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Home My WebLink AboutMinutes 01-31-2006 WorkshopCITY COUNCIL WORKSHOP MEETING WITH THE PLANNING AND ZONING BOARD AND BUSINESS & CULTURAL DEVELOPMENT BOARD CITY HALL ANNEX 'I'I'I Polk Avenue, Cape Canaveral, Florida TUESDAY January 31, 2005 5 :30 PEI MINUTES CALL To ORDER A workshop meeting of the City of Cape Canaveral City Council, Planning & zoning Board and Business and Cultural Development Board was held on January 31, 2006 at 5:30 p.m. in the City Hall Annex, 111 Polk Avenue, Cape Canaveral, Florida. The Assistant City Clerk called the roll. ROLL CALL: Council Members Present Mayor Pro Tem Council Member Council Member Council Member Mayor Bob Hoog Jim Morgan Leo Nicholas Buzz Petsos Rocky Randels Plan ning & zonina Board Members Present: Chairperson Beatrice McNeely Vice Chairperson R. Lamar Russell Regular Member Dr. John Fredrickson Regular Member Donald Dunn Regular Member Harry Pearson Business & Cultu Development Board Members Present: Chairperson Craig Smith Regular Member John Anderson Regular Member Elizabeth Foy Regular Member Shannon Roberts Others Present City Manager City Attorney Assistant City Clerk City Planner Building Official Bennett Boucher Anthony Carganese Virginia Haas Todd Peetz Todd Morley City of Cape Canaveral, Florida City Council Code Review Workshop January 31, 2006 Page 2 of 6 DISCUSSION: 1. C -11 Residential Special Exceptions. Mayor Randels reviewed the moratorium currently in effect on the A1A corridor and the North Atlantic Avenue corridor. Mayor Randels explained that historically North Atlantic was the main corridor in Cape Canaveral and the area was zoned C -1. At that time, the Mayor, Council and City residents, chose N. Atlantic Avenue be the commercial district. N. Atlantic Avenue was the only road that traveled North and south through the City. Throughout the years, Port Canaveral grew and Astronaut Boulevard was built. He referred to the book written by Lamar Russell, "Lessons Learned in Planning and Zoning." He pointed out that the zoning map depicts what the City is currently zoned and the Future Land use map indicates what the City would like to become. Mayor Randels noted that several zoning maps are located in Mr. Russell's book for reference. Todd Peetz, City Planner, explained that applicants could apply for land use changes through Special Exceptions or Rezoning. Special Exceptions take approximately 90 days to process, while rezoning requires a Comprehensive Plan amendment, with processing time of nine to fifteen months. Mr. Peetz addressed the moratorium indicators through the map and information submitted in the packet (Attached and made part of these minutes). Mr. Peetz summarized that the City is 50 percent commercial. Public/recreation and vacant land comprise 28 percent. In the moratorium area, there is 27 percent residential; one quarter is multifamily. Approximately 90 acres is coded commercial and 8 acres industrial. Vacant land comprises 9 acres in the moratorium area. Mr. Peetz summarized the land use breakdown in other communities. Mr. Peetz stated that the City has somewhat less, (8.8 acres / 1000 people) commercial land than the "medium -size City," (12.4 acres /1000 people), as reported in the American Planning Association's Advisory service (PAS). Mr. Craig smith, Business and Cultural Development Board Chair, stated that there are two ways to move into the City and Special Exceptions seem to be utilized frequently. He noted that the Business & Cultural Development Board desired to see Special Exceptions removed from the code regarding all areas of the city. Mayor Randels explained the Special Exception term to the audience. Mr. Smith continued that Special Exception usage is not compatible with the City's Future Land Use Plan or Comprehensive Plan. Ms. Bea McNeely, Planning & zoning Board Chair, asked for clarification regarding the areas being addressed. Mr. Smith clarified that their Board would like to include N. Atlantic Avenue and All A corridor. Mr. John Anderson, Business and Cultural Development Board, stated that their Board addressed this issue from a Board's perspective, as residents and through their business experience. Mr. Anderson stated that the whole notion of Special Exceptions City of Cape Canaveral Florida City Council Code Review Workshop January 31, 2006 Page 3 of 6 is that there is a chance that surrounding land can change, and result in what he called "snap zoning changes ". He continued that good investors would look carefully at those zoning issues. Further, he noted that as long as Special Exceptions are in place, this would be a disincentive for attracting commercial businesses. Forcing regular rezoning raises a higher standard. He spoke regarding a periodic survey being conducted and that citizens are asking for more service oriented businesses within the community. Ms. McNeely pointed out that special exceptions do serve a purpose and have brought in some very nice residential units. The commercial zone on N. Atlantic Avenue has been residential for some time and she believes that N. Atlantic Avenue should be left alone. Ms. McNeely voiced her opinion that she is hesitant of just any business coming into the City and that should you have commercial, you have no children to attend the local school. Mr. Russell, Planning & Zoning Board Vice Chair, pointed out that the area under debate resulted as a compromise during 1983. The Planning and Zoning Board had no tool to deny Special Exceptions; the City is now dealing with the consequences of not removing the Special Exceptions. Mr. Russell stated that because the land areas are so small, each rezoning goes unnoticed by the Department of Community Affairs. This will cause increased conflict in the Comprehensive Plan. He suggested that the Business & Cultural Development Board research the business needs in the City. Mr. Fussell recommended removal of the Special Exception process from the zoning ordinance. Mr. Donald Dunn, Planning and Zoning Board, questioned that C -2 zoning areas were not included. Mayor Randels advised that residential use is not allowed in C -2 zoning. Ms. Shannon Roberts, Business & Cultural Development Board, noted that on N. Atlantic Avenue there is still opportunity for residential use and asked for the City to consider the entire picture. Judith Lowe, 211 Coral Drive, noted that N. Atlantic Avenue is not a completed deal. She stated that Harbor Heights is the only single family residential neighborhood and a developer is building townhomes in between two single family homes. She further inputted that the developer has posed a clear threat to build commercial. Ms. Lowe asked how the city would correct this "snap zoning". Ms. Lowe continued that the important points about Harbor Heights is that the area is an established, unique neighborhood of single family, one story homes and neighborhood compatibility is essential. Ms. Lowe asked that the City review actual use of property and zoning. All use should be compatible and there are bad examples of spot zoning currently in the City. Mayor Randels responded that the Planning and Zoning Board would be discussing the Harbor Heights issue at their next regularly scheduled meeting. Councilman Nicholas agreed with removing Special Exceptions but was concerned about the type of commercial businesses coming into the City. He asked that the City of cape Canaveral, Florida City Council Code Review Workshop January 31, 2006 Page 5 of 6 Councilman Morgan stated that he would like more input and research from citizens and property owners on this matter. He noted that some issues had gone to referendum for vote by the citizens. Sally Phillips, Adams Avenue, announced that Freedom Seven needs a home and suggested Port Canaveral property. Mayor Randels explained to Ms. Phillips that Port Canaveral is a special taxing district and they lease their land. Attorney Garganese advised that the city could extend the moratorium by ordinance. He explained that the current moratorium expiration date is March 31, 2006. City Manager Boucher will place an Ordinance on the next city Council Meeting Agenda for first reading. Mr. Smith clarified that the Business & Cultural Development Board would like to remove from the code all Special Exceptions allowing residential use in commercial zoning. Councilman Petsos pointed out the need for increased neighborhood compatibility noting that there have been several spot zoning changes that require investigation. He continued that land values are high and on SR Al A there are small lots. He questioned whether there would be an avenue for specialty shops. Mr. Petsos asked that the City consider looking from the Amoco station South on SR A'I A to allow residential communities or even mixed -use. Mr. Russell addressed Council stating that there will be many small problems that the Planning and Zoning Board can address and there is no more information needed to make a decision. Mr. Hoog reiterated the need for the moratorium extension. The Council replied to Mr. Russell that as a Council they are not ready to make a decision. Mayor Randels summarized for the next meeting: Begin the process of the moratorium extension ordinance; Obtain input and information from the Business and Cultural Development Board and the Planning and Zoning Board regarding Special Exceptions and types of businesses needed in the City. Councilman Petsos stated that the entire scope of this process should be reviewed, as this is a big change in which the City is taking rights away from the people and changing the composition of Al A. City Manager Boucher announced that another workshop could be scheduled for the second week in February. The Business and Cultural Development Board will initiate a commercial survey of residents. The Planning and Zoning Board can begin review of problem spot zoning areas. The moratorium extension will be scheduled for the second meeting in February. City of Cape Canaveral, Florida City Council Code Review Workshop January 31, 2006 Page 4 of 6 Boards be guided in bringing high -class commercial businesses. Councilman Nicholas exited the meeting at 6:30 p.m. Salvator Scotto, 20 year property owner, asked the City not to make any changes cast in stone. He noted that he owns property on Columbia Drive where there is an office building, five townhouses, his empty lot, and a four -story condo building. Mr. Scotto expressed that his land is commercial and questioned whether he would be able to change the use. Mr. Russell responded that small -scale re- zonings could be completed to address spot zoning problems. Earl Sweigart, Sr., Canaveral Plaza, stated that residential use is taking over and asked that the City protect the businesses and small shops in the area. He voiced his opinion that people are now complaining after buying property in commercial zoned land. He continued that it could be too expensive to have small specialty shops. Mayor Pro Tem Hoog noted his stance for the businesses and disagrees with the use of Special Exceptions. Mayor Pro Tem Hoog continued that when the City initiates the land use update, spot problem areas could be addressed in a controlled fashion. Jeff Goetz, 7625 N. Atlantic Ave., noted that he has multi -- family units on both sides of Carver's Cove and approves of multifamily use. He requested that the moratorium be stopped. It was noted that the City could make the needed changes but this process may take until 2008. Mr. Russell stated that small -scale re- zonings could be initiated in regard to the spot zoning problems, which would take nine to fifteen months. Sally Phillips, Adams Avenue, stated that she would like the City to poll residents to see their needs for businesses. She added that she would like to see a drug store in the City. Cathy Barnes, Board of Adjustment Member and property owner, stated that Special Exceptions have had their useful time but are now outlived. She questioned what the next step would be with Port Canaveral growing and commercial moving in. Can Port Canaveral purchase Cape Canaveral land and use it commercially? Ms. Barnes indicated that some housekeeping should occur because the land use has changed but the zoning has not. Vincent Keenan, Realtor and property owner stated that the problems with Special Exceptions are the consumers themselves complaining, when in fact they purchased commercial property. He noted that the City was following a market driven need in order to fill the land. City of Cape Canaveral,Florida City Council Code Review Workshop January 31,2006 Page 6 of 6 Donald Dunn, Planning & Zoning Board Member, thanked Mr. Peetz for the packet and numbers. ADJOURNMENT: Mayor Randels adjourned the meeting at 7:35 P.M. Virginia Haas,,i+ sistant City Clerk } la` C 4ftL R& memorandum CIL 4 RR 0 �,4 f-)dd Fe- tz� O atc Jamuarv- -2-6, 200�5 a �., i- it a t--, Yr 3 1 2 0 0 3 1 3 o 1 n, e W rl-: s C2 o d 15 C, L t S ll-� 15 1 . % i- - . T. -)n IS L a -I n -d-le g process aml T'ne followi b C-I a rstand ilifOl Matlf- ; A A . :5 area, s -,,:Cial exce.-M-tian for COMC,ltii,orls mc-'Ll �n-, n the ,.V- -kT-1 rs c - u existia-i process -,L S 71 C-ClEL J- dew'aj- Th,4:s merno wil,,. -if re, 'denUal V e--,,zC.ep+u,ons comp I What is ".,he res-iderathi. *Lr).d co-mrt,ercial- aredl re-zo-nin cornpos-ftion. of the c.urre-nt:,,-v, and in the moratorium areza andt - C! , j tlm-SC4 UC,1�10.rls INl 4, h..c,-- are a. m-ally Some g et-l-e-Z-al cm-npa f-Dns to rcv- - &1- Q, -Il % R-cialdermal s eacepti 1 U-1 -C34�� C- I z 11 'ist `Ct as -ft%un(l, secti ol n iru r3l, Llon 1 .1 U-3 4 f cl I' I O ,;,7 , r . . - - � T 7 A. , t tv �z o i -5, e s- q.. 7 U! S i 3 .5� 1 i le am fa • ITU v q per UL 4. a s; j v ro,�.,j ed, 7�, "ere- SR;0.1, to-4 Lie 77-tore - Tv I Y", ale re tF�- L r L I t it- le na- e -F (.,I- r i�mirerwnts In Tte R-2 d' -d- �r dis viifl-rl 3 Of t itz-s , a-r,i T? rF re m- 6 n, t a.D ou to, r a' P, 4 L J � z e C- 1 di's L r lie tstx�cial exceptiOl". -for 4-,�n4denlual 'Is Teka Q It fl-011a be 'f','C) crld- e.--Kc-e Cl on s arm reviewed 1- Ln dzOn 1 r I ER d an:d cn -ie. Pla-:-inin b suff ;an have one mu li, i g -i t i, tl r thic Board of Ad-,M.C;t-merlr- w th mr ,,- rezonin mucli, lon. The r�eason for 's 's .1 �,-an,v,erse- tlae pt-Oces's A. I -31 1Y , l-er f llen ur��.-jas P er xactf- 'ta,'nues rc q jl,.j has a czA:si o g z - eater thart tlie-r- bN-r Florida S. L I piarl, arnen To be ra, W� scL-d dmemt. R::1, q uired. 10 Units per a - --I P laarn zar can be m s- a:r-. ac, re e, s s: t h -a n- 10 acres 'I s T-lae w scaie, plar, zaxr,,,,-�Ta gs takes, 9 to J` j�s W Cnoi-T-Ime't rna;�,nt prc:ice -v ap-pro--,,,ca-1 aund CJk Local Pl,,�U-rifz g enc C apprmva Jm is re,7 eN!vPd. by the, Departvn. Oncc, t---ans-lmuc-d o he Stat, C�riLT of C-fa-.nauiu� ,i-Nlfairs, Bre-va-vtJ Sc li.or F 5' t- r: i t d., crtatcm, c n-- t a -iLe. 0 Beach� r ;s n o PrL ll�, J ok -z i: s. v t -i ct, E a,-,--, t Ceruzz3J Flo--i R ,.ve, v- Wa-i�r -'N,-.7.aun�:u ,r -.- : -? e g i 0 11 a- J L L Il %�ir te� each ca-ri. prmvidlem c. om m e, -Ti- t s to - h u -- t D e p t m e i t of S a' z I-le C 1-INI'll'th 0 b'tc n s a. L Dffmpwrun,7o, L7 j .L The, a dT-r-,ssos the F's 1 -1. s the a r, d, - n n t ' C*� F Z � c c - o n 1 (7,- - n d a- L M " c - -7 CT p -M ni -dic -olzui aimenna. Tht Depaitmlnt Onl;'l' z are makc IT I S addresses thc' it 1c, P 'l-70niert ess to be p -c p - -'- I S' =2 M i--t -lernemit t-nhzu-, e the -Y-alue oi' %� t( nmenth process's ' is - I L L S 1-a-nd" ccenditicia-,kS', o' h. the C' -:s Ste- L �.L t3lf p ,Y "� s ki ? Y vam !e lial' zts C: d" a -'s t -rl 11" u - fa rn t -v 1-y res- a- -lw pp f th e ne'j , c� -uml mlciu.��tnzdl anai amas makzt-"' u�- 0 2 ic) f d area -D C'-dma �vs ' 2 - 15 - �� - L- ls: :a-r �>--011 hic, f- aL b 1. c b1clow breaks dmkrri t7he cld'fiiarent use s. Existin nd Use in I '- Fall-'L 9 im u T a I e:, I ex - �7 Q ijad-L 1 u I tif ;�unilv Total -Residemit'al u ic vacant -h.t of �'�Ta-,'ys 1 6 -K f t-V 1 10 T. 4,�2 3 8 00 1 6 Acrcocf-e- arild land Ltse. &ata wras j i-lolil ids' d by the B vzard Countc Proppert�- ls!el. 0 T. Acrcocf-e- arild land Ltse. &ata wras j i-lolil ids' d by the B vzard Countc Proppert�- ls!el. zi S ..-I: c: �i"` a� a^' a y{ s" "�... ' "' �^.� iz, 't � �r u Ed If -Are S la b opaniu Di a -le Residential Units* 'b Z►n-in Cate Land 4 L) 'Nstr - et F!,csd 'entiol UTT ru t S Acrea- De.7fiasit per Act-c 3.f T "S RJ 2 8, fl) 4 - S. L d: 4 -Vi'O Q f " : 4, 3 11,2 9 � 1 9 6 6 7 Ac�.rea a-nicl- land data pro"Viciled b the Bre-vard Count llropert Appndse.r.- ncxa taloic iss, s necific to Lhe moyato nl au a onl�7. T - e m-o.ra+oriixm, axca er-woirroaasses app2,!,-o=,LateIv- D acres olf"Nvi-dch 90 acres are in commercial use or just. are -T- laa-IE Appromd'inat-cl 279x- Is ri- end b Ic Or vacan �c ,-od:e indi- �Tl L Raid. Moratorium Area Existin Land Use -4 Re s ide d al Sill, Tplex Nk 1 1 ff"a. P, I a. d t J Pu b c Recre. a ulkm. A 4, i3l 2 6 9�,� J. T "S RJ 2 8, fl) 4 - S. L d: 8,6 Tf I t-5!261. A- ID -d Cou-nOv, Prpper�-; Acrea uz by L.11. , A. j ld. land, ucst data %vas Pr C t! t:3 revaT 41 ml-17111 'vL-S', ]IM-1'rom-LOMcm o!ri �T.�(- zzmosun., in -f e for I L-Dr-rid 'Use V11LI-IL'I"i -thc-: C'm T-, -ave Carkav-crztli, C,,`ocoa a a n Co- cot L (I tht--: "7 11 lias, 1- dovvs- a comipm-ii-risc,71 -r-T - f- o be mci-,Ie bttnvf��tv i7e tw ' is r;�--qul -Y, e ta, 1,-itlp dc%,,-, niucl com, L C i ty" clf Q-1 PL. - in 2005, tI i c C�-Ity of Cape had aiD-,D:ro-, a-vcloC3 COMMCIIT-Cla-1 propeot-N:', TZ"I -le"Car- the, C'tv hZid zi: pm;oIjI-m-I 3 , 11`h's c o a-D X", res P PC of 'Al 0 4 0 aiou, Ta te s t A p nW of -:�-Mnizmnerolail "an " -per sir z C 1 , I - t zisd de-velo-o- g - I S C'Vv" Economic Develop--Tnt-n- A �61 7 acres of 7"(300 pop-Li"atJon, C.0-MI M-E-T*C.IEj-, acres per -3,0100 pclople- 3, Cocoa Beacikl i a3 f r o m 1 '4 acres Com m- 'E excres T� i Li ri s t 1-1o, t el' NM o t 3 of 11 C4j 1 0 C -12,482 Populati A ion -256 12-:48 20,5,, CO-11-urkerciaj acrC.-S, per Loof,--) people. Pon has misit, under -ItOOO acres of I:a-n,,.d dIIIS%-i? g nzfted as C C) 711 i ITI e r c I -a r I C - Ct TrO Lic) has bet- !Lm erican plazil-11 g -?A Sk' --i Urban Gzz-owdli Ass- ociation: Plannin AdVISOI-, proNddes aci& 'onz�ij -f ; - OTI CCI-Tr-lm- CM lic-xi c rm � Ot tbe Feb I ss, u C of in d desm popu 198 Urbiemj. L.ar-lid bv D n-Li, Va, n Horn ixtised or, ;-q su-rvrev of lan C-L, se p atu- t e, n- s I rll 12-4 acres of com-Imercialij,- mlecii-Lim-Size cities s h o xv- e d an xver -atio ol TI-,- C C a�nwv era! has scolmf 1,000 populatioll- :11 L V 0 1 dt, V d P ei ti,,f-, 'mie* �V, a L 'Less., (&8 j�4k.c;re'S,�a" 1000 peop"e) oo--,,nmierci�?J land. I edium--8. ci tN- 11 1 rte - 4 a, c r e s 3, Cf 0 0 p e o p EP a s r e p r z i r1i the RA& If y oi--t have azt-tv q uestdoinp. P , ease do not hlesit- upite to contae,I r7r.�e at -10"',620, 8S- 80, 1 . _ . .,, 1.. ,._____.--,%._-_•:-.70°"I. -- ._ ' _ _ _. —-------— , . ,...._,....-i._,-. .• . 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