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120 Jackson Avenue Memo
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From: David Dickey <D.Dickey@cityofcapecanaveral.org>
To: Todd Morley <T.Morley@cityofcapecanaveral.org>
CC: Dave Sargeant <dsargeant@ccvfd.org>, Derek Yossifon <dyossifon@ccvfd.org>,
Michael German <M.German@cityofcapecanaveral.org>, Brian Palmer
<B.Palmer@cityofcapecanaveral.org>
Subject: 120 Jackson Avenue Memo
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David Dickey
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Dave Sargeant; Derek Yossifon; Michael German; Brian Palmer
Todd Morley
120 Jackson Avenue Memo
Todd, see attached memo as requested.
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
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Todd Morley
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Dave Sargeant
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Derek Yossifon
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120 Jackson Ave.memo.pdf
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, as well as recent code enforcement activity. 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 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 the BTR includes a restaurant classification 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. Mr. Steve Lewis,
the owner of the thrift store, 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 at 118 Jackson Avenue. According to the Cape Canaveral Volunteer Fire Department
(CCVFD), 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 CCVFD 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 closure of
118 Jackson Avenue. Additionally, the Senior Code Enforcement Officer has reviewed the adopted International Property Maintenance Code, and finds no specific provision which requires
closure of said business. 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 is not privy
to 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 The following is a chronology of recent code enforcement activity with respect to the property. Highlights include: • 2/11/2022
– Staff spoke with the business owner at 118 Jackson Avenue and informed him the City had received a complaint on the business. Staff pointed out the violation of blocking the sidewalk
with the umbrella and chairs. Owner stated he would raise the height of the umbrellas so people can walk underneath unobstructed. The chairs were determined not be in violation as there
was five feet in front of the chairs to allow for unobstructed pathway in front of the store. No extension cords were observed and the owner stated he is not open at night to need lights.
While on-site the owner of 118 Jackson Avenue and the tenant at 120 Jackson Avenue complained that the business at 116 Jackson Avenue (Ellie Mae’s) is taking all the parking spots.
Staff counted 15 total parking spaces, with three being allocated to 118 Jackson Avenue, leaving 12 for 116 Jackson Avenue. A check of the number of seats in the outside area revealed
approximately 90 seats plus whatever is inside the establishment. • 2/16/2022 - Another complaint was received that the business owner at 118 Jackson Avenue is blocking the sidewalk
with a chair he is sitting in. A site visit found the owner and a friend sitting in chairs at the end of the sidewalk in the white stripped no parking area, not blocking the sidewalk.
No violation observed at that time. • 3/9/2022 – Senior Code Officer met with the business owner at 116 Jackson Avenue to address her concerns. Each code concern was discussed and
the owner was informed that all code violations on the property will be addressed per the City’s code enforcement process. • 3/22/2022 - Staff received a complaint concerning the Christmas
lights hanging from 118 Jackson Avenue. Code Enforcement Staff was informed that permanent outside lights need approval from the City’s Community Appearance Board, otherwise they need
to be taken down. Staff spoke with the business owner at 118 Jackson Avenue and informed him of the issue. He advised he would remove the lights. During this discussion he asked why
nothing is being down about the parking and overcrowding at 116 Jackson Avenue. Staff indicated that is being addressed. Staff looked further into the parking issue and found that the
BTR for the business located at 116 Jackson Avenue states there are 198 seats at the establishment. Based on the number of seats, Code requires 66 parking spaces (1 parking space/3
seats). 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. • 3/28/2022
– Staff issued a Notice of Violation (NOV) to the property owner (Randall Reynolds Trust) of 116 Jackson Avenue as well as the tenant (Peggy Schaller) for a lack of required off-street
parking as well as a lack of required lavatories. Code Enforcement Staff will work with the property owner and/or tenants to gain voluntary compliance with these items. If unsuccessful,
the case will be presented to the Code Enforcement Special Magistrate for consideration and action. Please advise if you have any questions. Thank you. Xc: David Sargeant, CCVFD
Chief Derek Yossifon, CCVFD Fire Marshall Mike German, City of Cape Canaveral Building Official Brian Palmer, City of Cape Canaveral Senior Code Enforcement Officer
.pdf
120 Jack.pdf
120 Jackson Ave.memo.pdf
application/pdfTodd, see attached memo as requested.
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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