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7 COMMUNITY APPEARANCE BOARD
Council Chambers
100 Polk Avenue, Cape Canaveral, Florida 32920
AGENDA
March 20, 2019
6:00 PM
CALL TO ORDER:
ROLL CALL:
PUBLIC PARTICIPATION: The public may address items that do not appear on the agenda and
any agenda item that is listed on the agenda for final official action by the Community Appearance
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 Community
Appearance Board will not take any action under the "Public Participation" section of the agenda.
The Community Appearance Board may schedule items not on the agenda as regular items and act
upon them in the future.
NEW BUSINESS:
1. Approval of Meeting Minutes: December 5, 2018
2. Per Section 2-171 of the Code of Ordinances, the Community Appearance Board shall elect a
Chairperson and Vice-Chairperson,by majority vote,at the first meeting held in January,unless
there is no January meeting,then the next meeting held.
3. Reef Hotel Group, LLC —TownePlace Suites - Parcel #24-37-15-00-766. Review and Action
regarding:
a. A Level 1 Application consistent with Chapter 22,Article III of Code of Ordinances, and
b. Increased Building Height(65 ft.)consistent with Sec. 110-624 of the Code of Ordinances.
REPORTS AND OPEN DISCUSSION:
None
ADJOURN
Pursuant to Section 286.0105, F.S., the City hereby advises the public that: If a person decides to appeal any
decision made by the Community Appearance 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.This meeting may include the attendance of one or more members of the Cape Canaveral City Council,Board
of Adjustment, Code Enforcement and/or Planning & Zoning Board who may or may not participate in Board
discussions held at this public meeting. Persons with disabilities needing assistance to participate in any of these
proceedings should contact the City Clerk's office at 868-1221,48 hours in advance of the meeting.
+0 ,,,, City of Cape Canaveral
!II''sii '1 ,/ , Community Appearance Board
' Meeting Date: 3/20/2019
Item No.
Subject: Level 1 Application for the development of a TownePlace Suites by Marriott hotel and
a request to construct the building to a height of 65 feet. The parcel (Parcel ID# 24-37-15-00-
766) is located on W. Central Boulevard, northwest of the existing Radisson Hotel.
Applicant/Owner: Reef Hotel Group LLC.
Submitting Department: Community Development (CD)
Summary: This item is associated with the new construction of a TownePlace Suites hotel
located on W. Central Boulevard,northwest of the existing Radisson Hotel (Attachment 1). The
application includes a request for:
1. Review and approval of Level 1 Application consistent with Sec. 22-44 of the Cape
Canaveral Code of Ordinances; and
2. Review and approval of an increased building height consistent with Sec. 110-624 of
the Cape Canaveral Code of Ordinances.
The project received site plan approval February 2018 and includes a 6 story single structure on
a 3.32 acre parcel that is zoned C-1. The proposed structure is 65 feet in height and includes 150
rooms, a pool and associated surface parking. The project is also within the A 1 A Economic
Opportunity Overlay District.
Pedestrian walkways are shown to the north, south, and west of the building and provide access
to the sidewalk along W. Central Boulevard. Parking and landscaping areas are indicated on the
site plan and were reviewed for conformance with City Code during the site plan approval
process. High traffic/activity areas (pool and loading/unloading areas) of the site are located
opposite of the commercial uses to the west and south. Entry and front desk areas are located
along W. Central Blvd. with additional access via the existing Radisson Hotel.
Level 1 Request
Sec. 22-42 (c) of the Code establishes certain criteria that the CAB must consider when
evaluating an application. In general, the criteria are to gauge whether a project is in harmony
and consistent with the surrounding natural and built environment.
Sec. 22-44 of the Code includes the specific standards that must be considered. They include:
1. The plans and specifications of the proposed project indicate that the setting,
landscaping,ground cover,proportions,materials,colors,texture,scale,unity,balance,
rhythm,contrast and simplicity are coordinated in a harmonious manner relevant to the
particular proposal, surrounding area and cultural character of the community.
2. The plans for the proposed building or structure are in harmony with any future
development which has been formally approved by the city within the surrounding
area.
3. The plans for the proposed building or structure are not excessively similar or dissimilar
to any other building or structure which is either fully constructed, permitted but not
fully constructed,or included on the same permit application,and facing upon the same
Community Appearance Board Meeting Date: 3/20/2019
Item No.
Page 2 of 5
or intersecting street within 500 feet of the proposed site, with respect to one or more
of the following features of exterior design and appearance:
a. Front or side elevations;
b. Size and arrangement of elevation facing the street,including reverse arrangements;
or
c. Other significant features of design such as, but are not limited to: materials, roof
line and height or design elements.
4. The plans for the proposed building or structure are in harmony with the established
character of other buildings or structures in the surrounding area with respect to
architectural specifications and design features deemed significant based upon
commonly accepted architectural principles of the local community.
5. The proposed development of the building or structure is consistent and compatible
with the intent and purpose of this article,the Comprehensive Plan for Cape Canaveral,
and other applicable federal, state of local laws.
6. Within the C-1, C-2 and M-1 zoning districts, any exterior building or roof color used
shall be well designed and integrated with the architectural style of the building and
surrounding landscaping in order to create a subtle and harmonious effect and promote
aesthetic uniformity within the district. Bright or brilliant colors shall not be permitted
except for use as an accent color within the C-1, C-2, or M-1 zoning district.
The proposed project meets the afore-mentioned standards.
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.
1. Buildings shall be oriented towards Al A,N.Atlantic Avenue and Central Boulevard
as well as adjacent cross-streets in order to encourage pedestrian activity along the
sidewalks of AlA, N. Atlantic Avenue and Central Boulevard and to facilitate
pedestrian access to and from the sidewalk to adjacent properties.
Sec. 110-643.-Articulation.
1. Reduce the monotony of large buildings by breaking architectural elements into
smaller pedestrian scale components or through use of varied materials, textures or
colors,trim,roof lines,canopies and awnings in order to provide variation and visual
interest. Façades shall be organized into three major components, the base (ground
level),body(upper architecture) and cap (parapet, entablature or roofline)
Sec. 110-647.- Rhythm.
1. Solid blank walls shall be avoided through the use of façade modulation or other
repetitive architectural detailing to maintain visual organization on the building's
façade.
Sec. 110-650.- Exterior surface materials.
Community Appearance Board Meeting Date: 3/20/2019
Item No.
Page 3 of 5
1. Select high quality, human-scale building materials to reduce building mass, create
visual interest, and complement the community vision for architectural style of the
AlA EOOD.
a. The base of a building (the first two to five feet above the sidewalks) shall be
differentiated from the rest of the building façade with treatments such as change
in material and/or color.
b. The exterior façade of buildings shall incorporate no less than two building
materials including but not limited to tile, brick, stucco, cast stone, stone, formed
concrete or other high quality, long-lasting masonry material over a minimum 75
percent of the surface area (excluding windows, doors and curtain walls.) The
remainder of the wall area may incorporate other materials.
Sec. 110-654. -Awnings and canopies.
1. Add awnings or canopies to provide variation to simple storefront designs in order
to establish a horizontal rhythm between structures where none exists and add color
to a storefront.
a. The size, scale and color of the awnings shall be compatible with the rest of the
building and shall be designed as an integral part of the building architecture.
b. Awnings and canopies shall be constructed of high quality, substantial materials
which must be durable and fade resistant and maintained in good condition and
replaced periodically.
c. Canopies and awnings that span an entire building are discouraged. The careful
spacing of awnings that highlight certain features of a storefront or entryway is
encouraged.
d.Canopies and awnings shall be located a minimum of eight feet above the sidewalk.
Canopies and awnings may extend into the required setbacks by up to 50 percent
of the required setback providing they do not impede pedestrian flows and or
restrict utility and drainage easements.
Sec. 110-669.-Surface parking.
I. 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.
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.
Community Appearance Board Meeting Date: 3/20/2019
Item No.
Page 4 of 5
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.
The property is surrounded by commercial uses: Springhill Suites to the west;Radisson Hotel
to the south; Zachary's to the east; and Beach Wave to the north. Zoning surrounding the
property is primarily commercial (C-1) with high-density residential (R-3) to the northwest.
Building Height
One of the provisions of the AlA Economic Opportunity Overlay District (Sec. 110-624(b))
is that any structure between 45 and 65 feet in height apply for and receive approval from the
CAB. The structure, as proposed, is 65 in height.
Sec. 110-624.-Building height.
1. Building height shall be correlated to the scale of the street along which it faces and
shall encourage a comfortable pedestrian-oriented environment.
a. The standard building height for projects shall be up to four stories or 45 feet.
b. Increased building heights above four stories or 45 feet may be considered up to six
stories or 65 feet, if height mitigation measures such as a building stepback (as
illustrated in Figure 2 and Figure 2a) or setback are proposed and approved by the
community appearance board. Buildings exceeding 45 feet shall provide a stepback
of at least 14 feet along all sides facing a public roadway.
As indicated on the attached renderings, the building incorporates several techniques to reduce
the bulk of the building. These techniques are required on all building sides that front a public
roadway. The north elevation of the building has incorporated a porte-cochere, expressed
horizontal building articulations/indentations and a tiered wing running to the south that serve
to reduce/break up the bulk of the building.
Attachments:
1 —Location Map
2—Community Appearance Board Application
3 —Color Renderings
4—Site Plans
Community Appearance Board Meeting Date: 3/20/2019
Item No.
Page 5 of 5
The CD Staff recommends that the Community Appearance Board:
1. Approve the Level 1 application for the TownePlace Suites project; and
2. Approve the request to build the proposed structure to a height of 65 feet.
Approved by CD Director: David Dickey./ Date: 3/6/2019
1'
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COMMUNITY APPEARANCE BOARD
MEETING MINUTES
December 5, 2018
A Meeting of the Community Appearance Board was held on December 5, 2018, at City Hall
Council Chambers, 100 Polk Avenue, Cape Canaveral, Florida. Chairperson Randy Wasserman
called the meeting to order at 6:00 p.m. The Secretary called the roll.
ROLL CALL:
MEMBERS PRESENT ry
Randy Wasserman Chairperson
Sandra Lanham
Elana Whitehead :
Jalinda Coudriet
MEMBERS ABSENT
Bob Nienstadt Vice Chairperson
OTHERS PRESENT
Jen Nix Assistant City Attorney
David Dickey Community Development Director
Patsy Huffman Board Secretary
Assistant City Attorney Nix swore in audience members who wished to speak at the meeting.
NEW BUSINESS:
1. Approval of Meeting Minutes—April 18,2018
Motion by Mr.Wasserman,seconded by Mrs.Whitehead to approve the Meeting Minutes of April
18,2018. The motion carried unanimously.
2. Wall Mural—Review and action regarding a Level 2 Application consistent with Chapter
22,Article III of the Code of Ordinances -Diana Kennedy-7814-7822 N.Atlantic Avenue
Mr. Dickey presented Staffs report/photos and explained the project was not technically
considered a wall mural after discussion with the applicant; the colors, materials and concept
behind the painting on the building to include"brick break-through",signage;removal of Kennedy
Lamp post signs; stripped canopy and lettering on building
Staff explained the request is in harmony with the established character of other buildings and is
consistent and compatible with the intent and purpose of this article. Mr. Dickey spoke of other
requests that had been recently approved by the Board and is recommending approval of this
request.
Community Appearance Board
Meeting Minutes
December 5,2018
Mrs. Kennedy, Applicant, explained the decision to choose the theme for the buildings located at
7822 N. Atlantic Avenue to include the Applicant and her husband own the building, support for
police, first responders, military and the flag.
Discussion ensued between the Board, Staff and the Applicant/owners regarding clarification to
not regulate content of signs;meeting the criteria; location of lettering on back building; grammar,
height of lettering and colors being considered.
Jen addressed the Board regarding criteria and abiding by the code.
Motion by Mr. Wasserman, seconded by Mrs. Lanham to recommend approval as presented with
the following conditions:
1. All lettering is in"advertising script"font except the lettering which reads:
• "Parking"
• The lettering around the image of moon with people
• The statement relating to supporting police, etc.
2. The statement as to support shall read:
• "We support our Police, First Responders, Military and the Flag". "and" may be
"and"or an"&" (an ampersand).
Motion passed 3-1 with Mrs. Whitehead voting against.
REPORTS AND OPEN DISCUSSION:
Golf and Gator Race Track application status, Holiday Inn Hotel plans and Oceanside Distillery's
opening date.
ADJOURNMENT:
Motion by Mrs Coudriet and seconded by Mr. Wasserman to adjourn the meeting at 7:02 p.m.
Vote on the motion carried unanimously.
Approved on this day of ,2018.
•
Randy Wasserman, Chairperson
Patsy Huffman, Board Secretary
2
COMMUNITY APPEARANCE BOARD
MEETING MINUTES
December 5, 2018
A Meeting of the Community Appearance Board was held on December 5, 2018, at City Hall
Council Chambers, 100 Polk Avenue, Cape Canaveral, Florida. Chairperson Randy Wasserman
called the meeting to order at 6:00 p.m. The Secretary called the roll.
ROLL CALL:
MEMBERS PRESENT
Randy Wasserman Chairperson
Sandra Lanham
Elana Whitehead
Jalinda Coudriet
MEMBERS ABSENT e
Bob Nienstadt Vice Chairperson
OTHERS PRESENT
Jen Nix Assistant City Attorney
David Dickey Community Development Director
Patsy Huffman Board Secretary
Assistant City Attorney Nix swore in audience members who wished to speak at the meeting.
NEW BUSINESS:
1. Approval of Meeting Minutes—April 18,2018
Motion by Mr.Wasserman,seconded by Mrs. Whitehead to approve the Meeting Minutes of April
18, 2018. The motion carried unanimously.
2. Wall Mural— Review and action regarding a Level 2 Application consistent with Chapter
22,Article 111 of the Code of Ordinances -Diana Kennedy-7814-7822 N.Atlantic Avenue
Mr. Dickey presented Staff's report/photos and explained the project was not technically
considered a wall mural after discussion with the applicant; the colors, materials and concept
behind the painting on the building to include"brick break-through",signage;removal of Kennedy
Lamp post signs; stripped canopy and lettering on building
Staff explained the request is in harmony with the established character of other buildings and is
consistent and compatible with the intent and purpose of this article. Mr. Dickey spoke of other
requests that had been recently approved by the Board and is recommending approval of this
request.
I
Community Appearance Board
Meeting Minutes
December 5,2018
Mrs. Kennedy, Applicant, explained the decision to choose the theme for the buildings located at
7822 N. Atlantic Avenue to include the Applicant and her husband own the building, support for
police, first responders, military and the flag.
Discussion ensued between the Board, Staff and the Applicant/owners regarding clarification to
not regulate content of signs;meeting the criteria; location of lettering on back building; grammar,
height of lettering and colors being considered.
Jen addressed the Board regarding criteria and abiding by the code.
Motion by Mr. Wasserman, seconded by Mrs. Lanham to recommend approval as presented with
the following conditions:
1. All lettering is in"advertising script"font except the lettering which reads:
• "Parking"
• The lettering around the image of moon with people
• The statement relating to supporting police, etc.
2. The statement as to support shall read:
• "We support our Police, First Responders, Military and the Flag". "and" may be
"and"or an"&" (an ampersand).
Motion passed 3-1 with Mrs. Whitehead voting against.
REPORTS AND OPEN DISCUSSION:
Golf and Gator Race Track application status, Holiday Inn Hotel plans and Oceanside Distillery's
opening date.
ADJOURNMENT:
Motion by Mrs Coudriet and seconded by Mr. Wasserman to adjourn the meeting at 7:02 p.m.
Vote on the motion carried unanimously.
Approved on this day of ,2018.
Randy Wasserman, Chairperson
Patsy Huffman, Board Secretary
2
•: `�T Brevard County Property Appraiser Phone:(321)264-6700
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It),,,,,,- o., PROPERTY DETAILS
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Account 2430858 ,
Owners Reef Hotel Group LLC
Mailing Address 2210 S Atlantic Ave Cocoa Beach FL 32931 -
Site Address Not Assigned -'
Parcel ID 24-37-15-00-766 -^
Property Use 2810- Parking Lot-Patron _-
Exemptions None
Taxing District 26G0-Cape Canaveral
Total Acres 3.32
Subdivision --
Site Code 0340-A1A
Plat Book/Page --
Land Description Part Of Govt Lot 3 W Of St Rd 401 As Desc IN Orb
8079 Pg 1267
VALUE SUMMARY
Category 2018 2017 2016
Market Value $1,157,180 $477,050 $476,900
Agricultural Land Value $0 $0 $0
Assessed Value Non-School $1,157,180 $461,980 $419,990
Assessed Value School $1,157,180 $477,050 $476,900
Homestead Exemption $0 $0 $0
Additional Homestead $0 $0 $0
Other Exemptions $0 $0 $0
Taxable Value Non-School $1,157,180 $461,980 $419,990
Taxable Value School $1,157,180 $477,050 $476,900
SALES/TRANSFERS
Date Price Type Parcel Deed
01/19/2018 $2,457,800 WD Improved 8079/1270
01/19/2018 -- WD Improved 8079/1267
12/30/1993 $400,000 WD Vacant 3351/3628
07/01/1983 -- QC -- 2445/0586
No Data Found
ADDITIONAL EXTRA FEATURES
Description Units
Paving-Asphalt 2,804
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2/27/2019 _ags_82f9f65110bc48d789ffbec73f3e1151.jpg(1O56•816) Attachment 1
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Attachmit 2
CITY OF CAPE CANAVERAL
COMMUNITY APPEARANCE BOARD APPLICATION PACKET
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Information Sheet E g
Description of Request: (Be sure to note specific Code sections of the zoning ordinance that allovC
and support your request). If necessary, attach separate sheet. 41°
150-unit hotel located in DIVISION 5. - C-1 LOW DENSITY COMMERCIAL DISTRICT 8
within the boundaries of the A1A Economic Opportunity Overlay District.
Level of Request(refer to page 2): 8 Level I 0 Level II (check one)
Address of Request: W. Central Boulevard, Cape Canaveral, Brevard County, Florida
Name of Project(if applicable): TownePlace Suites Cape Canaveral✓
Legal Description:
Lot(s): Block: Subdivision:
Section: Township: Range:
*See attached Brevard County Property Appraiser Property Details Acct#2430858,Parcel ID 24-37-15-00-766
Statement of Fact:
1, Debbie Knight ..being duly sworn, depose and say that:
❑ I am the property owner.
El I am the owners) designated agent. (Attach notarized letter of authorization).
Owner(s)Name: Reef Hotel Group LLC ✓
Mailing Address: 2210 S.Atlantic Avenue, Cocoa Beach, FL 32931
Phone Number(s): (321)784-2318
Email: dknight@cocoabeachsurf.com
Designated Agent Information (if applicable):
Owner(s)Name:
Mailing Address:
Phone Number(s):
Email: n; �' ETV '_
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11 FEB 19 2019C
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TownePlace Suites Color Site Plan Layout.