CITY COUNCIL AGENDA ITEM
Memo Date: August 13, 2024
Agenda Date: August 13, 2024
Prepared By: Stephen Noto, AICP - RVi Planning & Landscape Architecture Planning Consultant
Through: Stockton Whitten - City Manager
Requested Action:
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Four Corners Visioning Update
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BACKGROUND:
In the fall of 2023, City staff identified a number of parcels located along SR 520 and US1 that have incompatible zoning and future land use designations. This situation creates a consistency issue with the Comprehensive Plan and impacts property development opportunities. In addition, it was found that the zoning categories that were consistent with the overlying Mixed-Use Future Land Use (FLU) designation were not structured in a manner to support the goals and objectives of the Mixed-Use FLU designations.
Given the scope of the impacted area, generally described as the south side of SR520 from S. Fiske Blvd. to the intersection of SR520 and US1, including the full intersection of SR520 and US1, and more clearly shown in the attached maps, City staff requested that RVi review the impacted corridor and provide strategic solutions in how to address the issue. RVi created a scope that consists of five stages, with the goal of being complete prior to the end of the 2024 calendar year:
• City Kickoff and Strategy
• Community Outreach
• Gateway Corridor Land Development Code (LDC) Amendments
• Zoning and Future Land Use Compatibility Strategy
• Public Hearings
City Kickoff
The first stage of the project occurred during the first two quarters of the year and consisted of the City Kickoff and Initial Strategies for the study area as well as planning for Community Outreach. Upon completion of that stage, it was determined that the initial study area would be limited to the “Four Corners”, which is generally described as the parcels at the intersection of SR520 and US1, as seen in the attached maps. In addition, an in-person, with virtual option, Community Outreach meeting was to be held on Monday, June 17, 2024, at the Dr. Joe Lee Smith Recreation Center.
Community Outreach
In order to maximize community involvement, a multichannel marketing approach was utilized:
• Almost 1,800 public notice letters were sent two-weeks before the Community Workshop.
o This included all parcels within both the Cocoa and Diamond Square CRAs.
• City staff created and published a Community Visioning Workshop flyer that was posted on the City website.
• City staff created a Facebook event on the City Facebook page promoting the Workshop.
Approximately 100 residents and interested parties attended the Community Workshop in-person, and approximately 2 dozen attended online. A full team from RVi was present, as well as representatives from FDOT and the Space Coast Transportation Planning Organization (TPO). The City of Cocoa Mayor and Councilmembers, along with the City Manager and staff were also present.
The team from RVi covered a 50-slide presentation that included background of the project, an overview of the City’s LDC and Comprehensive Plan and how they impact the Four Corners, an existing conditions analysis, and design considerations in order to meet the intent of the City’s adopted Comprehensive Plan. Breakout sessions were held with those in attendance in order to gather feedback on ideas and solutions for Streetscape, Land Use, Mobility, and Urban Design.
Attendees were provided stickers to indicate positive, neutral, or negative feedback to the items presented. Representatives from RVi, FDOT, and the Space Coast TPO were also available for questions. Scans of the feedback boards showing placement of “positive, neutral, or negative” feedback are provided as part of this memo.
A variety of written and verbal feedback was also provided:
Ideal Land Uses:
§ Encourage Mixed Use projects (residential above retail or office).
§ Neighborhood based small scale retail and service-based uses are also ideal, i.e. barber shop/salon, medical office, small grocer, day care facilities, and the like.
§ Idea for restaurant on 2nd or 3rd story overlooking the area with railroad theme.
§ Some auto-oriented uses are okay if well-buffered and screened from the road, so they are attractive, and with enhanced building/architectural standards.
Ideal Built Form:
§ Max. 3 stories.
§ Limited driveways/access from arterial frontages with access from “side streets” and interconnectivity between parcels.
§ Old Florida desired architectural vernacular, beach, “Key West”, Hemingway House was an inspiration of one group.
§ Placemaking through public art, fountain, or feature on key properties.
§ Enhanced landscaping and enhanced architectural codes to ensure the national chains build to a higher level/standard.
Mobility Improvements:
§ Supportive of using ROW to move sidewalks further from travel lanes and adding landscaping to create pedestrian environment.
§ Sensible to the fact that the roadways are arterial corridors that connect the region, so it will also need to be vehicle friendly.
§ Work on finding funding for an overpass bridge to connect Stone Street across rail lines.
§ Not supportive of pedestrian overpass due to aesthetics, practical issues of the trucks and transport through the intersection, could cut off pedestrian activity on street.
Visioning Boards:
§ Enhanced design standards.
§ Provide a variety of allowed uses.
§ Improved access across US1 and train tracks.
§ Have buildings front US1 and SR520 with entrances from side roads.
§ Pedestrian safety improvements.
§ Landscape buffering along right-of-way.
§ Include representation of Diamond Square.
§ Don’t exceed three story building heights.
§ Allow for rooftop entertainment.
§ Encourage “Old-Florida” Architecture.
§ Parking in rear of building not along US-1.
§ Utilize Downtown St. Petersburg as a guide (walkable and public art focused).
§ Provide street art.
§ Area should represent the “Gateway to the beach & Merritt Island”.
§ Current design feels crowded and unsafe.
§ Have the CRAs be involved.
§ Pedestrian overpass to connect Stone St. to Cocoa Village.
§ Extend visioning to the north side of SR520.
Additional Public Input
On Monday, August 5, 2024, RVi presented the outcomes of the Community Workshop to the Cocoa CRA. No additional public input was received, and the questions received from the CRA were generally related to the implementation of potential code changes, uses, timing, and intergovernmental coordination of pedestrian improvements.
A similar presentation, as well as direction received from the City Council, will be presented to the Diamond Square CRA on Monday, August 19, 2024.
Recommendation
A summary of this feedback provides for a recommendation that the City continue to follow and implement the vision outlined in the Comprehensive Plan for the Mixed Use FLU designation. That being said, the current zoning districts that regulate the subject parcels are not structured in a manner to support these types of developments or improvements. In addition, there are at least two commercial zoning districts that exist within the corridor that are not compliant with the Mixed-Use FLU. Having said that, RVI and staff recommend the following:
1. Update the Comprehensive Plan to include C-P, Commercial Parkway, as an Applicable Zoning District within the Mixed-Use Future Land Use designation, in Figure FLU-1.
2. Create a Four Corners Overlay that provides for zoning standards that support a Mixed-Use, pedestrian friendly environment.
a. This includes the incorporation of specific design standards related to building architecture, site landscaping, landscape buffers, location of parking, building heights, and site access.
b. Create a list of permitted, conditional, special exception, and prohibited uses within the Overlay.
3. Coordinate with FDOT to discuss improvements to SR520/US1 with relation to landscaping and pedestrian access, as well as any opportunities for private sector improvements on those topics.
4. Coordinate with Space Coast Area Transit on bus shelter improvements and encouraged use of existing public transit infrastructure.
5. Begin review and recommendations of the remaining corridor west of the Four Corners.
STRATEGIC PLAN CONNECTION:
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BUDGETARY IMPACT:
N/A
PREVIOUS ACTION:
N/A
RECOMMENDED MOTION:
Recommendation
City staff and RVi request direction from the City Council on the above recommendations. Based on the direction received, RVi will coordinate a schedule with City staff on the next steps of the process. Any changes to be made to the Land Development Code or Comprehensive Plan will require public hearings at the Planning & Zoning Board and the City Council. This will allow for additional public input for the project.