HomeMy WebLinkAboutP & Z Feb. 9, 2011 Board PacketCALL TO ORDER:
CALL:
NEW BUSINESS:
City of
Cape
NING & ZONING BOARD MEETING
'E CANAVERAL PUBLIC LIBRARY
201 POLK AVENUE
FEBRUARY 9, 2011
7:00 P.M.
1. Approval of Meeting Minutes: November 10, 2010.
2. Recommendation to Board of Adjustment: Special Exception Request No.
11-01 to Allow On -Premise Consumption of Alcoholic Beverages in the C-
1 Zoning District at LaFiesta Mexican Restaurant, 7802 N. Atlantic
Avenue, Section 23, Township 24 South, Range 37 East, Block 25, Lot 9,
Avon by the Sea Subdivision — Alice Fusillo for Alice's Fiesta, Inc.,
Applicant.
OPEN DISCUSSION:
ADJOURNMENT:
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 purpose 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 may or may not participate in Board discussions
held at this public meeting. Persons with disabilities needing assistance to participate in any of
these proceedings should contact the City Clerk's office at 868-1221, 48 hours in advance of
the meeting.
7510 N. Atlantic Avenue o Post Office Box 326 ® Cape Canaveral, FL .32920-0326
Tolephnne: (321) 868-1222 ® Fax: (321) 868-1247
�Aww.myflorida.comkapc ® email: ccapecanavera1@efl.rr.enm
Date: February 4, 2011
To: Planning and Zoning Board members
From: Barry Brown, Planning and Development Director
RE: February 9, 2011 P&Z Board Meeting
There is one action item on the agenda for this meeting. The owner of LaFiesta
Mexican Restaurant wants to serve liquor in addition to wine and beer. The current
Special Exception allows for wine and beer only, therefore, Ms. Fusillo is requesting
another Special Exception that would include on premise consumption of liquor.
Please see the email from John Johanson, he will no longer be attending P&Z Board
meetings. A letter thanking him for his service has been sent from the City Clerk's
office.
Also, see the article from Planning magazine that tells of Sarasota's analysis of the
fiscal impacts of mixed use development.
Stay informed about City activities by reading the Weekly Update prepared by Staff and
posted to the homepage of the City website each Friday.
If you have question or comment, call me at 868-1206 or email
B.Brown(b�cit vofcap--catiaveral.ora.
PLANNING & ZONING BOARD
MEETING MINUTES
NOVEMBER 10, 2010
A Regular Meeting of the Planning & Zoning Board was held on November 10, 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.
IL1:4kyj1 amsWm y
Lamar Russell
Bea McNeely
John Fredrickson
Harry Pearson
Donald Dunn
John Johanson
Ron Friedman
OTHERS PRESENT
Susan Chapman
Kate Latorre
Barry Brown
NEW BUSINESS
Chairperson
Vice Chairperson
1 s` Alternate
2nd Alternate
Secretary
Assistant City Attorney
Planning & Development Director
Approval of Meeting Minutes: October 13, 2010.
Motion by Harry Pearson, seconded by Bea McNeely, to approve the meeting minutes of
October 13, 2010. Motion carried unanimously.
2. Recommendation to City Council: Proposed Ordinance Amending Chapter 94,
Signs, Related to Historical Markers.
Mr. Brown advised that the City was pursuing a historical marker program; Ray Osborne,
City Historian, was heading -up the effort; the City will need to revise its sign code to
allow for historical markers. Mrs. Latorre noted that the City Council would establish a
uniform standard type marker, and exempt them from permitting. Brief discussion
followed.
Motion by Donald Dunn, seconded by Harry Pearson to recommend the proposed
ordinance be enacted. Vote on the motion carried unanimously.
OPEN DISCUSSION
Mr. Brown gave an update regarding the item that was removed from tonight's agenda.
He advised that review comments remained to be satisfactorily addressed prior to
consideration by the Board.
Planning & Zoning Board
Meeting Minutes
November 10, 2010
Page 2of2
Motion by Harry Pearson, seconded by Donald Dunn to adjourn the meeting at 7:18 p.m.
Approved on this day of , 2010.
Lamar Russell, Chairperson
Susan L. Chapman, Secretary
0%."Nty of Cape Canaveral, Florida
Planning &Zoning Board
February 9, 2011
Request: For a Special Exception to allow for the on premise consumption of alcoholic
beverages to include full liquor service per Sec 110-171(a). The property currently has
a special exception that allows for the sale of beer and wine only.
Applicant: Alice Fusillo of Alice's Fiesta, Inc.
off-TTITIRMT, M-11
Subject property: 7802 N. Atlantic Avenue
Surrounding zoning:
North — C-1, Commercial
East — C-1, Commercial
South — C-1, Commercial
West—C-1, Commercial
Surrounding uses:
North — Cape Laundry and Kennedy's Lamp Post Tavern
East — Dotty's Bar
South — Circle K
West — Wachovia Bank
Summary
Alice Fusillo, owner of the LaFiesta Mexican Restaurant, wants to provide full liquor
service to her patrons. The property currently has a Special Exception for beer and
wine only, therefore, Ms. Fusillo is requesting another Special Exception that will allow
her to serve liquor as well as beer and wine.
Our code calls for a minimum separation of 2000 ft. between establishments that serve
alcohol with certain exceptions, one being restaurants that have a minimum of 150
seats. LaFiesta qualifies as an exception to the separation requirement, as there is
seating for 150 persons (see attached floor plan). The restaurant also meets the code
requirement to be located at least 300 ft. from churches, schools, and playgrounds.
Required parking per code is not provided on-site, however, our code allows for parking
to be provided off-site within 500 ft. of the subject property. Enclosed is a parking
agreement for the use of spaces at the Wachovia Bank.
All special exception recommendations and final decisions shall be based on the following
criteria to the extent applicable:
Land Use and Zoning
Is the requested SE consistent with the intent of the Comprehensive Plan?
Yes, C-1 Commercial land use classification allows for restaurant uses.
Is the requested SE consistent with the intent of the zoning district in which it is sought?
xr/ces, restautrants a1tv re 1- -4
U".�Vs III k_-1
Will the SE meet all the requirements of the zoning district in which the request is to be
located, such as: lot requirements, building setbacks, lot coverage, height, buffers, off-
street parking, signs, storage, landscaping, etc.? Parking per the code is not provided on-
site, however, a parking agreement has been obtained that provides required parking within 500
ft. of the restaurant.
JM7 MPT
playground? No.
Is the establishment within 300 ft. of the mean high water line of the Atlantic Ocean or of
the Banana River? No.
Is the proposed special exception compatible and harmonious with properties and uses
in the surrounding area? Explain why. Yes. The restaurant is an established use, currently
serving beer and wine, and is compatible with the surrounding area.
Will the scale and intensity of the proposed special exception be compatible and
harmonious with adjacent land uses? Yes, as it is currently.
Will the traffic generated, volume and type, adversely impact land use activities in the
immediate vicinity? No.
Will the proposed special exception create any adverse impacts to other properties in the
surrounding area? Address the creation of noise, light, vibration, odor, stormwater
runoff, or other offsite impacts that would not have been created had the property been
developed as a principle use? No, this request does not change the nature of the current
operation,
1A1111 'Ll- -e adequate screening, buffers, landscaping, open space, off-street parking,
VVIII treats be U I L) I
other similar site improvements to mitigate any adverse impacts of the SE? There is
adequate screening and buffering. Off-street parking will need to be addressed per code, but
actual impact of additional seating can be handled on site.
Will the size and shape of the site, the proposed access, internal circulation, and design
enhancements be adequate to accommodate the proposed scale and intensity of the SE
requested? Yes.
Are signs and exterior lighting designed and located so as to promote traffic safety and
to minimize any undue glare or incompatibility with adjoining properties? Yes.
What are the hours of operation and how will they impact surrounding properties? No
additional impact.
a
Are there adequate off-street parking and loading areas? The code calls for 50 parking
spaces, one for each three seats, but only 34 parking spaces are provided on site. While the
number of parking spaces required by code are not provided on site, in practice, adequate
parking is currently available. Granting of the Special Exception is not likely to significantly
increase demand for parking, however, it may result in higher profit margin per customer visit.
The remaining 14 parking spaces required by code are provided off-site by a parking agreement
with Wachovia Bank.
Is there adequate ingress and egress, with particular reference to auto and pedestrian
safety and convenience, traffic flow, and emergency access?
Yes.
What type and how much traffic will the SE generate? Same type of traffic. There may be a
small increase in traffic, but this has not been quantified.
adequatePublic Services
Are there
Will the proposed special exception create any unusual demand for police, fire, or
emergency services? No.
Will the proposed ..Exception
waterways,including water, sewer, surface water management, parks and recreation, streets, public
transportation, marina and -.-
adequateIs there - dumpster properly located
screened? Yes.
3
Uill the proposed SE have an adverse impact on the natural environment, including air,
water, and noise pollution, vegetation, wildlife, open space, noxious and desirable
vegetation, and flood hazards? No.
Will the proposed SE have an adverse impact on historic, scenic, and cultural resources,
including views and vistas, and loss or degradation of cultural and historic resources.
No.
777r. -I
conditions, including a variety of housing unit types and prices, and neighborhood
quality. No. I
Staff Recommendation to the Planning and Zoning Board
LaFiesta Mexican Restaurant meets code requirements for seating, parking, and
minimum distances from churches, schools, and playgrounds. This request merely
allows for liquor service in addition to the already permitted wine and beer service. Staff
does not anticipate any conflicts with surrounding uses and therefore supports the
requested special exception and recommends approval.
11
City of Cape Canaveral
Building Department
(Please Print Legibly or Type)
DATE FILED ILLID FEE PAIDPAPO,X
DEPOSITJ4MP
R ECV'D BY: ($250.00 Filing pee is non-refundable)
NATURE OF REQUEST p'
Speci I Exception is for what purpose (Brief Description)`"°-.°
Address of request (ifplicable) 150a M � a, I
1 CI i c, „�' 9 �d� � � 3
Legal Description: t M , Parcel Mas, 0,V
` Subdv `
SecE on e'
_�g
STATEMENT OF FACT: State of Florida, County of Brevard;
being duly sworn, depose and say that:
I am the property owner.
am the owner(s) designated agent. (notarized authorization required)
Owner(s) Narne(s): !�
A d dress: ot� 15 .1� a
1 Horne PhoneJ�
Applicant(s) Names(s): + t 16--5
Address:_ 3 L C-J%d:a���. ",cs
1 Horne Phone �M Work Phone 7 =fes
I
_ '✓ s c.: Vf • Pb Y� l�
All information, es and data contained and made part of this request, are f /hhhonest
and true to the o my knowled e d belief.
Signature of cant
i2=
d before me on tt�is21—+ d� o� ���� Dnp
a SUSAN L. CHIPMAN I �''{ �J b
_ Y COMMISSION # DD856332 ,�l" ( 1��
Notary Public, State of Florida EXPIRES: Maroh23, 2013
1 -8110.3 -NOTARY FI. Notary Discount Assoc. Co.�,
The completed request form and the $250 filing fee
Variances, Rezoning and Special Excemust be filed as folIors: Requests for
dons (Except Telecommunication Towers), require a
minimum of thirty (30) days prior to the next regularly scheduled Planning & Zoning Board
Meeting; Request for Tel ecomrnunications Towers, require a minimum of six 60 da
ys prior
to the Planning & Zoning Board meeting. The Board of Adjustment meeting vilI be set after
the request is heard by the Planning & Zoning Boards (A deposit may be required per Section
TIG -92)
Cis -Eine 0 Citi
City.of Cape Canaveral, (�
APPLICATION FOR SPECIAL EXCEPTION
This application must be legibly completed and returned, with all enclosures
referred to therein, to the Building Department, a minimum of Thirty (30) days
(sixty (60) days for Telecommunications Towers) prior to the next regularly
scheduled meeting in order to be processed for consideration by the Planning &
Zoning Board for study and recommendation to the Board of Adjustment. The
owner or a owner representative are required to attend the meetings and will be
notified by the board secretary of the date and time of the meetings. The
Planning & Zoning Board holds regular meetings on the 2nd and 4f Wednesdays
of every month at 7:30 p.m. in the City Hall Annex, 111 Polk Avenue, Cape
Canaveral, Florida. ALL OF THE FOLLOWING INFORMATION MUST BE
SUPPLIED PRIOR TO PROCESSING THE APPLICATION. If y. ou have any
-- - - --- questions, please contact the Building Department at (321) 868-1222.
1. NAME OF APPLICANTS)
A('o
a
ADDRESS if assi ed QQ r4k aftTl (I � ! /
( )� C _� ;�tq�)ctGf �5
PHONE 43) ( 763-75 y FAX #3'-1 d3`l) -3 "- l�1
E-MAIL b-4 i cc;�"u.� r c ibJs o'A
2. COMPLETE LEGAL DESCRIPTION OF PROPERTY:'x
LOA- I 0-i i ' BLOCK: - ' SUBDIVISION: au -n
PARCEL: ` )`�`r `AS— L( -I ta0DDoct. 00
SIZE OF SUB ECT PROPERTY IN ACRES: LI3
SECTION:
TOS SHIM ) �• RANGE 3�" EDESCRIPTION:Iia,-r
3. ORDINANCES SECTION UNDER
SOUGHT
(EXAMPLE, ARTICLE X, SECTION 2
WHICH SPECIAL EXCEPTION IS
IL's //0- /`7/
4. COMPLETE THE ATTACHED WORKSHEET IN FULL. (INCOMPLETE
APPLICATIONS MAY RESULT IN DENIAL OF REQUEST)
5. PRESENT ZONING CLASSIFICATION: (EXAMPLC-1 C-2, R-1, R-2, M-1
ETC.)
6. PROVIDE THIRTEEN (13) COPIES OF SITE PLAN OR APPROPRIATE
DRAWING(S) SHOWING THE FOLLOWING WHERE APPLICABLE:
(a) Adequate ingress and ess may :e obtained to and from the property,
with particular referent to tomotive and pedestrian safety and
ConVeniPnCP firaffir flow an nnfSol and emergency access in case of fire
or medical emergency.
GeneralPower Attorney
TO ALL PERSONS, be it known that I, Vincent Keenan of 516 Barrello Lane, Cocoa
Beach, Fl. 32931 the undersigned Principal, do hereby make and grant a general power of
attorney to Alice Fusillo, of La Fiesta, Inc. and do thereupon constitute and appoint said
individual as my attorney-in-fact/agent.
If my Agent is unable to serve for any reason, I designate Nestor Martinez of La Fiesta,
Inc. as my successor Agent.
My attorney-in-fact/agent shall act in my name, place and stead in any way, which I
myself could do, if I were personally present, with respect to the following matters, to the
extent that I am permitted by law to act through and agent.
I, Vincent Keenan, owner of the land and building located at 7802 N. Atlantic Avenue,
Cape Canaveral, Fl. 32920, allow the lessee of the above premises to obtain a special
exception to sell alcohol (4 COP) products for the benefit of the business.
My attorney-in-fact/agent hereby accepts this appointment subject to its terms and agrees
to act and perform is said fiduciary capacity consistent with my best interests as he/she in
his/her best discretion deems advisable, and I affirm and ratify all acts so undertaken.
TO INDUCE ANY THIRD PARTY TO ACT HEREUNDER, I HEREBY AGREE
THAT ANY THIRD PARTY RECEIVING A DULY EXECUTED COPY OR
FACSIMILE OF THIS INSTRUMENT MAY ACT HEREUNDER, AND THAT
REVOCATION OR TERMINATION HEREOF SHALL BE INEFFECTIVE AS TO
SUCH THIRD PARTY UNLESS AND UNTIL ACTUAL NOTICE OR KNOWLEDGE
OF SUCH REVOCATION AND TERMINATION SHALL HAVE BEEN RECEIVED
BY SUCH THIRD PARTY, AND I FOR MYSELF AND FOR MY HEIRS,
EXECUTORS, LEGAL REPRESENTATIVES AND ASSIGNS, HEREBY AGREE TO
INDEMNIFY AND HOLD HARMLESS ANY SUCH THIRD PARTY FROM AND
AGAINST ANY AND ALL CLAIMS THAT MAY ARISE AGAINST SUCH THIRD
PARTY BY REASON OF SUCH THIRD PARTY HAVING RELIED ON THE
PROVISIONS OF THIS INSTRUMENT.
Signed under this seal 7 day of October, 2010.
Signthe presence of:
itness zl--\
Witness
State of
County of
Onbefore m
Appeared 6-6
Attorney-in-fact/Agent
w# to me (or proved to
so
me on the basis of satisfactory evidence) to be the pern w ose name is subscribed
to be within instrument and acknowledged to me that he/she is so. They executed
the same in his/her authorized capacity, and that by his/her signature on the
instrument the person, or the entity upon behalf of which the person acted, executed
the instrument.
WITNESS my hand and official seal.
Signature:
X�2
LINDA MCD€3LE
KEE
Public - State of Floridam.
Expires Jul 16, 2012mission # DD 806498
�IOCIIOWc 2,1,1,4- ) w - A .
locatedat TM worth AflIf C A�t
021co-evtvofaj, wifl provide La Fiesta Mexican
I
Ashley Huxtable
Store Manager
Cape Canaveral Store
801 North Atlantic Avenue
20112-010
A Wells Fargo Cape Canaveral, Fl 32920
Company Tel 32 i 639-5242, Fax 321 639-5243
2A HO L Service .800-WACHOVIA (800922-46841
Sincerely,
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SARASOTA COUNTY, like many other
Florida counties, saw a huge wave of sub-
urban development in the boom years from
1995 to 2007. During that time, more than
31,000 acres of land within the county and
its incorporated municipalities came under
development. Responding to state growth
management policies and seeking to dis-
courage future sprawl, county officials en-
acted an urban services boundary in 1997.
Its propose was to channel future growth
into areas where the county was planning
to provide urban services and infrastructure.
A citizen -led initiative in 2008 strengthened
the growth limit, requiring a uuanunous
vote of the county commission to enlarge
the land area within it.
Whale the boundary now constrains
the county's supply of developable land, the
three home -rule cities in the county—Ven-
ice, North Port, and Sarasota—can still an-
nex into unincorporated county lands inside
the urban services boundary. Given such
limits on its supply of developable land, and
possible losses due to annexation, Sarasota
County is concerned that future property tax
revenues could be squeezed. The county's
current revenue has already taken a major hit
in the post -boom economy.
The shortfall results mostly from lower
property assessments tied to falling real es-
tate prices, coupled with and exacervbated by
a slowdown of population growth. A further
impact on local revenue collections is the loss
of fee income due to a downturn in new con-
struction: Residential permitting activity in
Sarasota County has gone from more than
2,300 newly platted lots in 2005 to under
90 in 2009. Commercial development has
followed a similar pattern: There were 110
projects in 2005 and fewer than 30 in 2009.
With such threats to its future revenue
base, county staffers have started to rethink
their approach to community building. "We
26 1 Planning December 2010
mixed use
development
yields the
most property
0
need a better understanding of where our
revenues are coining from," said Sarasota
County Administrator Jim Ley last year.
With regard to creating new sources of rev-
enue, he added, "we need to start thinking
more like a city."
Responding to Ley's directive, county
Planners came up with an idea. When re-
searching new approaches for a compre-
hensive plan update, they found a unique
tax revenue analysis of the Asheville, North
Carolina, area. The analysis, prepared by Joe
M.inicozzi of Public Interest Projects, in-
cluded a "revenue profile" that compared tax
revenues generated by a range of building
types in different locations around the city.
What made that analysis different from
more conventional studies was that the fig-
ures were calculated on a per acre basis rather
than the more typical per lot; per unit, or per
household basis. Although unusual, this ap-
proach clearly showed a much greater return
from some types of development—mostly
close -in, mixed use properties, both old and
new --over more conventional, single -use
suburban offerings.
Seeing the dramatic results for Asheville,
Sarasota County staff asked Public Interest
Projects to compile a similar profile for the
Sarasota region. That work is the primary
focus of this article.
The data highlighted in the profile is
straightforward—it's the amount of county
property tax paid by the owners of each of
the profiled properties (information that is
readily obtainable from the local tax asses-
sor). The taxes are then divided into the land
area occupied by each property to obtain a
tax per acre figure. The complete revenue
profile thus provides an apples -to -apples
comparison of the property tax yield for
each development type.
While the revenue analysis may be
straightforward, the cost analysis is not. That
is because municipal services are provided,
charged for, and accessed in ways that differ
greatly from place to place.
Still, common sense suggests that some
of the biggest public costs will be lower in
downtown areas. Funding public schools
is generally cheaper there because, in most
U.S. regions, families with children tend to
live in more suburban areas. Among fami-
lies who do live downtown, many will opt to
place their children in private schools. Water
use, too, is likely to be lower in more urban
areas because yards are relatively small if
they exist at all.
The county's revenue profile
Looking at the top bar of Sarasota's revenue
profile (in the graphic above), one sees that
owners of single-family homes in the unin-
County Single -Family"
County Multi -Family'
City Single -Family'
Walmart
Supercenter
Westfield Sarasota
Square Mall
Sarasota Crossings
Burger King at 1-75
Westfield
Southgate Mall
33 South Palm
Avenue
Orange Blossom
Tower
1350 Main Street
$0 $250,000 $500,000 $750,000 $1,000,000 $1,250,000 g,
Resltlential Commercial Mixed -Use
corporated county pay, on average, ahnost
$3,700 per acre a year in property taxes. Mul-
tifamily developments (such as apartments or
condominiums) are typically assessed at more
than double that amount, yielding about
$7,800 in property taxes on a per acre basis.
Within the city of Sarasota, single-family
home owners amlually pay $8,211 per acre,
on average, in county taxes alone.
Looking at commercial development
(die red bars in the graphic), one sees that
the county's new 21 -acre Walmart Su-
percenter annually pays only $163 more
in property taxes per year, on a per acre
basis, than the average single-family home
in the city of Sarasota. Walmart's tax bill of
$8,37} per acre seems low, especially given
the controversy that such big -box projects
generate when they come before review-
ing bodies.
Southgate, an established shopping
mall anchored by Macy's, Dillards, and
Saks Fifth Avenue, suggests a different
story. The 32 -acre property, which is lo-
cated within. the city of Sarasota, brings in
more than two and one-half times the tax
revenue of the big box center, or $21,752
per acre. The difference can be attrib-
uted to a more central location, a better
standard of construction, and the higher
merchandise price point set by upscale
anchor merchants (the latter translating
into higher rents per square foot, and thus
higher property valuations).
A first-tier regional shopping center like
Southgate may be the best revenue genera-
tor that many counties can ever hope to at-
tain. That is why local governments try so
hard to woo prestigious national merchants
like Macy's or Nordstrom (the ultimate
prize). But it's an achievable goal only if the
locality has the demographic makeup to at-
tract such merchants.
'fixed use: changing the game
Mixed use properties (shown in the green
bars at the bottom of the profile) perform
dramatically better even than Southgate,
the strongest mall in the county, when it
comes to generating property tax revenue.
'Average values Per Board of ^'s
Take these examples, all of them located at
or near one intersection in downtown Sara-
sota, just a few blocks in from the bay:
® 33 South Palm Avenue, a two-story
building dating from the 1920s, was origi-
nally part of a larger hotel complex. Its first
floor is a retail store; the second floor is
zoned for offices. The structure currently
generates more than $90,000 in county
property taxes per year, calculated on a per
acre basis.
® The 10 -story Orange Blossom `lower
was built in 1926 as the American National
Bank Building. Lithe 1930s,itwasconverted
to a hotel and later became a retirement res-
idence. "Today, the structure houses condo-
rniniums, second -floor offices, and -round
floor retail. It brings in nearly $800,000 in
county property taxes per acre.
0 1350 Main Street generates more
taxes than any other building in the profile.
Its arcaded ground floor houses a bank and
other retail uses; condominiums occupy die
upper floors. Although some units have h,va-
ter views, the building's principal attraction
American Planning Association 1 27
What the Numbers Shaw
Our firin has created a computer model that shows
that caprtal invested in high density projects cats
produce ,a higher rate of return than lower- density
protects, including the big (x» stores that so srraary
communities may mistakenly cover'Fhe key is to
look at municipal revenuc s generated per acre by a
VM icty of hind uses, including Single-family housing,
a typical suburbatr mall, at:d .a more cotrrplex tttixed
use property.
()fit- 2006 study of Buncombe Count, North
Carolina, broke down the couritY property mx yield
ofAshevilre.-aarea properties on a per acre basis. We
I'Mind that the average acre ofsngle family housing
in the county conttibuFed arbout $1,236 in property
tax while, the <ivcnikye acre of housing within the,
;Asheville city hraatts contributed S1,71ruThe findings
for downtown Asheville were far more dramatics An
avc rage six -story mixed use project yielded $250,125
per acre.. Thm's about :3I times the property t aax yield
of the Asheville Niall, which is .also within the city
limits bot produced just .`f 7,995 in county taxes per
arcrc. Even after big box retail taxes were added to the
study, the combined big box property and retail tdx
yields a total of about $51,000 per acre.
Results were similar in Ssar<asota, where sec found
that 3J4 acres of mixed use downtown development
Yielded 83 times more annual county property taxes
than n suburban 30.6 -acre, 357 -unit garden -style
apartment project. Further, the multifamily resi-
dential public infrastructure costs downtown were
only 57 percent of the sulau; lata pi ojc ct, while the;
teVenzies INCFC 1+30 percent greater, A difference €>f'
$1.9 million a year versus `f;239,000 a year. And it
took the orlian projcc°t just thr ce- years to lm).- for tlae
,iafaastru turc versus the 42 years Ii,r the suburb -an
project,
In sunt, the urbso forin Consunaeal Icss land, cost
less to provide public infrastructure, and had .a higher
tax return.
Joe
(o �i,i9l,N tv .r.t,')Ili ._nr<t''� Y1 ifir,`i
p istrr k, No, €i) z' 1, ;i),;
County residential — $1,236*
City residential — $1,716*
City commercial — $2,406*
1-2 story office buildings --- $7,059
Asheville Miall -- $7,995
4 -story apartments — $18,109
4 -story mixed-use condos -- $44,887
6 -story mixed-use condos -- $250;125
`Average values as per Board of Realtor,
Planning Deiemhoi )Ol O
Houses in the city of
Sarasota generate, on
average, $8,211 per
acre per year in county
property taxes. The new
Walmart Supercenter
in the unincorporated
county (above, right)
generates just $163
more. This specific
house, in a close -in Sara-
sota neighborhood, pays
$35,067. That amount
is more than four times
what the Supercenter
pays annually per acre in
property taxes.
is the vibrant nearby street life that emerged
after streetscape improvements were made
in the early 1990s.
Although the building occupies just over
two-thirds of an acre, it generated nearly
$1.01 million .in combined city and county
taxes in 2008. Extrapolating this earning
power to a full -acre site, the same kind of
building would generate $1.2 million in
county taxes alone. On a per acre basis,
1350 Main brings in 142 times more rev-
enue than the new Walmart Supercenter.
It would take both that development and
Southgate, together occupying 55 acres, to
match the property tax contribution of 13 50
Main, which sits on just 0.68 of an acre.
The most obvious lesson from Sarasota's
revenue profile is that compact mixed use
developments in urbanized areas generate
property tax revenue at a much higher rate
than do single -use developments in more
suburban locations.
Skeptics are sure to ask: What about
sales taxes? It's true that a large, high-vol-
aune retailer can make a significant financial
contribution to a town or city. That's why
so much effort is made to lure a produc-
tive retailer across municipal boundaries
and why local governments focus so much
on fiscal zoning. But at the regional scale,
this becomes a zero-sum game. Consider:
Sarasota County's total retail sales bring in
$60 million to $70 )million a year in sales tax
revenue. Barring a huge influx of wealthy
residents who decide to make most or all of
their purchases locally, that number is un-
likely to change.
If enhancing revenue is the goal, munici-
palities are far better off with compact de-
velopment that generates higher property
taxes. A grouping of 70 buildings like 1350
Main Street (a gridded cluster measuring
seven rows wide by 10 deep) would bring in
as much revenue as all of the sales tax cur-
rently collected in the entire county.
A quick calculation suggests that such a
cluster could easily fit in an area of about 100
acres, including the land needed for streets,
alleys, and a small public square or two. (By
comparison, Sarasota's existing downtown
is about 700 acres.) True, a large volume
of new construction in a confined area is
unlikely to happen in Sarasota County, or
even the city of Sarasota. Nor is it being
recommended here. But the notion pro-
vides a useful point of comparison between
two important revenue sources—sales tax
and property tax—that are available to local
goverment.
With a new generation of smart growth
development showing that greater density
can be packaged in a physical form that is
compelling to a wide range of citizens, and
the fiscal information that can be gleaned
from a community's revenue profile, long-
time opponents of infill development may
now be persuaded to consider a different, and
potentially more cost-effective, approach to
community building. With enough citizen
buy -in, compact, walkable "smart growth
districts" could be infinitely replicable, even
in a suburban county such as Sarasota. En-
abling them would be a far more viable strat-
egy for increasing the county's revenue base
than trying to squeeze more sales tax dollars
from existing local residents, many of whom
now live on fixed incomes.
Such compact development would also
mean a more rapid payback on public invest-
ment. Comparing the return from a two -
and three-story garden apartment complex
near Interstate 75 (357 housing units on
just over 30 acres) with 1350 Main Street
and two other adjacent downtown build-
ings (a total of 197 utiits on 1.9 acres), one
sees that residential units in the suburban
development will take 42 years to pay back
the county's infrastructure outlay, versus
just three years for units in the downtown
building. (Revenue from the commercial
portions of the downtown properties was
excluded to keep this an apples -to -apples
comparison.)
The rapid payback is due to the fact
that taller, more compact buildings require
less of the horizontal infrastructure (roads,
water, and sewer lines) that government
typically pays for. Vertical infrastructure
(elevators, stair towers, conduit, and struc-
tural steel), by contrast, are paid for by the
builder or developer. Thus, the more that
government can induce the private sector to
spend on a given parcel of land, the more it
stands to gain long-term, when the develop-
ment is complete and higher property taxes
begin to flow in.
Indeed, governments have always en-
couraged such private sector investment
with expenditures and actions of their own,
ranging from the subdivision of land into
salable parcels to the provision of public im-
provements such as streets, parks, and utili-
ties. Citing earlier development models that
may have been more economically viable,
County Administrator Jim Ley remarked:
"Observation points out just how far we've
traveled from the basic understanding
about what it takes to build a financially
sustainable commmnity--that denser urban
centers produce the community wealth that
sustains the less dense areas."
As municipalities become more proac-
tive in evaluating competing development
models and driving toward the models
that best meet their objectives in multiple
realms—quality of life, quality of place, and
economic sustainability—one can expect
that tools such as the revenue profile will
become an increasingly important part of
the community decision-making process.
°3 Peter Katz is Sarasota County's director of Smart
Growth/urban Planning. He is the author of
The New Urbanism: Toward on Architecture of
Community (McGraw-Hill, 1993).
American Planning Association 1 29
Barry Brown
From: David Greene
Sent: Wednesday, December 15, 2010 8:26 AM
To: Barry Brown; Todd Morley; Mia Goforth
Subject: FW: Planning & Zoning Board
Attachments: image001.gif
All,
FYI. David
David L. Greene
City Manager
City of Cape Canaveral
P.O. Box 326
Cape Canaveral, FL 32920
WNAfW.gi�tqfcq ecartaveral.oi
Office Phone: 321-868-1230
Office Fax: 321-868-1224
From: john johanson [mailto:john3818r@yahoo.com]
Sent: Tuesday, December 14, 2010 8:50 PM
To: David Greene
Cc: Angela Apperson
Subject: Planning & Zoning Board
City of Cape Canaveral
12/14/2010
I will no longer be attending the City's Planning & Zoning meetings as a board member.
Thanks for the experience.
John Johanson
i-ja:}rlel la has a very lbtad punliK- , ecor !avj, .As rest amy vant Ue ',n c mn,,, Cl cabon eaed or recei
crlved by thia Cily oA Cape Canaverd-1 officials amid ernpioye-es vviil
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