department of Transportation
may not be in agreement with certain issues raised by the redevelopment plan and these
issues need to be identified early in order to either reach a compromise or predetermine
costs of the improvements to A1A.
SECTION 6
Neighborhood Impact Statement
For any redevelopment project that requires property acquisition or other public
involvement, an extensive neighborhood impact statement will be prepared at that time,
pursuant to Chapter 163.362, Florida Statutes.
Amending The Redevelopment Plan
The redevelopment plan may be amended at any time subject to approval and adoption
requirements by Chapter 163.361, Florida Statutes.
Plan Duration
The redevelopment provisions, controls, restrictions and covenants of the
Redevelopment Plan shall be effective for 30 years from the date of adoption.
Severability
If any provision, section or policy of the Redevelopment Plan is held to be invalid,
unconstitutional, or legally infirm, such decision shall not affect the validity of the
remaining portions of the Redevelopment Plan.
22 Cape Canaveral Redevelopment Plan