Sample Shopping Center Zoning Report

THE PLANNING & ZONING
RESOURCE CORPORATION

100 North East 5th Street • Oklahoma City, Oklahoma 73104
Telephone (405) 840-4344 • Fax (405) 840-2608

ZONING AND SITE REQUIREMENTS
SUMMARY

PZR REPORT® FOR:
APPLESTONE PLAZA
5645-5675 NORTH MERIDIAN AVENUE
COCOA BEACH, FLORIDA

Prepared For:

ABC LENDING, INC.

Date: Final – 2/25/2010

NATIONAL PLANNING & ZONING CONSULTING SERVICE
Page 1 of 8 - © 2/25/2010 04:37:00 PM PZR - /home/pptfactory/temp/20101230174636/sampleshoppingcenterreport-101230114635-
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PZR SITE NUMBER: 12345-1

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THE PLANNING & ZONING
RESOURCE CORPORATION
100 NORTH EAST 5th STREET
OKLAHOMA CITY, OKLAHOMA 73104
(405) 840-4344
(405) 840-2608 FAX

ZONING AND SITE REQUIREMENTS SUMMARY

I. Property Location and Size

1. Jurisdiction: City of Cocoa Beach, FL

2. Name: Applestone Plaza

3. Address: 5645-5675 N. Meridian Avenue

4. Size: 8.40 acres or 366,014 sq ft +/-

II. Existing Land Use and Zoning

1. Date of Existing Ordinance: January 15, 2009

2. Existing Zoning Designation: "CN" Neighborhood Commercial

3. Adjacent Zoning Designation and or Uses if Applicable:
East: N. Atlantic Avenue
South: "CN" and "CG" General
Commercial
West & Southwest: "RM-2" Multifamily
North: City of Cape Canaveral

4. Existing Land Use: Shopping Center (Retail, Restaurants,
Liquor Store, Personal Services, Business and Professional Offices

Is The Existing Use in Conformance? Yes, as Permitted Uses and Special
Exception Decision 04-3000517-01 (restaurant within 100 ft of residential) (attached)
(See Section 3-10 for Code reference)

III. Zoning Regulations

1. Are copies of zoning regulations available for this site? Yes, Attached

2. If any aspect of the property is not in conformance with current zoning, does the
municipality provide ordinances dealing with non-conforming use? Yes, Attached
(For Information Only)

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IV. Property Specification

1. Building Set-Back Lines
Required Existing

a. Front: 5 ft. most locations. Front A1A: 54.3 ft
setbacks on A1A, SR 520 South Shepard Drive:
and South Banana River 284 ft (scale)
Boulevard: 50 ft. for all
property abutting Highway
A1A from Fourth Street
north to the north
corporate boundary, SR
520 and South Banan
a River Boulevard within
corporate limits. 25 ft. for
all property abutting Ocean
Beach Boulevard. On
corner lots west of A1A or
Atlantic Avenue, the front
setback shall be 10 ft. from
the side street.

b. Side/Street Side: 10 ft. for buildings west of
A1A or Atlantic Avenue. On
corner lots west of A1A or
Atlantic Avenue, the
setback shall be 10 ft. from
the side street. In all other
areas the side setback
shall be 12 1/2% of lot or
parcel width, with a 10-foot
minimum. On any lot or
parcel in which the
combined side setbacks
exceed 25 ft., the setback South Property Line:
requirements may be met 44.3 ft
by leaving space between West Property Line:
buildings of at least 12 ft., 139.6 ft
such space to be subject to North: 44.2 ft
the same restrictions as
side yards and
unobstructed in a straight
line from the front to the
rear lot lines. All buildings
exceeding 45 ft. in height
shall have an additional
side setback of 1/2 ft. for
every additional foot in
height or fraction thereof of
building height exceeding
45 ft. Side setbacks for all
structures shall be
governed by the tallest
building on the parcel.

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1. Building Set-Back Lines
Required Existing

15 ft. or building restriction
line on oceanfront
property.

Continued Next Page
Rear:

Not Applicable
(See Article II.238)

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Is The Existing Building in Conformance? Yes
Article II.130.d. i. Lot frontage. The front of a lot shall be construed to be the portion
nearest the street. For the purpose of determining yard requirements on corner lots and
through lots, the prevailing yard pattern on adjoining and surrounding lots shall
determine frontage. Unless the yard pattern indicates otherwise, as determined by the
director of development services, front yards shall be provided on all frontages.
(See Section Table 4-01A for Code reference)

2. Building Size

a. Maximum Building Height or Stories: 45 ft

b. Existing Building Height or Stories: 19.3 ft, 1 story (per survey)

c. Building Site Area Requirements: Minimum Lot Area: 7,500 sq ft
Minimum Lot Width: 50 ft
Minimum Pervious Area: 10%

Is The Existing Building in Conformance? Yes, to Height, Lot Area, Lot Width, and
per review of survey, Pervious Area exceeds 10%
(See Section Table 4-01 for Code reference)

3. Density

a. Building Density Formula: Maximum Building Coverage: 35%
(69,473 / 366,014 = 0.189) (19%)
Maximum Floor Area Ratio (FAR): 2.5
(69,473 / 366,014 = 0.189) (0.2 FAR)

b. Approximate Building Footprint: 69,473 sq ft (per survey)
68,577 sq ft (Gross Floor Area per rent
roll)

Is The Building Coverage in Conformance? Yes, existing 19% Building Coverage and
0.2 FAR (See Section 3-10.J and Table 4-01 for Code reference)

4. Parking

a. Parking Space Formula: Retail/Personal Service: minimum 2
spaces or 1 space per 400 sq ft GFA,

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4. Parking

per 150 sq ft GFA, whichever is greater,
plus 1 per 2 employees on largest shift.
When computing based on seats,
number determined by 1 seat per 15 sq
ft of floor area devoted to dining or bar
area.
(8,400 sq ft per rent roll)
(70% estimated dining area)
(8,400 / 150 = 56)
[(8,400 x 70%) / 15] / 3 = 131 patron
spaces, plus
(estimated 40 employees / 2 = 20
employee spaces)

Office: 1 space per 200 sq ft GFA
(4,680 sq ft per rent roll)
(4,680 / 200 = 23)

139 + 131 + 20 + 23 = 313

b. Parking Spaces Required: 313 Total Parking Spaces

c. Existing Parking Spaces: 319 Total Parking Spaces
(including 14 handicap)

Is The Existing Parking in Conformance? Yes (See Section Chapter IV, Article III
for Code reference)

V. Site History

1. Was special permitting or condition(s) applied to existing zoning? Yes

a. Site Plan Approval or Planned Unit Development? Site Plan Approval
(Attached)

b. Other? Special Exception
Decision 04-3000517-01(approval for restaurants within 100 ft from residential
zoning); Decision 04-3000517-2 (outdoor seating)

2. Are there any outstanding building or zoning violations on file? Per Robin Reiland,
Code Enforcement Officer, there are no building or zoning Code violations. (See
Attached Letter)

3. Are there any outstanding fire code violations on file? Per conversation
with Mark Amaral, Fire Marshall, there are no fire code violations.

4. Is a Certificate of Occupancy available for the site? Yes, attached are
Certificates of Occupancy for all current tenants listed on the rent roll.

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VI. Conclusions

1. Conformance Status: Legal Conforming

2. Nonconforming Characteristics of the Site: None

3. Recommended Action: None

4. Rebuildability Clause: Not Applicable

Other Comments: None

The Planning & Zoning Resource Corporation has relied on information provided by the
following:

Municipal Officials Surveyor

Anthony Caravella Plumb Bob Surveying Co.
Director of Development Services 505 Main Street
2 South Orlando Avenue Cocoa Beach, FL 32930
Cocoa Beach, FL 32931
321.868.3218 Survey Dated: 2/23/2010

This report was prepared by David Anderson. Questions may be directed to David Anderson at
405.840.4344, Extension 3337 or by email to DavidA@pzr.com. Please reference PZR Site
Number 12345-1.

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Sample Shopping Center Zoning Report

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Sample Shopping Center Zoning Report