ddai - welcome to city of cape coral, florida web.pdf · ddai david douglas associates, inc....

DDAI DAVID DOUGLAS ASSOCIATES, INC.

December 1, 2016

Mr. Vince Cautero, AICP, Director City of Cape Coral Division of Community Development 1015 Cultural Park Boulevard Cape Coral, FL 33990

RE: Einstein Brothers Bagel Strap Numbers: 32-44-24-Cl-01195.0010 and 32-44-24-Cl-01195.0050 1603/1609 SE 26th Street Rezoning Letter of Intent

Dear Mr. Cautero:

SERVING S.W. FLORIDA SINCE 1996

CIVIL ENGINEERS LAND PLANNERS

CONTRACT ADMINISTRATORS

PRINCIPALS

DAVID L. DOUGLAS, P.E.

L. STEVEN HURLEY

DANIEL M. CRAIG, P.E.

This application is submitted on behalf of Estero Bay Capital, LLC, the applicant and developer of the 0.69± acre parcel located at 1603/1609 SE 26th Street, Cape Coral and further identified as Strap Number 32-44-24-Cl-01195.0010 and 32-44-24-Cl-01195.0050 ("Property"). The Property is located at the northeastern corner of the intersection of Del Prado Parkway and SE 26th Street, a signalized intersection. The current owner is the Church of the Epiphany, Inc. and is under contract to purchase by Estero Bay Capital, LLC.

The Property is currently zoned Professional Office (P-1) with a current Future Land Use of Public Facilities. The Future Land Use is currently under application for a Future Land Use-Comprehensive Land Use Amendment to Commercial/Professional (CP). The P-1 zoning does not allow for a commercial restaurant use pursuant to Section 2.7.9. of the Land Use and Development Regulations ("LUDR") therefore a rezoning of the property is being requested to C-1 pursuant to Section 2.7.7. of the LUDR. The C-1 district allows for a restaurant use in accordance with Section 2.7.7.B.6.2., LUDR. The Property has access to SE 26th Street, a collector roadway at the signalized intersection with Del Prado Boulevard. The proposed 3,500 SF restaurant will have the required infrastructure. including parking, as well as a drive thru facility. The proposed development will occur in one single phase and conform to all regulations of the C-1 zoning district and the Comprehensive Plan. The proposed development will not exceed the maximum floor area permitted in the CP Future Land Use Designation.

There are currently two existing residential structures on the properties which are proposed to be razed.

The adjacent and surrounding land uses and zonings are as follows:

North: Existing Church of the Epiphany- Zoned: W, FLU: PF South: SE 26th Street and Racetrac- Zoned: C-1, FLU: CP East: Existing Multi-family structure - Zoned: R-3, FLU: CP West: Del Prado Boulevard-Zoned: N/A

1821 VICTORIA AVENUE, FORT MYERS, FLORIDA 33901 PH. 239-337-3330 11400 OVERSEAS HIGHWAY, SUITE 211, MARATHON, FLORIDA 33050

WEB: www.ddai-engineers.com

December 1, 2016 Rezoning Letter of Intent of 2

The proposed zoning is compatible with the surrounding zonings and uses, has sufficient lot frontage and access, will meet the setback requirements for the zoning district and will provide code required buffering to surrounding properties where required. The proposed zoning will not be injurious to the health, safety and welfare to owners or occupants of adjacent properties, nearby residents or to the community.

Please accept this letter as a formal written request for rezoning for approval on the properties to the Commercial/Pedestrian (C-1) zoning district.

Sincerely,

DA~ID ~~S ASS"TES, INC ...

~?&-/If~~ Linda Stewart, AICP Principal Planner/Project Manager

Ends.

1821 VICTORIA AVENUE, FORT MYERS, FLORIDA 33901 PH. 239-337-3330 WEB: www.ddai-engineers.com 11400 OVERSEAS HIGHWAY, SUITE 211, MARATHON, FLORIDA 33050

LETTER OF AUTHORIZATION

The undersigned hereby acknowledges to be the owner or legal representative of the real property described below and further authorizes DAVID DOUGLAS ASSOCIATES, INC. to act as agent in order to apply for all necessary permits for development of the subject property.

ESTERO BAY CAPITAL, LLC

By: ~SAD Jeffllitr, Manager

Property Description: 1603/1609 SE 26th Street, Cape Coral, Florida

State of \-,:-),lo-u~ County of(~...eL-The foregoing instrument was acknowledged before me this /.:)fh day of ~ . ,

20 i 0 by C\ / S 3bt. I tz:_. who is personally known to me or who has produced

f) /rt as identification and who did (did not) take an oath.

NOTARY PUBLIC, STATE OF F Lo;:;!__t O/}-·

~;L~ NOtafYPUblic

My commission expires:

-· LETTER OF AUTHORIZATION

The undersigned hereby acknowledges to be the owner or legal representative of the real property described below and further authorizes ES TERO BAY CAPITAL, LLC to act as agent in order to apply for all necessary permits for development of the subject property.

CHURCH OF THE EPIPHANY, INC.

By•~ F;efR)Tanwrigt


State of Vt;ie 1 l> .q.

County of l £ 0

d-The foregoing instrument was acknowledged before me this d t? day of Nt>vf::,rn-8, £::..~

20 I {p by btvtfle 4trn lv,e19/rr who is personally known to me or who has produc~

(/me 1 f) tl L t Ct ti s & as identification and who did ( d~t) take an oath.

NOTARY PUBLIC, STATE OF {lo,e 1 Di4 My commission expires: . /-/~-/~

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LETTER OF AUTHORIZATION

The undersigned hereby acknowledges to be the owner or legal representative of the real property described below and further authorizes DAVID DOUGLAS ASSOCIATES, INC. to act as agent in order to apply for all necessary permits for development of the subject property.

CHURCH OF THE EPIPHANY, INC.

By:~f F~yaJ; Wright


State of t\ Q('.I d elf

Countyof ~

The foregoing instrument was acknowledged before me this 22cd day of b\.ove_ mW 20 '(p by ~(\ f\ \Jn Sf\' who is personally known to me or who has produced

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NO ARY PUBLIC, STATE OF P\ondC< My commission expires: lv - \ - 2018

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DAVID DOUGLAS ASSOCIATES, INC. 1-----Lo_c_A_T_1o_N_M_A_P ___ .... CIVIL ENGINEERS- LAND PLANNERS - CONTRACT ADMINISTRATORS

1821 Victoria Ave, Fort Myers, Flortda 33901 Ph. 23~337-3330 Web: www.ddal-englneers.com Florida Certlflcate of Authorization # 7568 DDAI

EINSTEIN BROS BAGEL 1603 26TH STREET

CAPE CORAL, FL. 33000

DDAIJOB NUMBER 14-0178

Planning Division Case Report ZA16-0009

Review Date: January 23, 2017 Applicant and Church of the Epiphany, Inc. Property Owners: 2507 Del Prado Boulevard South Cape Coral, FL 33904 Site Address: 1603-1609 SE 26th Street Cape Coral, FL 33904 Location: Southeast Cape Coral; Unit 20 Part 2, Block 1195, Lots 1-6, Cape Coral Subdivision 32-44-24-C1-01195.0010 32-44-24-C1-01195.0050 Authorized Linda Stewart, AICP Representative: David Douglas Associates, Inc.

1821 Victoria Avenue Fort Myers, FL 33901 (239) 337-3990

Case Staff: Wyatt Daltry, AICP, Planning Team Coordinator Review Approved By: Robert Pederson, AICP, Planning Manager Purpose/Request: The applicant requests a rezone from Professional Office (P-1) and Place of Worship (W)

to Pedestrian Commercial (C-1) for a 30,000 square feet (0.69 acre) site. Subject Property:

Future Land Use Zoning

Current: Public Facilities (PF) P-1 (Lots 1-4) and W (Lots 5-6) Proposed: N/A. Commercial/Professional (CP) proposed in

upcoming FLU case C-1

Surrounding Future Land Use Surrounding Zoning North: PF W South: CP C-1 East: CP and PF Multi-Family Residential (R-3) and W West: CP and PF C-1 and W Urban Service Area: Infill City Water and Sewer: The area is served by City water and sewer

January 23, 2017 ZA16-0009

Page 2 Type of Access: The site has access to SE 26th Street, a collector road.

Positive Aspects of Application:

• CP future land use will provide additional commercial development and is compatible with nearby development

Negative Aspects of Application:

• Slight traffic increase

Mitigating Factors: • Small site; relatively small impact, both in traffic in noise. Site Visit: January 17, 2017 Applicable Regulations

• Section §163.3194, F.S. requires that “all land development regulations enacted or amended...to be consistent with the adopted comprehensive plan.”

STAFF RECOMMENDATION For the reasons discussed below, staff believes the Pedestrian Commercial zoning district is consistent with the Comprehensive Plan. Staff recommends Approval of the proposed rezone.

January 23, 2017 ZA16-0009

Page 3 Background/Analysis:

The site has three older single-family residences, two of which were built in 1978, and the third in 1981. The properties were zoned Multi-Family Residential (R-3) at the time of construction; subsequently, Lots 1-4 of Block 1195 were rezoned to P-1 in 1988 and Lots 5-6 were rezoned to the Worship zoning district in 2004. The site was amended to the Public Facilities Future Land Use Map Classification in 2007. The properties have direct access to SE 26th Street, a collector roadway which serves as the main route to the Everest Parkway neighborhoods and the City Everest Utility Plant. The site is adjacent to Del Prado Boulevard, a major arterial roadway. The applicant’s letter of intent indicates this site is under contract to purchase from the Church of the Epiphany; adjacent to the north. It appears the requested change may facilitate commercial development of some type. The City has also received an application (LU16-0014) to amend the future land use Lots 5-6 to CP, which will be presented simultaneously with this case. Comprehensive Plan The proposed rezone is consistent with the proposed CP future land use map classification. The rezone is consistent with Objective 2 and Policies 3.1 and 3.4 of the Future Land Use Element. Land Use and Development Regulations -- Section 8.7 Amendments: Staff reviewed this request in accordance with Section 8.7 Amendments, .3 Consistency with Comprehensive Plan and General Standards, B. 1.-10. of the Land Use and Development Regulations and provides the following analysis. This section is used for future land use map amendments, comprehensive plan amendments, and for rezone requests.

1. The extent to which the value of the property is diminished by the proposed land use restriction or zoning of the property.

Rezoning these properties from P-1 and W to the C-1 district would not likely diminish the land value because this proposed district increases the number of permitted and special exception uses.

2. The extent to which the removal of a proposed land use restriction or change depreciates the value of other properties in the area. The proposal is not anticipated to depreciate the value of other properties in the area.

3. The suitability of the property for the zoning purpose or land use restriction imposed on the property as zoned. The proposed zoning district would be consistent with the land use classification of CP, which is proposed to be amended for Lots 5-6 simultaneously with the rezoning. Lots 1-4 already have the CP Future Land Use Map Classification.

January 23, 2017 ZA16-0009

Page 4 4. The character of the neighborhood, existing uses, zoning of nearby and surrounding properties, and

compatibility of the proposed land use restriction or zoning.

The surrounding area has a commercial character. The site is at the intersection of Del Prado Boulevard and SE 26th Street. Existing commercial development is nearby, particularly to the south. The proposed rezone is compatible with the surrounding area.

5. The relative gain to the community as compared to the hardship, if any imposed, by the proposed land

use restrictions or from rezoning said property.

The effect of this rezoning is to increase the City’s inventory of commercial properties. The proposal would increase the City’s tax base in an area that has a commercial character. As a result, this proposed rezone does not create more hardship than gain to the community.

6. The community need for the use proposed by the zoning or land use restriction.

Additional commercial lands that result in an increase in the community’s tax base would provide a benefit to the community. There is a need for the uses permitted by the proposed rezone.

7. Length of time the property proposed to be rezoned has been vacant, as zoned, when considered in the

context of the City of Cape Coral Comprehensive Land Use Plan for the development of the proposed property and surrounding property. The subject property is developed with three residences, which will be removed in the process of redeveloping the site.

8. The extent to which the proposed land use restriction or zoning promotes the health, safety, morals, or

general welfare of this community.

Approval of this rezone should have a negligible effect upon the health, general welfare, safety, or morals of the community due to the small size of the site. Providing a zoning designation that is consistent with the future land use map classification should have a positive effect on the general welfare for the community. It should be noted, however, that a consistent zoning designation, Professional Office, already exists for the site.

9. The extent to which the proposed land use, land use restriction, or zoning will impact the level of service

standards for public facilities as specified in the Comprehensive Plan.

Impacts on infrastructure for development on this site will be negligible due to the size of the site. Facility capacity exists for the transportation infrastructure network. Utilities are available at this location.

10. Whether the proposed land use restriction, removal of a restriction, or zoning is consistent with the City

of Cape Coral Comprehensive Land Use Plan. Both the existing and proposed zoning designations are consistent with the CP future land use classification.

January 23, 2017 ZA16-0009

Page 5 Public Notification This case will be publicly noticed as required by LUDR, Section 8.3.2.A as further described below. Publication: A legal ad will be prepared and sent to the News-Press announcing the intent of the petitioners to rezone the property described within this report. The ad will appear in the News-Press a minimum of 10 days prior to the public hearing scheduled before the Hearing Examiner. Following the public hearing before the Hearing Examiner, the ad announcing the final public hearing before the City Council will appear once in the News-Press. The ad will appear in the newspaper not less than 10 days prior to the date of the final public hearing before the City Council. Written notice: Property owners located within 500 feet from the property line of the land which the petitioners request to rezone will receive written notification of the scheduled public hearings. These letters will be mailed to the aforementioned parties a minimum of 10 days prior to the public hearing scheduled before the Hearing Examiner. Posting of a Sign: A large sign identifying the case and providing salient information will be posted on the property, as another means of providing notice of the rezoning request. Recommendation: Planning staff has reviewed this request in accordance with Section 8.7 Amendments, .3 Consistency with the Comprehensive Plan and General Standards A., B. 1.-10 of the Land Use and Development Regulations and the City’s Comprehensive Plan. Planning Division recommends approval of the rezone request. Staff Contact Information: Wyatt Daltry, AICP

Planning Team Coordinator Department of Community Development Planning Division (239) 573-3160 email: [email protected]

mailto:[email protected]

Please contact us with changes or cancellations as soon as possible, otherwise no further action needed.

TOLL-FREE Local # Email

888-516-9220 239-335-0258 [email protected]

Customer:

CAPE CORAL FL 33990

USA

1015 CULTURAL PARK BLVDAddress:

CITY OF CAPE CORAL_DEPT OF COMAd No.: 0001952540

Net Amt: $

02/25/17Run Dates:

Run Times: 1 No. of Affidavits: 1

Text of Ad:

Please contact us with changes or cancellations as soon as possible, otherwise no further action needed.

TOLL-FREE Local # Email

888-516-9220 239-335-0258 [email protected]

Customer:

CAPE CORAL FL 33990

USA

1015 CULTURAL PARK BLVDAddress:

CITY OF CAPE CORAL_DEPT OF COMAd No.: 0002011249

Net Amt: $

03/24/17Run Dates:

Run Times: 1 No. of Affidavits: 1

Text of Ad:

Department of Community Development Post Office Box 150027 Cape Coral, Florida 33915-0027

1015 Cultural Park Blvd. Cape Coral, Florida 33990 Email: [email protected]

NOTICE TO SURROUNDING PROPERTY OWNERS

CASE NUMBER: ZA16-0009

REQUEST: The applicant requests a rezone from Professional Office (P-1) and Place of Worship (W) to Pedestrian Commercial (C-1) for a 30,000 square feet (0.69 acre) site.

LOCATION: Southeast Cape Coral; Unit 20 Part 2, Block 1195, Lots 1-6, Cape Coral Subdivision

CAPE CORAL STAFF CONTACT: Wyatt Daltry, AICP, Planning Team Coordinator, 239-573-3160, [email protected]

PROPERTY OWNER(S): Church of the Epiphany, Inc.

AUTHORIZED REPRESENTATIVE: Linda Stewart, AICP David Douglas Associates, Inc.

UPCOMING PUBLIC HEARING: Notice is hereby given that the City of Cape Coral Hearing Examiner will hold a public hearing at 9:00 AM on Tuesday, March 7, 2017 on the above mentioned case. The public hearing will be held in the City of Cape Coral Council Chambers, 1015 Cultural Park Boulevard, Cape Coral, FL.

All interested parties are invited to appear and be heard. All materials presented before the Hearing Examiner will become a permanent part of the record. The public hearing may be continued to a time and date certain by announcement at this public hearing without any further published notice. Copies of the staff report will be available 5 days prior to the hearing. The file can be reviewed at the Cape Coral Community Development Department, Planning Division, 1015 Cultural Park Blvd., Cape Coral, FL.

After Hearing Examiner has made a written recommendation, the case will be scheduled for a public hearing before the City Council who will review the recommendation and make a final decision. You will receive another public hearing notice when this case is scheduled for a City Council hearing.

DETAILED INFORMATION: The case report and colored maps for this application are available at the City of Cape Coral website, www.capecoral.net/publichearing (Click on ‘Public Hearing Information’, use the case number referenced above to access the information); or, at the Planning Division counter at City Hall, between the hours of 7:30 AM and 4:30 PM. The public hearing may be continued to a time and date certain by announcement at this public hearing without any further published notice.

HOW TO CONTACT: Any person may appear at the public hearing and be heard, subject to proper rules of conduct. You are allowed sufficient time to write or appear at the public hearing to voice your objections or approval. Written comments filed with the Director will be entered into the record. Please reference the case number above within your correspondence and mail to: Department of Community Development, Planning Division, P.O. Box 150027, Cape Coral, FL 33915-0027. The hearings may be continued from time to time as necessary.

ADA PROVISIONS: In accordance with the Americans With Disabilities Act, persons needing a special accommodation to participate in this proceeding should contact the Human Resources Department whose office is located at Cape Coral City Hall, 1015 Cultural Park Boulevard, Cape Coral, Florida; telephone 1-239-574-0530 for assistance; if hearing impaired, telephone the Florida Relay Service Numbers, 1-800-955-8771 (TDD) or 1-800-955-8770 (v) for assistance.

APPEALS: If a person decides to appeal any decision made by the Hearing Examiner with respect to any matter considered at such meeting or hearing, he or she will need a record of the proceedings, and that,

mailto:[email protected]

http://www.capecoral.net/publichearing

Department of Community Development Post Office Box 150027 Cape Coral, Florida 33915-0027

1015 Cultural Park Blvd. Cape Coral, Florida 33990 Email: [email protected]

for such purpose, he or she 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.

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500' Proximity Boundary

CITY OF CAPE CORALDepartment of

Community DevelopmentPlanning Division

CURRENT ZONING MAP500 Proximity Boundary

Case No. ZA16-0009Legend

Subject Parcels500' BoundaryC-1P-1R-1BR-3W

µJANUARY 25TH, 2017

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This map is not a survey and should not be used in place of a survey.While every effort is made to accurately depict the mapped area, errorsand omissions may occur. Therefore, the City of Cape Coral cannot beheld liable for incidents that may result due to the improper use of theinformation presented on this map. This map is not intended for con-struction, navigation or engineering calculations. Please contact the

Department of Community Developmentwith any questions regarding this map product.

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0 50 100FeetThis map is not a survey and should not be used in place of a survey.While every effort is made to accurately depict the mapped area, errorsand omissions may occur. Therefore, the City of Cape Coral cannot beheld liable for incidents that may result due to the improper use of theinformation presented on this map. This map is not intended forconstruction, navigation or engineering calculations. Please contact the Department of Community Development with any questions regarding this map product.

µMap Date: February 21, 2017Aerial Date: 2016


Community DevelopmentCase # ZA16-0009

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PROPOSED ZONING MAP500 Proximity Boundary

Case No. ZA16-0009Legend

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FUTURE LAND USE500 Proximity Boundary

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200 INTERNATIONAL CIR STE 3500 12TH FLOOR HUNT VALLEY MD 21030

CHRISTIE CAROLE A 4114 NW 11TH ST CAPE CORAL FL 33993CHURCH OF THE EPIPHANY INC 2507 DEL PRADO BLVD S CAPE CORAL FL 33904CICULLI JOSEPH & KATHERINE 928 SW 4TH PL CAPE CORAL FL 33991DASILVA JOSE A 186 MASON AVE CHELMSFORD MA 01824DDA MANAGMENT SERVICE CORP + MARTINEZ DAISY T/C 2500 DEL PRADO BLVD S CAPE CORAL FL 33904DEL VALLE EMILIO + CARMEN 2509/2511 SE 16TH PL CAPE CORAL FL 33904DEWANE FRANK J DIOCESE OF VENICE LE 22 1000 PINEBROOK RD VENICE FL 34285

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LINDNER DANIEL R + LINDNER ANITA 2526 SE 16TH PL #109 CAPE CORAL FL 33904

LOUGHREA EDWARD R TR FOR EDWARD R LOUGHREA FAMILY TRUST 4015 SW 1ST PL CAPE CORAL FL 33914LUNDBERG RICHARD + SUSAN 3340 SE 17TH PL CAPE CORAL FL 33904MEDINA CARLOS J 1210 SW 14TH ST CAPE CORAL FL 33991MOORE AMANDA M 1617 SE 26TH ST # 102 CAPE CORAL FL 33904NAD DURIS JAN 620 S ALTON WAY APT 7D DENVER CO 80247NIARAKI-ASLI ILIAD 848 N RAINBOW BLVD # 3611 LAS VEGAS NV 89107NIEDUNG HELEN B TR FOR HELEN B NIEDUNG TRUST 2632 SE 16TH PL CAPE CORAL FL 33904PANTALONE JOSEPH 1/2 + MAJOR GARY 1/2 T/C 1617 SE 26TH ST # 204 CAPE CORAL FL 33904PINERA ELENA A TR FOR ELENA A PINERA TRUST 415 SE 28TH TER CAPE CORAL FL 33904PIZZA MICHELLE M 3023 NW 2ND PL CAPE CORAL FL 33993RACE DOUGLAS A + MARILYN D 5922 NUTHATCH CT CHARLOTTE NC 28277RACETRAC PETROLEUM INC PO BOX 56607 ATLANTA GA 30343ROBERTS ANNETTE A 16 RYERSON AVE BLOOMINGDALE NJ 07403RODRIGUEZ JOANN N 2510 SE 16TH PL APT 204 CAPE CORAL FL 33904ROYAL PALM COAST HOLDINGS INC 2840 WINKLER AV FORT MYERS FL 33916RUBIO ELISA PENA 2526 SE 16TH PL #210 CAPE CORAL FL 33904RUIZ DARELYS ANDINO 2510 SE 16TH PL APT 103 CAPE CORAL FL 33904

SCHWARTZ DANIEL W + DOROTHY19333 W COUNTRY CLUB DR APT 1901 AVENTURA FL 33180

SCURLOCK CLAUDIA E B 2526 SE 16TH PL #208 CAPE CORAL FL 33904SERMENO VILMA + DANIEL E 1617 SE 26TH ST #104 CAPE CORAL FL 33904SILVA ALFONSO + MAITTE 2613 SE 16TH PL CAPE CORAL FL 33904SIMPSON PAUL G + ANNE M 716 SE 44TH ST CAPE CORAL FL 33904SZYMURSKI RENATA M 2526 SE 16TH PL #111 CAPE CORAL FL 33904TAMMACCO FRANCESCO & RITA 1833 SW 41ST ST CAPE CORAL FL 33914TAMMACCO FRANCESCO & RITA 1833 SW 41ST ST CAPE CORAL FL 33914TANDOC MERLE N 63 WETHERSTONE DR WEST SENECA NY 14224UNKNOWN HEIRS OF VITIELLO SILVERIO B 15 AZTEC LILY LN LEHIGH ACRES FL 33936WJ SMITH ENTERPRISES LLC 1939 SE 32ND TER CAPE CORAL FL 33904

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