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120 Jackson Ave. Memo
David Dickey
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120 Jackson Ave. Memo
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From: David Dickey <D.Dickey@cityofcapecanaveral.org>
To: Dave Sargeant <dsargeant@ccvfd.org>, Derek Yossifon <dyossifon@ccvfd.org>,
Brian Palmer <B.Palmer@cityofcapecanaveral.org>, Michael German
<M.German@cityofcapecanaveral.org>
CC: Todd Morley <T.Morley@cityofcapecanaveral.org>
Subject: 120 Jackson Ave. Memo
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Date: Mon, 15 Aug 2022 15:27:13 +0000
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David Dickey
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Todd Morley
Dave Sargeant; Derek Yossifon; Brian Palmer; Michael German
120 Jackson Ave. Memo
Hi. See attached for updated memo re: 120 Jackson. I have made some changes from the original, so make sure you are ok with the new language.
Let me know if you have any comments as I am trying to get this to Todd ASAP. Thanks.
David Dickey
Community & Economic Development Director
City of Cape Canaveral <http://www.cityofcapecanaveral.org/>
(321) 868-1220 x118
100 Polk Avenue — P.O. Box 326
Cape Canaveral, Florida 32920
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
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Derek Yossifon
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Brian Palmer
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Michael German
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Todd Morley
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120 Jackson Ave.memo.docx
Memo
Community + Economic Development
TO:Todd Morley, City Manager
FROM: David Dickey, CED Director
DATE:August 15, 2022
RE: 116 & 118 Jackson Avenue
This memo provides background regarding 116 & 118 Jackson Avenue, specifically as it relates to a structure fire which occurred on August 5, 2022, and recent code enforcement actions.
Background
The .5-acre parcel (24-37-23-CG-25-12) is zoned C-1 and is owned by the Randall Reynolds Trust. The property contains two businesses: Ellie Mae’s Tiki Bar, which has an address of 116
Jackson Avenue, and, and a thrift store with an address of 118 Jackson Avenue. The parcel also includes two apartment units (above Ellie Mae’s) with addresses of 120 Jackson Avenue,
Units A and B.
According to the Florida Department of Business & Professional Regulation’s, Ellie Mae’s Tiki Bar currently holds the following State licenses:
Permanent Food Service – food service with on premise seating
2COP Retail Beverage – sale of beer and wine
4COP Retail Beverage – sale of liquor
The owner of Ellie Mae’s Tiki Bar, Peggy Schaller, has held an active City Business Tax Receipt (BTR) for entertainment (bar), retail, and service (restaurant) activities since 2019.
The most recent BTR was issued in December of 2021. The fact that BTR includes a restaurant use is a key point as City Code requires that a “bar only” establishment be subject to Code
locational criteria and the need to secure City Special Exception (SE) approval. However, restaurants and hotels are exempt from the locational criteria and the requirement to secure
a SE. Note that a restaurant must derive not less than 51 percent of its gross income from the sale of nonalcoholic beverages and food prepared on the site in order to maintain the
restaurant classification.
According to City records, Mr. Steve Lewis, the proprietor at 118 Jackson Avenue, has held a City BTR for retail activities from at least 2019, with the most recent being issued in November
of 2021. Due to the nature of the current business, no State licensing is required.
Structure Fire
On August 5, 2022, a structure fire occurred in the rear unit of 118 Jackson Avenue. According to the Cape Canaveral Volunteer Fire Department (CCVD), fire damage was limited to the
rear unit; however, the fire did penetrate the roof above the rear unit and damaged the access way to the two apartment units above 116 Jackson Avenue. For this reason the rear unit
of 118 Jackson Avenue, as well as the two apartment units were placarded by the City Building Official as non-habitable. Until such time that a City building permit is issued, and the
associated work is satisfactorily completed, these units will remain unoccupiable.
The CCVD Fire Marshall, who has the statutory authority to administer the Florida Fire Prevention Code (FFPC), has indicated that the fire-related damage does not require closure of
the business at 118 Jackson Avenue. Furthermore, the City Building Official (BO) has stated that there is no specific provision in the Florida Building Code that would supersede or
be in conflict with the FFPC with respect to the business remaining open. Additionally, the Senior Code Enforcement Officer has reviewed the adopted International Property Maintenance
Code, and finds no specific provision which requires closure of the business at 118 Jackson Avenue.
With any structure fire, City procedure is to post the property (if appropriate), and to ensure that the structure is secure. Staff will work with the property owner, as needed, to facilitate
repairs. As long as the structure does not pose a public safety risk, there is no timetable placed on remediation due to third-party coordination with insurance adjusters, contractors,
permitting, etc.
At this point, the cleanup/remediation of the fire damage is the responsibility of the tenants and/or landlord. Staff does not have access to any applicable lease document(s) and therefore
has no knowledge if responsibility is assigned in this situation. Given the facts at hand, this appears to be a civil matter between the tenant(s) and the property owner.
Code Enforcement Action
Based on a complaint received on XXXXXX, Code Enforcement Staff conducted a site inspection
On March 28, 2022, the City issued a Notice of Violation (NOV) to the owner (Randall Shane Reynolds) of 116 Jackson as well as the tenant (Peggy Schaller) for a lack of required off-street
parking as well as a lack of required lavatories. According to City Code, a restaurant is required to have one parking space per three (3) seats. Based on the number of seats (198)
indicated on the tenants BTR application, 66 off-street parking spaces are required. Furthermore, Code requires a minimum of one water closet (toilet) for every 40 men and one for every
40 women. Based on the number of seats (198) two (2) additional water closets are required. Code also requires a minimum of one lavatory (sink) for every 75 customers. Based on the
number of seats (198), two (2) additional lavatories are required.
Please advise if you have any questions. Thank you.
Xc:David Sargeant, CCVD Chief
Derek Yossifon, CCVD Fire Marshall
Mike German, City of Cape Canaveral Building Official
Brian Palmer, City of Cape Canaveral Senior Code Enforcement Officer
1
.docx
120 Jack.doc
120 Jackson Ave.memo.docx
application/vnd.openxmlformats-officedocument.wordprocessingml.documentHi. See attached for updated memo re: 120 Jackson. I have made some changes from the original, so make sure you
are ok with the new language.
Let me know if you have any comments as I am trying to get this to Todd ASAP. Thanks.
David Dickey
Community & Economic Development Director
HYPERLINK "http://www.cityofcapecanaveral.org/"City of Cape Canaveral
(321) 868-1220 x118
100 Polk Avenue — P.O. Box 326
Cape Canaveral, Florida 32920
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