Loading...
HomeMy WebLinkAboutcocc_cab_agenda-pkt_20230125 COMMUNITY APPEARANCE BOARD City Hall Council Chambers 100 Polk Avenue, Cape Canaveral, Florida 32920 Wednesday November 16, 2022 6:00 p.m. MINUTES CALL TO ORDER: A meeting of the Community Appearance Board took place on November 16, 2022, at City Hall Council Chambers, 100 Polk Avenue, Cape Canaveral, Florida. Chairman Wasserman called the meeting to order at 6:02 pm. The Board Secretary called the roll. ROLL CALL: Members Present: Randy Wasserman Chairman Bob Nienstadt Vice Chairman Elana Whitehead Board Member Jalinda Coudriet Board Member Angela Trulock Board Member Pamela Paisley Board Member Others Present: David Dickey Director, Community & Economic Development Kyle Harris Senior Planner Anna Young Board Secretary OLD BUSINESS NEW BUSINESS A. Board Matters: 1.Approval of Meeting Minutes: June 15, 2022 – Motion to accept the minutes, made by Chairman Wasserman and seconded by Board Member Paisley. Vote on the motion carried unanimously. B. Level II Application – Drive-thru accessory car wash located at 8101 Astronaut Boulevard (Parcel ID# 24-37-23-00-255) Kyle Harris gave a short presentation on the application as well as provided a brief slide presentation to the board. The Application is consistent with the City Code and Staff recommended approval.. CAB Minutes November 16, 2022 Page 2 Discussion ensued regarding landscaping. Motion by Chairman Wasserman and seconded by Vice Chairman Nienstadt to approve subject to Staff working with the Applicant to augment landscaping along the Astronaut Boulevard frontage on the northern portion of the site. Vote on the motion carried unanimously. REPORTS: Mr. Dickey provided an update to the SR A1A improvement project being proposed by FDOT. There are currently two (2) alignments being proposed. The DRC Committee held a Meeting with property owner of the Radisson property regarding proposed future improvements on the site. Board Member Paisley inquired about the status of the Wave Village project. Mr. Dickey reported that the owner has secured an architect, who is in the process of preparing plans. Angela Trulock/New sculpture at the library. How will the Christmas decorations be displayed this year? Dave will inquire and report back. ADJOURNMENT: A motion was made by Board Member Whitehead and seconded by Board Member Trulock to adjourn. Vote on the motion carried unanimously. The meeting adjourned at 7:08 P.M. Approved on this ___________________________________ day of _________________________________, 2023 _____________________________________________________ Randy Wasserman, Chairman ______________________________________________________ Anna Young, Board Secretary 2 CITY OF CAPE CANAVERAL COMMUNITY APPEARANCE BOARD (CAB) JANUARY 25,2023REGULAR MEETING · ITEM #2 Subject: Level I Application for the development of a 155-unit hotel and increased structure height not to exceed 65 feet. The parcel is located at 642 Imperial Boulevard (Parcel ID: 24-37-15-00-804) to the north of the intersection of Imperial Boulevard and Astronaut Boulevard (SR A1A). Applicant/Owner: Jason Acree, Applicant/Sheldon Cove, LLP, Owner Department:Community and Economic Development Summary: The project consists of the construction of a 155-unit hotel located at 642Imperial Blvd (Attachment 1). The application (Attachment 2) includes a request for: 1.Review and approval of Level I 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 includes a single six (6) story hotel on a parcel (2.56 total acres) that is zoned C-2. Hotels are a permitted use in the C-2 zoning district The proposed structure is 65 feet in height and includes 155 rooms, an in-ground pool, and associated surface parking. An on-site restaurant will also be included in the development. Parking and landscaping areas are indicated on the site plan (Attachment 2) and will be reviewed for conformance with City Code during the site plan approval process. Zoning surrounding the property is mixed with commercial (C-2) to the north and industrial (M-1) to the east. Across the street to the south is C-2 zoning, while across the street to the west is C-1 zoning. Note that within 1,000 feet of the subject parcel, the City has approved five (5), six-story hotels since 2014. Furthermore, a six-story vacation-rental condominium project (Wave Village) was approved immediately southwest of the site. Level I Request Sec. 22-42 (c) of the Code establishes certain criteria that the Community Appearance Board (CAB) must consider when evaluating a Level 1 application. In general, the criteria are to gauge whether a project is in harmony and consistent with the surrounding natural and built environment. Sec. 22-42 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. Based upon the submitted application and its accompanying materials, the proposed project is consistent to, and harmonious with, the surrounding area with respect to the listed specifications. This segment City of Cape Canaveral CAB Regular Meeting · January 25, 2022 Agenda Item # 1 Page 2 of 6 of Astronaut Boulevard largely consists of tourist/auto related commercial uses of varying scale. 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. The only approved project in the general area - that has not been constructed - is the Wave Village development, which is a six-story vacation condominium project immediately southwest of the site. The proposed project is in harmony with Wave Village from an aesthetic and architectural perspective. 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 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. Within 500 feet of the subject parcel, on an intersecting street (Astronaut Blvd.), exist a number of various commercial structures, to include a three story office building, five hotels (four of which are six stories in height), various small format auto related commercial uses, and a large light-industrial use (brewery). Immediately southwest of the site is an approved, yet to be built, six story vacation condominium project (Wave Village). 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. As indicated in the submitted 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 front (south) elevation of the building incorporates a porte-cochere, expressed vertical building articulations/indentations and an articulated roofline. In addition, the windows on the west elevation are framed by vertical elements. 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. The prosed development project is consistent with minimum requirements of the EOOD and City Comprehensive Plan. City of Cape Canaveral CAB Regular Meeting · January 25, 2022 Agenda Item # 1 Page 3 of 6 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 submitted color renderings indicate the use of earth-tone colors on the exterior of the structure, as well as subdued hardscape. A materials board showing products/colors to be used on the structure will be available at the meeting. The proposed design elements are consistent with other structures in the surrounding area. The proposed development project meets the aforementioned standards. As the property is within the A1A Economic Opportunity Overlay District (EOOD), 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 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. The proposed site plan indicates that the structure is oriented towards Imperial Boulevard, which is a cross street with A1A. The parcel includes a secondary frontage on Astronaut Boulevard (SR A1A). 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). The attached renderings indicate the use of materials, colors and architectural elements to establish a pedestrian scale experience, as well as a distinct base, body, and cap components to the structure. 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. The attached renderings indicate the use of colors/materials/architectural elements that provide variation and visual interest. Specifically, the use of articulated building elements, the division of the building into architecturally distinct sections, as well as the use of repetitive architectural detailing. City of Cape Canaveral CAB Regular Meeting · January 25, 2022 Agenda Item # 1 Page 4 of 6 Sec. 110-650. - Exterior surface materials. 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 A1A 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. The attached renderings show compliance with these requirements. 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. As indicated in the attached site plan, a single row of parking lies between the structure and Astronaut Boulevard as well as Imperial Boulevard. 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. b.Minimum landscape buffer width between the right-of-way and the parking or vehicular access area along A1A, Central Boulevard, and N. Atlantic Avenue shall be ten feet and five feet along all other streets. b.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. c.A continuous landscape berm at an average height of 30 inches from grade may be permitted in lieu of a required knee wall. d.A knee wall or berm may be, staggered, meandering or continuous. e.A knee wall or berm shall not obstruct any safe sight distance triangle. f.A knee wall shall be compatible with the architectural design, material, and color of the principal building of the project. g.Lighting shall not be used to create an attraction, distraction, or commercial signage intent to the wall or berm. City of Cape Canaveral CAB Regular Meeting · January 25, 2022 Agenda Item # 1 Page 5 of 6 h.For the purpose of this standard, a mixed-use building which includes residential units shall not be defined or categorized as a residential building. Note that Imperial Boulevard is a private right-of-way and therefore buffering requirements related to surface parking lots established in this section are not required. However, it appears that the landscape plan includes this landscape buffer around the entire perimeter of the project. During site plan review, Staff will ensure compliance with landscaping/buffering requirements. Increased Building Height One of the provisions of the A1A Economic Opportunity Overlay District (Sec. 110-624(b)) is that any structure proposed to be constructed between 45 and 65 feet in height apply for and receive approval from the CAB. The structure, as proposed, is 65 feet in heightand therefore, requires CAB approval. 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 site plan, the building faces Imperial Boulevard, which is a private right-of-way. There is a secondary frontage on Astronaut Boulevard to the west. The submitted renderings indicate the use of several techniques to reduce the bulk of the building and reduce monotony. These techniques are required on all building sides that front a public roadway, which in this case, is Astronaut Boulevard. The submitted renderings show wood siding enhanced with a green wall at the base level, as well as a canopy over the entry along. The applicant states that by carrying the use of vertical elements from the front elevation (facing Imperial Boulevard), windows will be better framed and be more consistent across the entire structure. The front elevation indicates a porte-cochere, as well as a mix of materials and expressed horizontal building articulations/indentations. This proposed project is consistent with applicable Code requirements and represents a continuation of the development trend in the surrounding area. The project includes a functional and attractive layout, and exhibits sensitivity to the scale, form, height and proportion of surrounding development. Attachments: 1.Location Map 2.Community Appearance Board Application City of Cape Canaveral CAB Regular Meeting · January 25, 2022 Agenda Item # 1 Page 6 of 6 Community and Economic Development Staff recommend the Board take the following actions: 1.Approve the Level I application for the proposed hotel project located at 642 Imperial Boulevard; and 2.Approve the request to build the proposed structure to a height not to exceed 65 feet. Approved by Director: David Dickey Date: 1:2,000 0135270540ft 04080160m µ BCPAO, All BCPAO maps and/or map applications are maintained for assessment and illustrative purposes only and do not represent surveys, plats, or any other legal instrument. Likewise, measurement and location tools are for assessment and illustrative purposes only and do not necessarily reflect real-world conditions. Due to the nature of Geographic Information Systems (GIS) and cadastral mapping, map layers may not precisely align and may not represent precise location, shape, and/or legal boundaries. Only a Florida-licensed surveyor can determine legally-relevant property boundaries, elevation, distance, area, and/or location in Florida. Map created January 13, 2023 (map data dates may vary)