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HomeMy WebLinkAboutSeptember 22, 2010 - P & Z MinutesPLANNING & ZONING BOARD MEETING MINUTES SEPTEMBER 22, 2010 A Regular Meeting of the Planning & Zoning Board was held on September 22, 2010, at the City Canaveral Public Library, 201 Polk Avenue, Cape Canaveral, Florida. Lamar Russell, Chairperson, called the meeting to Order at 7:00 p.m. The Recording Secretary called the roll. MEMBERS PRESENT Lamar Russell Bea McNeely John Fredrickson Harry Pearson Donald Dunn John Johanson Ron Friedman OTHERS PRESENT Susan Chapman Kate Latorre Robert Hoog Barry Brown NEW BUSINESS Chairperson Vice Chairperson 1 st Alternate 2n Alternate Secretary Assistant City Attorney Council Member Planning & Development Director Approval of Meeting Minutes: August 25, 2010. Motion by Bea McNeely, seconded by Harry Pearson, to approve the meeting minutes of August 25, 2010. Motion carried unanimously. 1 Recommendation to City Council: Lot Split — Martin Marietta Materials, Inc., Randy May, Applicant. Barry Brown, Planning & Development Director, advised that the request was for a lot split of the Martin Marietta Materials property, formerly Ambassador Services. He showed an aerial view of the property, depicting the lot split area. He explained that earlier this year, Ambassador Services, Inc. was sold to Martin Marietta Materials, Inc. In an effort to expedite the sale, the property was sold in its entirety with the understanding that a portion of the property would be returned to Mr. May. He explained that the lot to be split was a previously platted and the newly created lot has access by a recorded easement to a public road. He was confident that the all easements were identified and reviewed by the City Engineer. He advised that City staff reviewed the application, all comments and code requirements had been met, and staff recommended approval. Mr. Brown noted that this was the first request for a lot split since the City adopted the new lot split ordinance. Chairperson Russell gave a brief overview of the lot split process. The Board members reviewed the submittal. Planning & Zoning Board Meeting Minutes September 22, 2010 Page 2 of 4 Discussion was held regarding a 10 ft. encroachment at the north east corner of the property by an adjacent building owned by Rinker Materials, Attorney Guy Neff, representing Randy May, Applicant, advised that the 10 ft. encroachment existed since his client originally considered purchasing the property several years ago. He advised that it did not affect the business operations. Mr. Brown advised that the existing development agreement needed to be amended to recognize this lot split and a resolution prepared prior to the lot split request being presented to City Council. Motion by Harry Pearson, seconded by Donald Dunn, to recommend approval of the lot split to City Council. Vote on the motion carried unanimously. 3. Recommendation to City Council: Proposed Assisted Living Facilities Ordinance. Barry Brown, Planning & Development Director, advised that this was a request to revise the City code to allow for assisted living facilities (ALF's). The applicant was the City Council. He explained that Danny Ringdahl, owner and developer of Puerto Del Rio condominiums, was considering construction of an ALF on the undeveloped portion of his property. He advised that the City code allowed for adult congregate living facilities, but only in R -1 Single Family Residential zoning district by special exception. This was to accommodate the care of a limited number of persons in a residential home. The City code does not address an ALF. He advised that staff considers an ALF an important and complementary use in the City and a needed housing option in the community. He pointed -out that the proposed ALF was appropriately located and an important economic development opportunity for the City. Accordingly, staff asked the P & Z Board to consider adding ALF's as an allowable use. On August 25, 2010, the Board discussed the appropriateness of allowing this use, and approved a motion recommending that the City Council direct staff to prepare an ordinance to allow ALF's. Subsequently, On September 7 ", the City Council considered the issue, along with the recommendation from the P & Z Board, and passed a motion directing staff to prepare an ordinance allowing ALF's. Mr. Brown advised that staff researched ordinances of other local governments and created a comparison matrix. He reported that most local governments allow for ALF's or adult congregate living facilities (ACLF's) as a special exception in multifamily and commercial zoning districts. The noted that the most common criteria included special parking requirements, minimum separation distance from other ALF's, and special setbacks. He advised that the separation requirements typically addressed facilities in residential neighborhoods and their purpose was to preclude too many facilities from being located in the same area. He noted that the City does not have a separation distance. He believed that distance separation should be considered for residential facilities, but was not necessary for large scale ALF's. He advised that special setbacks and buffering were typically location specific and could be addressed in the special exception. Design standards could be addressed in the special exception as well. Mr. Brown advised that Danny Ringdahl, property owner and developer of Puerto Del Rio, has met with City staff regarding developing an ALF immediately east of the Puerto Del Rio development. Mr. Brown proposed to the Board that there be one parking space per employee on the largest working shift, plus one parking space for every two units. Andre Anderson of Planning & Zoning Board Meeting Minutes September 22, 2010 Page 3 of 4 Planning Design Group provided a table comparing the impacts of an ALF to residential single family and a nursing home for water, sewer and traffic generation. He advised that the impact of an ALF would be less than that of a single family or nursing home. He noted that the proposed ALF unit was not a dwelling unit per the City code definition, because they did not have a kitchen facility in them. Therefore, there needed to be a conversion factor. Mr. Brown explained that a conversion factor should be used when calculating density because it was apparent, as well as supported by data, that the impact of an ALF was not nearly as great as a typical residential unit. He gave the example of a conversion formula for Mr. Ringdahl's property as follows: number of units per acre (R -3 equals 15), times 2.49 persons per household (2000 U.S. Census), times the proposed acreage (8 acres), equaled 299 beds or persons. Mr. Brown noted that both Jupiter and Apopka use the same conversion formula. Brief discussion followed. Mr. Ringdahl advised that he was proposing a five star ALF that would include: 248 rooms, with a one room concept. He noted that units would be either 400 sq. ft. or 700 sq. ft., with either a single or double bed, and a balcony. He advised that 159 parking spaces were allocated to the project. Andy Kirback, project engineer, advised that the proposed lot coverage was between 15 and 20 percent, the boundary setbacks were 25 ft. and the proposed project density was less than 15 units per acre. The Board members reviewed the proposed ordinance and held discussion regarding: preferring that the use be allowed by special exception; allowing the use in residential and /or commercial zoning districts; establishing minimum criteria for the following: parking, number of units, living area, buffering, screening, acreage, special setbacks, distance from like establishments, compatibility with surrounding property, unit size, evacuation plan, architectural review and design standards, lot coverage, and green space. During discussion, Barry Brown advised that he meets with developers of proposed projects, has the ability to negotiate, and sees that his concerns are addressed for buffering, screening, and setbacks. The Board concluded, by consensus, to direct staff to perform research and return with proposed minimum criteria for compatible appearance, setbacks, screening, parking, evacuation, unit area, number of units, and acreage. Barry Brown advised that the State already has minimum requirements for evacuation plans. He noted that the State and Brevard County reviews evacuation plans, so there was no need for the Board to involve itself in that. He advised that the City code already addresses architectural review through the Community Appearance Board. Lot coverage is also addressed in the R -3 zoning regulations. He requested that the Board focus on items that are particular to the City's situation, for example: requirement for a minimum number of units, setbacks, parking, and residential vs. commercial. He advised that the requested information will be provided for the next meeting. OPEN DISCUSSION Barry Brown advised that he handed -out a flyer regarding a chili cook -off at the City's Fall Festival on October 9 He challenged the Board members to enter the contest to represent the Board. Kate Latorre, Assistant City Attorney, introduced her colleague Kimberly Kopp to the Board. 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