HomeMy WebLinkAboutFeb. 8, 2006 - Agenda Packet
City of CaPe Canaveral
PLA."Nl'\T[NG & ZONING BOARD REGULAR MEETING
OIT HALL ANT\TEX
111 POLK AVENUE
FEBRUARY 8, 2006
7:30 P.M
Call to Order
RollCall
NEW BUSINESS
1. Approval of Meeting Minutes: January 25,2006.
2. Discussion Re: Changing C 1 Zoning to R-l Zoning on Lots 2 & 3, f.farbor Heights
West Subdivision.
3. Discussion Re: Residential Use in the C 1 Zoning District.
OPEN DISCUSSION
_ADJOURN
Pursuant to Section 286.1015, F.S., the City hereby advises the public that: If a person decides to
appeal any decision made by the Planning and Zoning Board with respect to any matter rendered at
this meeting, that person will need a record of the proceedings, and for such pwpose 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 Community Appearance Board who mayor may
not participate in Board discussions held at this public meeting. Persons ",ith disabilities needing
assistance to participate in any of these proceedings should contact the City derk's office at 868-
1221, 48 hours in advance of the meeting.
105 Polk Avenue . Post Office Box 326 . Cape Canaveral, FL 32920-0326
Telephone: (321) 868-1222 . SUNCOM: 982-1222 . FAX: (321) 868-1247
"""vw.mytlorida.com/cape . email: ccapecanaveral@d1.rr.com
PLANNING & ZONING BOARD
MEETING MINUTES
JANUARY 25, 2006
A Regular Meeting of the Planning & Zoning Board was held on January 25, 2006, at the
City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. Board Chairperson Bea
McNeely called the meeting to order at 7:30 p.m. The Secretary called the roll. All
persons giving testimony were sworn in by City Attorney Garganese.
MEMBERS PRESENT
Bea McNeely Chairperson
Lamar Russell Vice Chairperson
John Fredrickson
Donald Dunn
Harry Pearson
OTHERS PRESENT
Susan Chapman Board Secretary
Todd Peetz City Planner
Anthony Garganese City Attorney
Robert Hoog Mayor Pro Tern
Leo Nicholas Council Member
Bennett Boucher City Manager
Todd Morley Building Official
NEW BUSINESS:
1. Approval of Meetinq Minutes: Januarv 11. 2006.
Motion by Lamar Russell, seconded by Donald Dunn to approve the meeting minutes of
January 11, 2006. Vote on the motion carried unanimously.
2. Recommendation to the Citv Council Re: Site Plan for Villa Campania
Condominiums - R.K. Enqineerinq, Applicant.
Todd Peetz, City Planner, advised that this was a project to construct five condominium
units; the site is located on the South side of Holman Road; and the property has a
special exception for residential use. He gave a staff overview of the project site. The
Board members reviewed the submitted landscape plan. Todd Peetz noted that 27 new
trees will be planted, one 24" Oak tree will be preserved; over 200 bushes will be
planted; and the site will be irrigated with reclaimed water. The Board members
reviewed the site plan. Todd Peetz verified that the plan complies with the 25 ft. front
setback requirement.
Gene Pari otto, Representative for Doug Wilson Enterprises, Developer, verified that five
condominium units are proposed; they would preserve as many trees as possible, and
add trees; the design is a traditional look and appealing to the neighborhood.
Hans Saurenmann, 349 Coral Drive, requested a moratorium be placed on building. He
voiced his opinion that it's time to reconsider the needs of the City.
Lamar Russell, Vice Chairperson, pointed out that the special exception was approved
for this project prior to the moratorium. Brief discussion followed.
(jJ
Planning & Zoning Board
Meeting Minutes
January 25, 2006
Page 2
Motion by Harry Pearson, seconded by Lamar Russell to recommend approval of the
site plan for Villa Campania. Vote on the motion carried unanimously.
3. Recommendation to the Board of Adiustment - Special Exception Request No.
05-15 to Allow Residential Use in the C-1 Zoninq District (Harbor Heiqhts West
Subdivision) - Lot 3, Section 14, Township 24 South, Ranqe 37 East - John
Johanson, for Triple J Investments, LLC, Petitioners.
Todd Peetz, City Planner, advised that the property is zoned commercial with an expired
special exception for residential use. The petitioners were asking for a special exception
for residentiai use to construct three units. Discussion was held regarding the previous
granted special exception. He advised that the property is surrounded by multi-family
residential to the north, single family to the east, a single family to the south, and
commercial to the west He verified that he completed the special exception worksheet
He advised that stormwater and drainage would be reviewed during the construction
plan review. He noted that there was one shared driveway access proposed for the
three units, which would be addressed during the staff review of the replat Discussion
followed. Mr. Peetz advised that the three proposed residential units were more
compatible than if the property was used as commercial. Discussion was held regarding
the previous special exception that was just recommended for approval by the Board
which is located almost adjacent to this property. Discussion continued regarding
compatibility.
John Johanson, Petitioner, testified that he was proposing three residential units;
22-30% lot coverage, leaving as much open space as possible; R-2 allows for six units,
only proposing three units; the property was purchased last October; he had no idea why
the previous owner did not build.
Judith Lowe, 211 Coral Drive, advised that this lot was located between two single family
residences. She submitted photographs into the record. She noted that Harbor Heights
is the only single family residential, low density neighborhood in Brevard County, that is
next to the beach where the residents don't have to cross a main road. She advised that
multi-family would take away from the single family residential character of the
neighborhood. She advised that the property was listed for sale as a single family lot
Ms. Lowe commented that the developer was trying to cram three townhouse units on a
58 ft. wide lot She advised that 73 neighborhood residents have signed a petition
against the granting of this special exception. She noted that there is a very large Oak
tree located in the middle of the lot that would be destroyed. She pointed-out that the lot
was replatted for one single family home. She requested that the special exception be
denied. (The audience applauded in support of her comments.)
Karen Johnson, 346 Coral Drive, advised that she purchased her property in 1995
because it was in a unique neighborhood of all single family homes. She further advised
that rodents have become a nuisance. She asked that the City keep the neighborhood
single family, as it was meant to be. She voiced her opinion that the proposed project is
incompatible.
@
Planning & Zoning Board
Meeting Minutes
January 25, 2006
Page 3
David Lackstrom, 432 Beach Park Lane, advised that there is a 10ft. easement between
the Villages of Seaport and Harbor Heights that is not being maintained. He questioned
if the traffic study for N. Atlantic Avenue has been completed. He noted that it is almost
impossible to go out onto N. Atlantic Avenue with the existing traffic volume.
Don Foley, 224 Coral Drive, advised that he lives within three to four houses from this
site. He noted that the approval of this request would negatively affect the value of his
home. He did not want commercial being built on the property, or multi-family, but would
prefer a single family residence.
Keith McCoy, 204 Coral Drive, advised that he owns the single family residence next
door to this site. He noted that if this project is approved, a single family home will be
surrounded by multi-family townhomes. He advised that the property drops seven feet
from N. Atlantic Avenue and there exists a large drainage area on the lot He explained
that if fill is brought in to raise it and a pad poured, the water would drain into his yard.
He advised that there was already water runoff from the Villages of Seaport. He noted
that there already exists a townhouse at the entrance of Harbor Heights that has a
drainage problem from the new townhouse project adjacent to it that did not exist before.
He advised that the lot did not have room for adequate landscaping. He voiced his
opinion that townhomes are not compatible.
Rita Perini, 247 Coral Drive, advised that Harbor Heights is the sole treasure of Cape
Canaveral, and that building on this property would destroy the trees and wildlife that live
in the area.
Franklin Martin, 382 Coral Drive, advised that he has lived at his residence for 40 years.
He noted that many years ago he was the Chairman of the Planning & Zoning Board.
He advised that the Board worked very hard to maintain R-1 zoning. He voiced his
opinion that the City should preserve the existing single family neighborhood, and it
would be wrong for the Board to grant this special exception.
Shannon Roberts, 703 Solana Shores Drive, advised that she supported the comments
to preserve what the City has and the comments made by the residents regarding the
increase of traffic on N. Atlantic Avenue. She complimented the residents for coming out
and voicing their concerns. She advised that the residents of Shorewood, Solana
Shores, and Solana Lakes are very concerned about the increased density in the area
and the traffic congestion on N. Atlantic Avenue.
Jim Graver, 358 Coral Drive, advised that the property was already platted as a single
family lot Coral Drive is not designed to take on extra traffic. He noted that there were
already single family dwellings on either side of this property. He voiced his opinion that
the City should preserve single family in this neighborhood.
(%)
Planning & Zoning Board
Meeting Minutes
January 25, 2006
Page 4
Arlene Balestrieri, 204 Coral Drive, opposed the request as she lives next door. She
advised that the request is totally incompatible with the neighborhood. She noted that
the previous property owner had replalted the iots into three individual lots for three
single family residences. She went around the neighborhood with a petition and
received the signature of every one she approached, without hesitation. She advised
that the school bus is late almost everyday because it can't get out onto N. Atlantic
Avenue due to the traffic congestion. She noted that the lot was for a single family
residence, and hoped that the City honors what the lot is supposed to be.
Hans Saurenmann, 349 Coral Drive, advised that if the City grants this special use, then
he will expect the same. He advised that he is the only resident in Harbor Heights that
could profit from what the petitioner wants to build, because he is the only one in the
neighborhood with a strip of land between Ocean Oaks and Harbor Heights, 2,633 ft.
long and 20 ft. wide. He further advised that if the City approves this plan, he can build a
three story building with at least four units on his property and sell it off.
Chairperson McNeely summarized the audience comments. Vice Chairperson Russell
summarized that multi-family use is approved at the corner and to the south, the area is
zoned C-1 which needs to be rezoned R-1 to make it compatible with the neighborhood;
the main issue is compatibility; multi-family use should not encroach any further into this
established and unique single family neighborhood, with existing residence that
purchased their home to live in this single family area. Donald Dunn, Board member,
agreed with Vice Chairperson Russell.
John Johanson, Petitioner, rebutted a few of the audience comments. He explained that
50% coverage of the site is allowed by code, he only proposed 22-23% coverage; the lot
is zoned commercial, not R-1 single family; the units will be an average of 1,900 sq. ft.
with an average selling price of $400,000, which would not detract from the
neighborhood; the developer will install heavy landscaping; the code allows a density of
6 units, only proposing 3 units; the developer is not trying to negatively impact the
neighborhood; it is not financially feasible to construct a single family residence on this
lot; there is no plan to build commercial at this time because residential use would be the
best option.
Judith Lowe, 211 Coral Drive, commented that the property has been vacant and zoned
commercial since the early 1960's; anyone who performs a demographic survey would
see that commercial is not feasible at that location. She asked that the City rezone the
property to R-1 single family residential, as it was intended to be, and make it compatible
with the neighborhood and adjacent properties. (The audience applauded in agreement
with her comments.)
@
Planning & Zoning Board
Meeting Minutes
January 25, 2006
Page 5
Foliowing discussion the Board members concluded that:
1. A special exception is not a vested right. It is a speculation on obtaining
special use permission.
2. This is an estabiished, unique neighborhood of single family, one story
homes.
3. The main criteria for a special exception is neighboring compatibility.
4. This is not a compatible use.
Motion by Lamar Russell, seconded by Donald Dunn to recommend denial of the special
exception request because it is not compatible with the surrounding use. Vote on the
motion carried unanimously.
4. Recommendation to the Board of Adiustment - Special Exception Request No.
05-16 to Aliow On-Premise Consumption of Alcoholic Beveraqes - Section 15.
Township 24 South. Ranqe 37 East. Parcel 25. (8959 Astronaut Boulevard) _
A1A Acquisition Group Ltd. LLP. Petitioners.
Todd Peetz, City Planner, advised that a hotel is exempt from the 2,000 ft. distance
requirement from other like establishments.
Patrick Looney, representative for the Petitioner, testified that the alcoholic beverages
would be served in the bar, restaurant, and patio area. He advised that the hotel will
provide a complimentary breakfast; the restaurant would not be open for lunch or dinner;
there will be a complimentary social hour for their guests with free drinks and
horsd'oeuvres from 5:30-7:30 p.m.
The Board members reviewed the submitted site plan depicting the areas where the
alcoholic beverages will be served. Discussion foliowed. Todd Morley, Building Official,
verified that the area where the alcoholic beverages would be provided consisted of a
total of 18 seats. Todd Morley read a letter from John and Blanche Petrovic, residents,
8954 Puerto Del Rio Drive, opposing the request. Pat Looney, representative for the
Petitioner, rebutted to the letter explaining that the bar is to primarily serve the hotel
guests as an added amenity; there would be no advertising signage inside or outside the
bar; and the use will keep hotel guests from driving to drink somewhere else. Brief
discussion followed.
Motion by Lamar Russell, seconded by Harry Pearson, to recommend approval of
Special Exception Request No. 05-16 to the Board of Adjustment. Vote on the motion
carried unanimously.
5. Discussion Re: Tourism in the C-1 Zoninq District.
Todd Peetz, City Planner, advised that a special workshop meeting has been scheduled
with the City Council, Planning & Zoning Board, and Business Cultural and Development
Board on January 31, 2005 at 5:30 p.m. to discuss this issue.
(])
Planning & Zoning Board
Meeting Minutes
January 25, 2006
Page 6
OPEN DISCUSSION
Vice Chairperson Russell requested a discussion item be placed on the next agenda for
a zoning ordinance change to rezone the three lots in the Harbor Heights West
Subdivision on Sea Shell Lane from C-1 to R-1.
John Fredrickson questioned a motion made at the last meeting regarding removing
residential from N. Atlantic Avenue. Chairperson McNeely advised that residential
already exists on N. Atlantic Avenue and had voted against that motion. Vice
Chairperson Russell advised that there are large vacant parcels that are zoned
commercial that can be built as residential if the City continues to allow special
exceptions for residential use. He advised that additional residential will continue to add
to the existing traffic congestion on N. Atlantic Avenue. Beth Foy, Board member of the
Business and Cultural Development Board, announced that the Board unanimously
agreed that all residential in commercial should be stopped. She advised that they were
looking into hiring a consultant to review allowable uses in C-1, and make suggestions
for the City to manage the commercial corridor. Discussion continued.
There being no further business, the meeting was adjourned at 9:42 p.m.
Bea McNeely, Chairperson
Susan L. Chapman, Secretary
(!iJ
iVleetmg Type: Plarming &
Zoning Board
Meeting Date: 2/8/06
AGENDA
Heading Discussion Change
Property from C-I to R-I
Item #2
No.
AGE!I.'DA REPORT
LOCAL PLAc~G AGENCY
THE CITY OF CAPE CANAVERAL
SUBJECT: Discussion - Changing C-I Zoning to R-I Zoning on Lots 2 & 3 Harbor Heights West
Subdivsion
DEPT.lDIVISION: Building Department
..,.
The requested action is to discuss whether or not to recommend to City Council to consider an administrative small scale
comprehensive plan amendment and rezoning on Lots 2 & 3 from C-I to R-L
Summary Explanation & Background:
Discussion was requested as a result of the Special Exception for residential use in a commercial zoning district. Specifically
compatibility of lots 2 & 3 being commercially zoned in an area with single family residential use. Lot 2 has an existing single family
residential unit, and Lot 3 is vacant that was discussed for a residential special exception with the intent to build 3 townhome units.
Presently Lots 2 & 3 could be built as a commercial use.
Exhibits Attached:
I) Copy of the property appraiser's map and info on traffic and sewer
Planning Official's Office Department
CD
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CITY OF CAPE CANAVERAL
Concurrency Management Analysis
Traffic Management - Capacity Analysis
As of January 2, 2006
Existing Traffic Approved Deveiopment Total Traffic
Station NB/EB SB/WB NBI EB SB/WB NB/EB SB/WB ELOS Excess Exist LOS wi
Road Se ment Number Volume Volume Voiume Voiume Volume Volume Stand. Ca . LOS A roved Dev.
SRA1A
N. City Limits to Central Bivd 1 1315 1552 150 248 1,465 1,804 2060 256 A A
Centrai Blvd to N. Atlantic Ave 2 1035 1575 100 76 1,135 1,651 2060 409 A A
N. Atlantic Ave to Center 8t 3 1570 1738 186 123 1,756 1,861 2060 199 A A
Center 8t to McKinley 8t 4 1547 1633 209 166 1,756 1,799 2060 261 A A
N. ATLANTIC AVE
G. King Bivd to Central Blvd 5 312 415 153 134 465 549 810 261 D 0
Central Blvd to 8R A1A 6 352 458 118 75 470 533 810 277 D D
CENTRAL BL VO
8R A1A to N. Atlantic Ave 7 283 155 87 57 370 212 810 440 C C
N. Atlantic Ave to Ridgewood Ave 8 111 94 25 31 136 125 810 674 C C
RiDGEWOOD AVE
Central Bivd to Madison Ave 9 98 83 13 9 111 92 810 699 C C
Madison Ave to Buchanan Ave 10 127 153 14 8 141 161 810 669 C C
(LOS for Cape Canaveral roads is OlE")
~ Traffic Concurrency 1 st
Quarter 05-06
CITY OF CAPE CANAVERAL
CONCURRENCY MANAGEMENT ANALYSIS
NEW CONSTRUCTION RESERVE
January 2, 2006
CONC APP DEP APP UNITS UNITS GALLONS PER DA Y
RESIDENTIAL PROJECTS DATE DATE APPROVED REMAINING REMAINING
Angel's Isle - Vested N/A N/A 12 0 0 GPD
Villages of Seaport - Vested N/A N/A ? ? 0 GPD
Ocean Gardens 9/17/1991 48 10 2,000 GPO
Discovery Bay 8/4/1992 25 7 1,400 GPD
Cape Gardens 1/10/1995 9/20/1993 33 4 800 GPD
Solana Lakes - N. Atlantic & Shorewood 5/24/1999 5/24/1999 188 20 4,000 GPO
Bayside Townhomes 2/26/2001 5/16/2001 100 1 200 GPD
Puerto Del Rio 3/212001 8/27/2001 164 148 29,600 GPO
Vlllages of Seaport Village 7 1 0/22/2001 177 97 19,400 GPD
River Gardens Condominiums 10/25/2001 12/4/2002 30 6 1,200 GPO
Solana on the River/Center Street Condos 11/12/2002 12/30/2002 80 24 4,800 GPD
All Shores Townhomes (218.220 Adams) 11/4/2002 2 1 200 GPO
Bayport Condominiums 9/26/2002 106 30 6,000 GPD
Majestic Bay 6/30/2003 29 4 800 GPD
Perlas Del Mar None recd. 7/28/2003 40 29 5,800 GPO
Puerto Del Rio Phase III None rcvd 240 208 41,600 GPD
Shores of Artesla (Madison Cay) 5/9/2003 19 6 1,200 GPD
Portside Villas None rcvd 120 100 20,000 GPD
Beachside Townhomes 506-508 Adams 1/20/2004 2 2 400 GPD
Villas at the Port - N. Atlantic. 3/15/2004 8/24/2004 32 25 5,000 GPO
Stewart SFR -127 Oak Ln. 6/1/2004 1 1 200 GPD
SW corner Central Blvd. I Canaveral BL condo 6/7/2004 4 4 800 GPO
Venable Townhomes- 6211 N.Atlantic Ave 6/11/2004 8 8 1,600 GPD
Beachside Townhomes - 502-504 Adams 11/10/2004 2 2 400 GPD
Welsh Townhomes- Wash Ave-Casa Bonita 5/17/2005 4 4 800 GPO
Marabella Townhomes - 317,319,321 Adams 10/20/2004 3 3 600 GPO
Villa Clelo - Ma9nolla & Jefferson 9/12/2005 4 4 800 GPO
Seashell Cay North, 3 unit condo 10/14/2005 3 3 600 GPO
Chadwick Townhomes, Madison 10/27/2005 2 2 400 GPD
Seashell Cay, 4 Unit Twnhs 11/9/2005 4 4 800 GPO
TOTAL RESIDENTIAL RESERVED 151,400 GPD
CONC APP DEP APP UNITS UNITS GALLONS PER DA Y
COMMERCIAL PROJECTS DATE DATE APPROVED REMAINING REMAINING
Tech Vest X 3/24/2003 1 Bidg 1 Bldg 400 GPD
Country Inn & Suites 6/15/2004 5/4/2004 154 154 30,800 GPD
AJT Phase 3 Office Bldg 12/17/2004 6 6 1,200 GPO
Greene Office Buiiding - A1A 1/18/2005 41100rs 41100rs 1,600 GPD
Residence Inn 1/31/2005 150 150 30,000 GPD
TOTAL COMMERCIAL RESERVED 64,000 GPD
*Assumptions: 18 fixture counts = 1 ELU = 200 GPD
Sewer Concurrency 1 st Quarter 05M06 c0
LEVEL OF SERVICE THRESHOLDS (1)
LOS LOS LOS LOS LOS
ROAD SEGMENT A B C D E (2)
SRA1A
N. City Limits to Central Blvd 1 1930 2060 2060 2060 2060
Central Blvd to N. Atlantic Ave 2 1930 2060 2060 2060 2060
N. Atlantic Ave to Center St 3 1930 2060 2060 2060 2060
Center St to McKinley St 4 1930 2060 2060 2060 2060
N. ATLANTIC AVE
G. King Blvd to Central Bivd 5 N/A N/A 480 760 810
Central Blvd to SR A1A 6 N/A N/A 480 760 810
CENTRAL BLVD
SRA1A to N. Atlantic Ave 7 N/A N/A 480 760 810
N. Atlantic Ave to Ridgewood Ave 8 N/A N/A 480 760 810
Central Blvd to Madison Ave 9 N/A N/A 480 760 810
Madison Ave to Buchanan Ave 10 N/A N/A 480 760 810
(1) 2002 Quality/Level of Service Handbook, Florida DOT
L TEC Annual Traffic Study Jan 2005
^____._..__<___M__._ ~---
Traffic Concurrency 1st Quarter 05-06 (}
CITY OF CAPE CANAVERAL
CONCURRENCY MANAGEMENT ANALYSIS
SANITARY SEWER
January 2, 2006
12-MONTH FLOW DA TA AVE. GAL PER DAY CAPACITY ANAL YSIS A VE. GAL PER DAY..-------.---
DECEMBER 2005 990,000
NOVEMBER 2005 1,270,000
OCTOBER 2005 1,530,000
DESIGN FLOW 1,800,000
SEPTEMBER 2005 1,160,00
RESERVE CAPACITY 841,657
AUGUST 2005 950,000
NEW CONSTRUCTION
JULY 2005 1,070,000 RESERVE 215,400
JUNE 2005 1,210,000 ESTIMATED CAPACITY
626,257
MAY 2005 920,000
AVERAGE FLOW PLUS
APRIL 2005 890,000 NEW CONSTRUCTION
RESERVE 1,173,743
MARCH 2005 946,120
FEBUARY 2005 870,000 NEW CONSTRUCT/ON RESERVE
DETAILED ON ATTACHED PAGE
JANUARY 2005 854,000
TOTAL 11,500,120
12 MONTH AVERAGE 958,343
I CAPACITY ANALYSIS I
I
I
I
I
I D Cap~ci.ty
Remaining I~F'ow II
I 350/< ..'''~
I oJ~~jj0jyi> ~ ~~o: i Ili!I Reserved II
I iii! Reserved / I D Capacity Remaining I
I 12%- I
I
I I
I i
Sewer Concurrency 1 st Quarter 05-06 c1J
l"lCCl1l1g lype: .t'Janmng 6:
Zoning Board
Meeting Date: 2/8/06
AGENDA
Heading Discussion Residential
Use in the C-1 District
lrem #3
No.
AGEi\'DA REPORT
LOCAL PLANNING AGENCY
THE CITY OF CAPE CANAVERAL
SUBJECT: Discussion - Residential Use in the C-l Zoning District
DEPT .lDIVISION: Building Department
Requested Action:
The requested action is to discuss what should happen to uses with residential special exceptions in the C~ 1 zone and --with residential
use that does not presently have a special exception in the C-I zone?
.~~~~--_. --~.
Summary Explanation & Backgrouod: -
Discussion was requested as a result of the City Council workshop 1/31/06. If the City were to discontinue special exceptions in
Commercial there are a number of properties that will be impacted. The idea of the conversation is to understand some of those
impacts and how the City should address them. Some of the comments were to administratively rezone residential use to residential;
to look at a mixed use district (along the presidents' streets) and possibly location criteria where residential may be appropriate?
The discussion item is an opportunity to possibly develop solutions to the existing development pattern of the city.
Exhibits Attached:
Planning Official's Office Department