DEPARTMENT OF DEVELOPMENT SERVICES PLANNING BOARD BRIEFING For Meeting Scheduled for January 5, 2009 Agenda Item B2

Transcription

1 DEPARTMENT OF DEVELOPMENT SERVICES PLANNING BOARD BRIEFING For Meeting Scheduled for January 5, 2009 Agenda Item B2 REQUEST: Cocoa Beach Community Church Site Plan/Architectural Review Downtown Overlay District/The Southern Entry Area, 126 South Atlantic Avenue CASE: Date of Briefing: March 31, 2010 Report Preparation Drafted: Reviewed by: Comments by: Daniel Connor, AICP, City Planner Anthony Caravella, AICP, Director of Development Services Steve Lewandowski, Utilities Ed Slaughter, Public Works Mark Amaral, Fire Steve Miller, Chief Building Official Owner/Agent: Project/Location: Cocoa Beach Community Church, Owner/ Morgan & Associates, Inc., Agent Chapel Expansion, Covered Walkway Sunland General Contractors, Agent Thrift Store, Enclose Carport Cocoa Beach Community Church/126 South Atlantic Avenue Area: 1.72 acres + Land Use/Zoning: General Commercial/CN Neighborhood Commercial zoning district Request: Request for commercial site plan approval in the Downtown Overlay District, and authorize chapel expansion and conversion from carport to retail storage area A. Project Information The subject property ( Property ) lies in the CN Neighborhood Commercial zoning district at 126 South Atlantic Avenue, within the Downtown Overlay District (DOD) Southern Entry Area. A place of worship, with accessory uses (chapel, thrift store) exists. With this application, the applicant is proposing: (1) Add approximately 900 square feet to chapel chancel area. (2) Install new covered, internal campus sidewalk. (3) Enclose the thrift store carport, creating more retail storage space. (4) Other associated site improvements (stormwater, dumpster facility) are planned. K:\userdata\SHARED\Building Department\CASES\2010\2010March\ Cocoa Beach Community Church 126 S Atlantic Ave\PBStaff Cocoa Beach Community Church Site Plan ( ).doc

2 The Cocoa Beach Community Church is the oldest place of worship in the City of Cocoa Beach (established 1942). For the land use place of worship, the size or intensity of the land use is commonly related to the number of seating places in the sanctuary, or the number of students in the school, if one exists. In this instance, no accessory school exists. The size (number of seats) of the place of worship is not identified with this application, though the Applicant writes that no additional seating is planned. There are no setback, height, or lot coverage issues with any of the proposed improvements. Procedurally, the Owner filed two different applications for different portions of the project, as follows: Chapel expansion, covered walkway: Morgan & Associates, Inc.; Agent Thrift store, enclose carport: Sunland General Contractors; Agent [Building Permit Application # ] The Board may choose to review and recommend approval on both sets of plans for construction, or only one at a time, at the pleasure of the Board. At the end of the briefing paper, the staff offers individual conditions of approval for each aspect of the project improvement. B. Downtown Overlay District The proposed improvements include chapel expansion and conversion from carport to retail storage area. Both of these improvements are illustrated on the overall site plan. In addition to the site development plan, the building design and architectural plans must be reviewed by the Planning Board and City Commission in accordance with provisions of LDC Section 3-14 (Downtown Overlay District). C. Staff Review and Recommendation The Board must review if the proposed architectural design meets the requirements of the architectural guidelines established under Section 3-14H. The architectural guidelines regulations read: 1. Applicants must submit architectural plans in addition to a site development plan, with such architectural plans addressing: a. Style of building b. Shape/Form of building c. Height of building d. Roof type including pitch e. Scale of the proposed structure relative to other buildings and structures in the area of the proposed building f. Repetition of openings (windows and doors) g. Type of building material and color of the proposed building The architectural features and design of the proposed building or structure must be compatible with the surrounding area and with other buildings and structures in the area of the proposed building. 2. All architectural plans must be designed in accordance with the above criteria that conforms to the pattern of existing development in the area of the proposed buildings. City staff will provide guidance to the developer as to which building design should be a basis for the proposed building, and is authorized to employ an architect with historic preservation experience and credentials to render professional opinion and recommendations on the application and conformance with the criteria and guidelines set forth above

3 The planned site improvements, church addition, and thrift store modification/addition appear to be consistent with existing structures on the Property, and not inconsistent with abutting properties. The building improvements appear to be generally compliant with the guidelines set forth in LDC Section 3-14H. Therefore, staff does not identify any substantive issues with the improvements, and recommends that the Board and City Commission accept the architectural design. D. Planning Board Review and Recommendation The Planning Board s recommendation may lead to the Commission approving or denying the design based on the following from LDC Section 3-14H: 3. Approval of any site development plan and architectural plans submitted for development may be denied by the City Commission if it is found such architectural design is not consistent with the existing pattern of development in the Interim Downtown Overlay District or does not meet the findings, intent, purpose, and objectives of this section. Per LDC Section 3-14, Downtown Overlay District, any land owner applying for a permit to construct a new building, or renovate, redevelop, revitalize or reuse an existing commercial or multifamily building is required to seek recommendation by the Planning Board, and be granted approval by the City Commission. In this location, in the CN zoning district/southern Entry Area, approval may be granted after the Applicant demonstrates and the Planning Board finds that: 1. The proposed construction promotes and protects the unique character and historic significance of the Downtown Overlay District. 2. Compliance with General Development Guidelines for the Downtown Overlay District, Development Requirements and Architectural Guidelines for the Southern Entry Area. With respect to Cocoa Beach Community Church site improvements, staff recommends approval, with conditions, of the site plan and architectural plans for the chapel expansion, covered walkway and for the thrift store modification which would enclose the existing carport. In addition, it is recommended the Board find the project consistent with the comprehensive plan. After Planning Board review, the Board s recommendations will be presented to the City Commission. If the Planning Board decides to recommend approval, the following conditions are recommended: Chapel Expansion, Covered Walkway 1. Request for Cocoa Beach Community Church improvements to chapel, covered walk way, indicated on the related site plan, Case# is APPROVED. 2. Final site and architectural design must occur substantially consistent with those plans, which are dated, March 3, 2010, and as modified by this development order. 3. Applicant to comply with comments/conditions of City Engineer and Fire Marshall as presented on Attachment B (pages 2 of 4 and 3 of 4). [REVISE PLANS] 4. Prior to commencement of construction, Owner/Applicant to execute a unified parcel agreement unifying the numerous parcels/ownerships within Block 31, with said agreement to be in a form acceptable to the City Attorney. [DOCUMENT SUBMITTAL] 5. The Applicant has not identified intent to install new, exterior lighting. Any new lighting must comply with Land Development Code Chapter IV, Article XI Outdoor Lighting and Road Glare. [COMMENT ONLY] - 3 -

4 Thrift Store, Enclose Carport 1. Request for Cocoa Beach Community Church improvements to thrift store carport and conversion, from carport to retail storage, for related site plan, Case# is APPROVED. 2. Final site and architectural design must occur substantially consistent with those plans, provided with Building Permit Application # and dated, February 10, 2010, and as modified by this development order. 3. Applicant to comply with comments/conditions of City Engineer and Fire Marshall as presented on Attachment B (pages 2 of 4 and 3 of 4). [REVISE PLANS] 4. New driveway from Orlando Avenue must be improved to the paved travel way of Orlando Avenue and requires Florida Department of Transportation permit. [MINOR CONDTION] 5. Design and construction of new parking area and driveway onto Orlando Avenue must be comply with Land Development Code Chapter IV, Article III, Paragraph D, such that no vehicle is required to back out onto Orlando Avenue. [REVISE PLAN] 6. Building must be American with Disability Act (ADA) accessible both into the building and from handicap parking and public sidewalk. Compliance with access to handicap parking and public sidewalk may be achieved via existing parking and sidewalk access within the complex but subject to Condition No. 8, below. [MINOR CONDITION] 7. In accordance with LDC Section 3-10I, and Section 4-32, as determined by the City Manager or his designee, sidewalk to be constructed along the east side of Orlando Avenue from 1 st Street South to an extension of the southern boundary of the applicant s property. Fee in lieu of sidewalk construction may be acceptable as determined by the City Manager or his designee. [REVISE PLAN or MINOR CONDITION] 8. Prior to commencement of construction, Owner/Applicant to execute a unified parcel agreement unifying the numerous parcels/ownerships within Block 31, with said agreement to be in a form acceptable to the City Attorney. [DOCUMENT SUBMITTAL] 9. The Applicant has not identified intent to install new, exterior lighting. Any new lighting must comply with Land Development Code Chapter IV, Article XI Outdoor Lighting and Road Glare. [COMMENT ONLY] Legal Description Lots 1-5, 13-17, Block 31, COCOA BEACH, Plat Book 3, Page 54, Public Records of Brevard County, Florida. Area: 1.72 acres + Parcel ID #s: DD , DD , DD , DD Exhibits: Overall Site Plan, Church Addition with Elevations, and Thrift Shop Addition with Elevations Attachments A. Vicinity/Location Map & Aerial of Property B. Staff Comments Copies Cocoa Beach Community Church; P.O. Box ; Cocoa Beach, FL Frank Wisniski;Sunland General Contractors;104 West Leon Lane; Cocoa Beach, FL Andy Kirbach, PE; Morgan & Associates; 504 North Harbor City Blvd.; Melbourne, FL

5 SUBJECT PROPERTY Parcel ID #s: DD , DD , DD , DD Property located at 126 South Atlantic Avenue Note: Map not to scale North ATTACHMENT A (1 of 2) Vicinity/Location Map

6 North Source: Brevard County Property Appraiser (photo circa January 2009) Note: Not to scale ATTACHMENT A (2 of 2) Aerial

7 ATTACHMENT B (1 of 4) Staff Comments

8 ATTACHMENT B (2 of 4) Staff Comments

9 ATTACHMENT B (3 of 4) Staff Comments

10 ATTACHMENT B (4 of 4) Staff Comments