CITY COMMISSION BRIEFING & Planning Board Report For Meeting Scheduled for January 6, 2011 Chickie Hair Salon Site Plan/Architectural Review Downtown Overlay District/Cottage Row Area Site Plan Consent Agenda TO: FROM: THRU: RE: Mayor Leon Skip Beeler and Members of the City Commission Anthony Caravella, AICP, Director of Development Services Chuck Billias, City Manager Architectural and site plan approval to allow for construction of a 2 story office addition with garage parking in the Downtown Overlay District. DATE: December 30, 2010 Owner/Agent: Project/Location: Gary and Chickie Arendas, Owner/Campbell Surveying & Engineering, Applicant/Agent Chickie Hair Salon/ 174 North Orlando Avenue Area: 9,000 sq ft + Land Use/Zoning: Request: General Commercial/Neighborhood Commercial zoning district Request for commercial site plan approval in the Downtown Overlay District, and authorize final design to allow for construction of a 2 story office addition with garage parking. NOTE: Because of Holiday schedules, this application is being processed through the City Commission concurrent with final Planning Board review. Final recommendations of the Planning Board, following their meeting on January 3 rd, will be presented to the City Commission on January 6 th. K:\userdata\SHARED\Building Department\CASES\2011\2011December(2010)\11-100127-01_Arendas-Chickie Addition (174 N. Orlando)\CCxfer Chickie Salon (1-6-11).doc
Memorandum to: Mayor Leon Skip Beeler and Members of the City Commission Re: Chickie Hair Salon Site Plan/Architectural Review, 174 North Orlando Avenue, Case# 11-1001227-01 Date: December 30, 2010 for Commission Meeting January 6, 2011 Page 2 A. Project Information The subject property ( Property ) lies in the CN, Neighborhood Commercial zoning district at 174 North Orlando Avenue, and is located within the Downtown Overlay District (DOD) Cottage Row Area. A vicinity map noting the location of the property is presented as Attachment A. This project is a proposed 32 x 32, 2 story office addition, with garage parking on the first floor and office space on the second floor. The property has an existing approximate 45 x 44, 2,000 square foot floor area building utilized as personal service use hair salon. The proposed addition would add approximately 1,000 square feet of office space to the property, resulting in approximately 3,000 square feet of office, personal service area and 1,000 square feet of enclosed garage area. Applicant also plans to construct/improve 3 parking spaces on the west portion of the site and add landscaping. With five spaces on site (3 outside and 2 in garage), and 15 required spaces (3,000/200), Applicant plans to request public, on-street parking under separate action. A copy of the application with narrative is presented as Attachment B. portion of the survey for this property is presented as Attachment C. A reproduction of a B. Downtown Overlay District The proposed improvements include construction of a brewery building (133 sq ft) on the west side of the existing garage. Also, Applicant plans to construct an outdoor elevated deck, between the west parking and existing primary structure. Both of these improvements are illustrated on Sheet C-3 of the 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 and Planning Board Review of Architectural Plans The architectural plans must be reviewed and approved by the City Commission in accordance with provisions of Downtown Overlay District (LDC Section 3-14). 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)
Memorandum to: Mayor Leon Skip Beeler and Members of the City Commission Re: Chickie Hair Salon Site Plan/Architectural Review, 174 North Orlando Avenue, Case# 11-1001227-01 Date: December 30, 2010 for Commission Meeting January 6, 2011 Page 3 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. The design as presented on Sheet 2 of the site plan, and reproduced as Attachment D, appears to be consistent with the primary structures on site, with structures on abutting properties, and generally compliant with the guidelines set forth in LDC Section 3-14H. Therefore, staff identifies no issues with the modifications, and recommends that the Board and City Commission accept the architectural design. The Planning Board s recommendation will be provided to the City Commission on or before or meeting on January 6 th. The 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. The Commission may deny the architectural plans following finding pursuant to the following code provision: 4. 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.
Memorandum to: Mayor Leon Skip Beeler and Members of the City Commission Re: Chickie Hair Salon Site Plan/Architectural Review, 174 North Orlando Avenue, Case# 11-1001227-01 Date: December 30, 2010 for Commission Meeting January 6, 2011 Page 4 D. Review of Site Plan Staff is asking the Planning Board and City Commission to authorize staff to provide final approval of the site development plan. At this point, staff has not reviewed the site plan so there are no formal comments from all reviewing agencies. Development Services staff initially identifies the following issues: General Zoning: This commercial personal service and office use is allowable in CN zoning, within the Downtown Overlay District. The Applicant will not be able to provide adequate off-street parking for the entire square footage of the building(s), and so the Applicant will have to request on-street public parking. Use issues: The design of the office addition provides for bathroom space and kitchen areas which are allowable within an office, but may not be designed as a dwelling unit, i.e. have cooking facilities. To ensure that this office unit is not converted to a dwelling unit not permitted in the CN zoning district, the applicant will need to sign and record an affidavit stating the office area will not be converted to a dwelling and be used for office purposes only. Landscaping: The Applicant will need to provide a minimal landscape plan. Lighting: All additional lighting will need to meet the design criteria of the City s Outdoor Lighting and Road Glare ordinance. Traffic: The Applicant will need to provide a statement of traffic impact acceptable to the City Engineer. Parking: It appears the illustrated parking lot design is consistent with the LDC. The Applicant will not be able to provide adequate off-street parking on site, and so the Applicant will have to request on-street public parking. Utilities: Applicant will need to comply will all utility connection requirements, including providing underground electric service to the new addition. Drainage: Applicant will need to comply will all storm water management requirements for the new addition, showing that this improvement will retain one inch over site in a 10/24 storm event, as required by LDC Section 4-47A, and Comprehensive Plan Policy VI-D.1.1. G. Planning Board Review 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 instance, in the CN zoning district/cottage Row 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 Cottage Row Area.
Memorandum to: Mayor Leon Skip Beeler and Members of the City Commission Re: Chickie Hair Salon Site Plan/Architectural Review, 174 North Orlando Avenue, Case# 11-1001227-01 Date: December 30, 2010 for Commission Meeting January 6, 2011 Page 5 With respect to this application, staff recommends approval of the architectural plans and requests the Planning Board and City Commission authorize staff to provide final review and approval of the site development plan. In addition, it is recommended the City Commission find the project consistent with the comprehensive plan. Staff has recommended the following conditions for this case: 1. Request for Chickie Hair Salon architectural plan, Case# 11-1001227-01 is recommended for APPROVAL. Architectural design must occur substantially consistent with those plans, stamped, Received December 27, 2010, and as modified by this development order. 2. City staff is authorized to approve final site plan for this project and issue a development order accordingly. 3. Applicant to comply will all storm water management requirements and provide evidence of St Johns River Water Management District permit or letter of exemption. [DOCUMENT SUBMITTAL] 4. Modify external stairway on South side of new addition so that a five foot side yard setback is provided. 5. Prior to construction, Applicant must file (free) application for On-street parking, pursuant to those regulations written in LDC Chapter IV, Article III, Paragraph N. [DOCUMENT SUBMITTAL] 6. Applicant to sign an record an affidavit stating the office area will not be converted to a dwelling and be used for office purposes only. 7. All lighting must comply with Land Development Code Chapter IV, Article XI Outdoor Lighting and Road Glare. 8. Applicant to provide a statement of traffic impact acceptable to the City Engineer. 9. Applicant to provide a minimal landscape plan. 10. Applicant to comply will all utility connection requirements, including providing underground electric service to the new addition. --------------------------------------------------------------------------------------------------------------------------- 1. Key Facts/Issues Requiring Discussion Key issues are identified in this briefing paper. The Planning Board final recommendation will be presented to the City Commission at your meeting on January 6 th. Staff is requesting the Planning Board and City Commission authorize staff to approve the final site plan for this project and issue a development order accordingly.
Memorandum to: Mayor Leon Skip Beeler and Members of the City Commission Re: Chickie Hair Salon Site Plan/Architectural Review, 174 North Orlando Avenue, Case# 11-1001227-01 Date: December 30, 2010 for Commission Meeting January 6, 2011 Page 6 2. Costs The costs associated with this request include staff and Planning Board review time, and time associated with preparing simultaneous reports for the Planning Board and City Commission. 3. Savings Not applicable. 4. Source of Funds Not applicable. 5. Communications One public meeting before the Planning Board will occur on January 3, 2011. There exists no local or statutory requirement to advertise/notice public hearings for site plans. 6. Environmental Impact Not applicable. 7. Department Representative Anthony Caravella, AICP, Director of Development Services 8. Recommendations The Planning Board recommendation will be presented to the City Commission at your January 6 th meeting. Staff recommendation will also be provided at that time. 9. Consent Agenda Motion/Action: Approval of Case No. 11-1001227-01, commercial site plan and architectural design for Chickie Hair Salon at 174 North Orlando Avenue, with conditions identified in the briefing memorandum and Planning Board Report dated December 30, 2010. Legal Description Lot 10, Block 106, SECOND ADDITION COCOA BEACH SUBDIVISION; Plat Book 9, Page 18 of the Public Records of Brevard County, Florida Area: 9,000 sq ft +; Parcel ID No: 25-37-10-DC-00106.0-0010.00 Exhibits: Site Plan & Architectural Plans Attachments A. Vicinity/Zoning Map & Aerial B. Application Documents C. Excerpt of Survey D. Reproduction of Site Plan and Architectural Design Copies John Campbell, Surveyor Gary and Chickie Arendas Don Haynes
SUBJECT PROPERTY North Parcel ID # 25-37-10-DC-00106.0-0010.00 Property located at 174 North Orlando Avenue Note: Map not to scale ATTACHMENT A (1 of 2) Vicinity/Location Map & Aerial
SUBJECT PROPERTY North ATTACHMENT A (2 of 2) Vicinity/Location Map & Aerial
ATTACHMENT B (1 of 2) Application Documents
ATTACHMENT B (2 of 2) Application Documents
Note: Not to scale North ATTACHMENT C (1 of 1) Partial Reproduction of Survey
Note: Not to scale North ATTACHMENT D (1 of 2) Partial Reproduction of Site Plan & Architectural Plans
Note: Not to scale ATTACHMENT D (2 of 2) Partial Reproduction of Site Plan & Architectural Plans