Consideration of a Large-Scale Site Plan consistent with Appendix A, Zoning, Article XI, Section 19, Manufacturing and Industrial District (M-2) to allow construction of a storage facility for recreational vehicle parking with associated infrastructure on a ±9.66-acre portion of a site identified as Parcels 24-35-12-00-760, 24-35-12-00-766, 24-35-12-00-778, 24-35-12-00-779, 24-35-12-00-780 through the Brevard County Property Appraiser. .End .body body BACKGROUND: Project Name: Grissom Parkway Storage Project No: PZ-22-00200012 Applicant: Tannath Design, Inc. Bryan Potts 2494 Rose Spring Drive Orlando, FL, 32825 Property Owner: OSG Storage Cocoa, LLC Thomas Martucci 2277 Lee Road, Suite B Winter Park, FL, 32789 Project Location: The subject property is comprised of five separate parcels located south of Grissom Parkway and north of State Road 528. The property is identified by the Brevard County Property Appraiser as Parcel ID 24-35-12-00-760, 24-35-12-00-766, 24-35-12-00-778, 24-35-12-00-779, 24-35-12-00-780 and is depicted within Exhibit A - Location Map. Public Notice Advertised in the newspaper on February 22, 2023. Project Information: The applicant is proposing to construct a recreational vehicle (RV) storage facility within the Manufacturing and Industrial Zoning District (M-2). RV Storage facilities are an allowed use within this Zoning District. The project proposes two enclosed RV storage buildings, an office, covered recreational vehicle storage, open-air RV storage, and the associated infrastructure related to the construction of this site. The Office Building is 640 SF, but the square footage less then restroom and storage areas is about 360 SF. The enclosed RV storage is 51,750 SF. The remaining open-air and canopy RV storage areas are 85,150 SF. The site overview is provided as Exhibit D. Future Land Use Designation: Industrial/Conservation Zoning District: Manufacturing and Industrial (M-2) Existing Land Use: Vacant Land Council District: District 3 - Councilmember Rip Dyal Please see the existing site and surrounding zoning and future land uses on the map included as Exhibits “B” and “C” Overview of Surrounding Area: Future Land Use Designations Zoning Districts Land Uses North Industrial M-2 Vacant South Unincorporated County Unincorporated County Single Family Residence south of SR 528 East Industrial/Conservation M-2 Manufacturing West Industrial M-2 Manufacturing I. Site Plan Analysis “Consistent with Appendix A, Article XIII, Section 1(D), “All site plans shall be required to meet all current applicable code requirements.” Consistency with the Code of the City of Cocoa The Development Review Committee, consisting of the Building Official, the Code Enforcement Manager, the Environmental Control Coordinators, the Fire Department Chief and/or Inspector, the Planning & Zoning Manager and/or staff, the Public Works Director, and the Utilities Director, have reviewed the site plan and determined that it generally meets the minimum requirements of all applicable City Code requirements. The site is 9.66 acres. The maximum impervious area is .90 and .725 is provided. A maximum of 1.0 FAR is allowed, and 0.315 is provided. Building setbacks required are: Front: 25 feet Side Interior: None, except 25 feet if abutting a residential zoning district. Side Corner: 15 feet Rear: 15 feet These setbacks have been satisfied. The maximum height allowed by the zoning code is 60 feet and the highest building is 20 feet. The project is required to provide parking in accordance with Appendix A, Zoning, Article XII, Off Street Parking. There is no specific parking requirement established in the City Code for RV storage uses. However, Section 1(d)(41) was utilized since it provides similar requirements for RV storage when combined with self-service storage facilities. Per Section 1(d)(44), when a use is not specifically defined, a similar use can be utilized. Self-service storage parking requirements are the most similar use provided. Section 1(d)(41) provides: Storage facilities. One (1) space for every thousand (1,000) gross square feet of floor area. Self-service storage facilities shall have one (1) parking space for the office manager, one (1) parking space for each six hundred (600) square feet of office space, one (1) parking space for each fifty (50) storage units, and one (1) parking space for each 5,000 square feet of major recreational equipment storage area. Since all of the storage units are for major recreational equipment, the 1 parking space for each 5,000 square feet of major recreational equipment storage area standard was used. The site plan provides 2 handicapped parking and 27 regular parking spaces, for a total of 29 spaces. Based on the RV storage standard, a total of 29 spaces would be required, which is met by the site plan provided by the applicant. Calculations are provided below: 136,900 SF RV Parking X 1 spot/5000 SF = 27.38 Spots 360 SF Office X 1 spot/600 SF = 0.60 Spots 1 Spot for office manager = 1 Spot_____ Total = 28.98 Spots Landscaping and tree removals are addressed in the Site Plan. The site was previously cleared in the 1980s and tree mitigation requirements are met through the landscaping plans. Landscaping has been provided to concentrate trees on the frontage of the property along Grissom Parkway, the stormwater pond, and the perimeter of the site. Consistency with Comprehensive Plan Policies and Objectives Future Land Use Element, Policy 1.1.2.13: The Conservation Future Land Use Category is intended to protect environmentally sensitive natural resource systems as defined in Chapter 163 Part II F.S. B. The boundaries of the Conservation Future Land Use category may be adjusted to be consistent with a wetland jurisdictional line determination by the SJRWMD without the need for a comprehensive plan amendment. In those areas initially presumed but later determined not to be classified as a wetland will take on the future land use category assigned to the upland portion of the development site. Staff Response: The current boundaries of the Conservation FLU are not within the jurisdictional line determination of the wetlands onsite. Therefore, the upland portion of the site is to be considered Industrial, which is the future land use category assigned to the rest of the development site. Future Land Use Element, Comprehensive Plan, Policy 1.1.2.10: Industrial (IND): Industrial areas shall be regarded as appropriate for activities associated with industrial development, which can include materials processing, materials assembly, product manufacturing, and storage of finished products. Uses can include manufacturing facilities, warehouse distribution centers and truck terminals. Staff Response: The proposed use of RV Storage will serve the surrounding neighborhoods to provide additional storage options in this area. Conservation Element, Policy 12.1.6.15: Wetlands and wetland functions shall be protected and conserved by restricting direct and indirect development impacts. C. New development and redevelopment with no significant impact. New development and redevelopment having no significant impact on the net wetland functions shall be permitted. Staff Response: The proposed project has 5 isolated wetlands that will be impacted by this project. The wetlands, as determined by the St. Johns River Water Management District, do not necessitate mitigation. The wetlands were determined not to be used by endangered or threatened species, are not located in an “area of critical state concern”, are not connected by standing or flowing surface water at the seasonal high water level to one or more wetlands, and do not provide more than a minimal value to fish and wildlife. Therefore, no significant impact on wetland functions is present since the wetlands are not considered significant. E. Upland buffers. 1. General. Upland buffers are considered an integral component of a functioning wetland and shall be afforded the same types and levels of protection as the wetland itself. Upland buffers shall not be developed, cleared, or landscaped that would decrease their effectiveness in supporting wetland functions, and shall not include turfed, landscaped, or impervious surfaces. 2. Minimum width. Where wetlands exist, upland buffers shall be provided at a minimum width of fifteen (15) feet and an average width of twenty-five (25) feet beyond the perimeter of the wetland. Staff Response: Existing wetlands on-site will be impacted. The wetlands will be removed from the site with no required mitigation per the response as part of Conservation Element, Policy 12.1.6.15. No upland buffers will be provided since no wetlands will exist post development. Conservation Element, Objective 12.1.9: Floodplain Management. The City shall protect the flood storage and conveyance functions of the 100-year floodplain. Policy 12.1.9.1: In order to reduce the adverse consequences of floodplain development and simultaneously encourage the conservation of natural habitat, the City's Flood Damage Prevention ordinance shall be updated as needed to maintain compliance with the National Flood Insurance Program and to discourage construction in the floodplain, unless the proposed construction is expressly authorized by this Comprehensive Plan. Developmental plans shall preserve the natural functions of floodplains when practical. The provision of compensatory storage for fill placed within the floodplain shall be allowed only when the applicant demonstrates the absence of adverse consequences of compensatory storage and demonstrates compliance with other applicable provisions of this Comprehensive Plan. Policy 12.1.9.2: Developers shall be encouraged to incorporate those portions of sites that are within the 100-year floodplain as open space preservation. Staff Response: The proposed site is not within the 100-year floodplain. Conservation Element, Policy 12.1.6.6: The City shall protect species which are listed as Endangered, Threatened or a Species of Special Concern by the Florida Fish and Wildlife Conservation Commission, the U.S. Fish and Wildlife Service or the Florida Committee on Rare and Endangered Plants and Animals (FCREPA) and shall not approve any development which proposes to destroy natural vegetative communities known to provide habitat to listed species except where the developer has submitted a management plan which minimizes adverse effects on the species to the greatest extent possible. The management plan shall be approved by St. John’s River Water Management District. Policy 12.1.6.12: The City shall protect the habitat of gopher tortoises, gopher frogs, eastern indigo snakes, eagles, ospreys, alligators, pileated woodpeckers, manatees, and river otters. Staff Response: An Environmental Report was provided indicating that the project does not anticipate impacting the species listed as part of the US Fish and Wild Service, Florida Fish and Wildlife Conservation Commission, and Florida Department of Agriculture and Consumer Services Regulatory Reviews. Concurrency Management/Adequate Public Facilities Wastewater The proposed project will not exceed the City of Cocoa Wastewater System capacity. Stormwater Management The Level of Service (LOS) for Stormwater Management is as follows: Design Storm Event 25-year frequency/24-hour duration event On-site Stormwater Management: Retention of the first one inch of rainfall for areas of more than one acre. Stormwater Quantity: Post development Stormwater runoff flow rates, quantities, peaks, and velocities shall be equal to or less than levels that existed prior to development. Stormwater Quality: No significant degradation of water quality in receiving water bodies. Staff Response: The proposed project meets or exceeds the City of Cocoa Stormwater Requirements. The project will require a SJRWMD Permit prior to the start of construction. Potable Water Policy 7.1.1.3: The City shall issue no development orders or permits without first determining whether adequate water supplies to serve the development will be available no later than the anticipated date of issuance by the City of a certificate of occupancy or its functional equivalent. The City will also ensure that adequate water supplies and facilities are available and in place prior to issuing a certificate of occupancy or its functional equivalent. Staff Response: The Utilities Department has reviewed the proposed project and capacity is available. Solid Waste Policy 5.1.1.3: The City shall ensure adequate equipment to maintain the following level of service standard for solid waste collection: Solid Waste Disposal (Brevard County Landfill) Cocoa Distribution Rate: 1.2 tons per capita per year Collection Residential: 1 to 2 times per week as needed, each household Non-residential: 2 to 6 times per week as needed, each location Green Waste and Recyclable: Once per week Staff Response: Staff finds that this project will not exceed this LOS standard. Roadways (Transportation) The main entry/exit location for this project is located on Grissom Parkway. Policy 2.1.1.1 of the City’s Transportation Element: The City shall maintain for the purpose of issuing building permits and development orders the following list of major roadway facilities: Grissom Parkway has Minimum LOS E. Utilizing the ITE Code 151 Mini-Warehouse (ITE Trip Generation, 11th Edition), the following is the Engineer’s Trip Generation Estimate for the Project: · Average Daily Trips: 75 · PM Peak Hour Trips: 12 · AM Peak Hour Trips: 7 A Traffic Impact Analysis was performed for this project and indicated all study segments will continue to operate at a satisfactory LOS. BUDGETARY IMPACT: N/A PREVIOUS ACTION: N/A RECOMMENDED MOTION: Staff recommends APPROVAL of a Large-Scale Site Plan consistent with Appendix A, Zoning, Article XI, Section 19, Manufacturing and Industrial District (M-2) to allow construction of a storage facility for recreational vehicle parking with associated infrastructure on a ±9.66-acre portion of a site identified as Parcels 24-35-12-00-760, 24-35-12-00-766, 24-35-12-00-778, 24-35-12-00-779, 24-35-12-00-780 through the Brevard County Property Appraiser.

Committee

Planning and Zoning / Local Planning Agency

Introduced

February 22, 2023

On agenda

March 1, 2023