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04-16-1987 ~ ~ u ~ . PLANNING AND ZONING BOARD REGULAR MEETING THURSDAY, APRIL 16, 1987 9:00 A.M. COMMUNITY CENTER MINUTES Chairman Wheeler called to order a regular meeting of the Planning and Zoning Board at 9:00 A.M., Thursday, April 16, 1987, in the Community Center. ROLL CALL: Members present were Mr. Wheeler, Mrs. B1azi, Mr. Rossiter, Mr. Klein, Mr. Loeffler, and Mr. Mackie. Mr. Quaggin was excused. Also present were Lynne Plaskett, Planning Assistant/Grant Administrator and Beverly Kinney, Board Secretary. APPROVAL OF MINUTES: The minutes of March 5, 1987, special meeting/workshop, were presented for approval. Mrs. Blazi moved to accept the minutes as written, sec- onded by Mr. Loeffler. Motion Carried 6-0. The minutes of March 19, 1987, regular meeting, were presented to the Board for approval. Mr. Rossiter moved to accept the minutes as written, seconded by Mrs. Blazi. Motion Carried 6-0. SITE PLANS: . i SP8703 Dan Barber Southern Bell Unmanned Telecommunication Facility Cocoa Palm Drive and Indian River Boulevard R-1B: Mr. Barber was present to disucss this site plan. Mr. Barber informed the Board the Board of Adjustment had approved the special exception for the facility the previous week. All department heads agreed there was no problem with this site plan, but it was requested that Southern Bell maintain attractive landscaping. Mrs. Blazi moved to accept this site plan, seconded by Mr. Klein. Mr. Loeffler wanted to see a little more landscaping along the north end of the property. Mr. Mackie stated the landscaping should be maintained. Mr. Barber stated there was boxwood along the north side of the property. Mr. Rossiter amended his motion to include'maintain attractive landscaping~' Mrs. Blazi and Mr. Klein agreed to the amended motion., Motion Carried 6-0. SP8704 Luis Geil Shops/Offices/Miniwarehouses Hibiscus Drive B-2: Mr. Geil was present to discuss this site plan. Chairman Wheeler pointed out warehouses~ as stated on the application, were not per- mitted in the B-2 district. Mr. Geil stated the site plan had been revised to show office/shops Chairman Wheeler stated the problem with miniwarehouses is that they don't stay miniwarehouses. There was discussion regarding lavatory facilities in the office/shop area. Some of the Board members felt each office/shop should have it's own lavatory. Mr. Geil stated the lavatories will be locked and a key will be required for entry, so they will not be open to the public. Mr. Fischer, Building Official, was called in regarding lavatory facilities. Mr. Fischer stated there was a set number of stalls and urinals needed depending on the square footage. Mr. Fischer did not see any real problem, because it was not a high traffic build-- ing. Mr. Fishcer stated the upkeep would be handled by the property, owner, Mr. Geil agreed. Mrs. Blazi was concerned about the miniwarehouses turning into other than what they were intended. Mr. Fischer stated the way to handle it is no~ to provide electricity to the miniwarehouses. Q ~ SP8704 Luis Geil Shops/Offices/Miniwarehouses continued: Mr. Rossiter asked about parking. Mr. Geil stated there were eighteen spaces available, two (2) per unit. Mrs. Plaskett informed the Board a business requiring more than the allotted parking would not be issued an occupational license. Parking spaces fifteen (15) through eighteen (18) were discussed. Mr. Rossiter felt the plan met the requirements of the B-2 district and moved to accept the plan. Chairman Wheeler felt if the plan says office it should stay an office and not turn into something else. Mr. Rossiter amended his motion stating the shop area is to be used for storage and the front will be used for office space only, as it shows on the plan being accepted. Mr. Geil stated the Board could move to accept the plan with the stipulation the project is built the way the site plan shows and force the owner to keep it as it shows. Mr. Klein stated the overhead door entry for the shop area was large enough to permit a car in for repair. The Board was very concerned about what would go into the units once the project was complete, and felt occupational licensing was not enough- to control violations. Mr. Rossiter moved to approve the site plan, but it has to be used as designated on the site plan, not to be used for other uses. Mrs. Blazi seconded the motion. Mr. Loeffler stated there was not enough parking. Mr. Mackie agreed parking would be a problem. Mr. Klein felt the lavatory facilities were not sufficient and the overhead doors should be cut down in size to stop large items from going into the shop area. Mr. Geil agreed to eight (8) foot overhead doors. Mr. Rossiter agreed to amend his motion. Mr. Loeffler suggested moving parking spaces fifteen (15) through eighteen (18) and putting two (2) on each side of the miniwarehouses, so there is more of a turning radius between the shops and the mini- warehouses. Mr. Geil did not want to lose any footage on the mini- warehouses. Mr. Rossiter withdrew his motion, Mrs. Blazi withdrew her second. Mr. Rossiter moved to accept the site plan with the stipulation that the four (4) parking spacesl fifteen (15) through eighteen (18)1 be re- arranged and put two (2) on each end of the miniwarehouse and at the same time simultaniously drop the end two (2) storage units and give a clean unobstructed approach to the shops. Motion was seconded by Mrs. Blazi. Motion Carried 6-0. Mr. Mackie asked Mrs. Plaskett if there was anything the Board could do to correct the problems in the B-2 district. Mrs. Plaskett stated she had been taking notes and would come up with something. NEW BUSINESS: Squaring off of City Limits: Mrs. Blazi asked about being able to provide services (water/sewer). She understood there was a period of time in which the City had to provide services (ie: two (2) years). Mrs. Plaskett stated services would have to be supplied at the time of development. Mr. Mackie felt the best thing would be to send out questionaires to property owners asking if they would be interested in annexing into the City. Then the City could determine if they could service all the areas involved. Mrs. Blazi felt it was not in the City's favor to annex little bits and pieces, leaving a lot of enclaves. Mrs. Plaskett stated the comprehensive plan would be a part of this and the Board might want to take the land use and future land use map and corne up with a master plan for the City and the particular areas for annexation. The Board would have to come up with a methodology and a way of accomplishing the goals of the City, even if it would have to go to a referendum. She further explained the Board would have to set plans and goals, but also would have to take steps to implement the plans. Planning and Zoning Board Regular Meeting April 16, 1987 2 ~ ~ o OLD BUSINESS: Annexation/Rezoning request Luis Geil Lots 3, 4, 5, 6 & 7 Roberts Road and U.S. # 1: Chairman Wheeler felt the first question to be answered was whether the Board wanted to annex the property, then decide if the zoning should be B-3 or B-5. Mr. Klein stated the City couldn't service what they have now. Chairman Wheeler suggested approval of the annexation and tabling the rezoning request until September, because it could not be rezoned until then anyway. The rest of the Board felt the annexation and rezoning should be done at the same time. The Board did agree it should be rezoned to B-5. Mrs. Blazi and Mr. Loeffler felt there was enough strip shopping along U.S. #1. Mrs. Blazi pointed out the rezoning request did not agree with the future land use map, which was residential. Mr. Loeffler wanted to see all nine lots annexed in. Mr. Geil stated he had not contacted the property owners of lots 1, 2, 8 & 9 to see if they would be willing to annex. Mr. Geil agreed to contact the property owners to see if they would be willing to annex and rezone to B-5. Mrs. Blazi moved to table this request until Mr. Geil had contacted the property owners of lots 1, 2, 8 & 9 for annexation and rezoning to B-5. Mr. Klein seconded. Motion Carried 6-0. Special Exception Church in R-3 Rev. Tom Bennett 1620 Edgewater Dr.: Mr. Cliff Bennett was present to represent Rev. Tom Bennett and Florida Shores Baptist Church. Mr. Bennett stated the church had purchased 2.08 acres including a house to be converted into a church. Mrs. Plas- kett informed the Board the Zoning Text Amendment was approved by Council, and due to an error in scheduling the special exception went to the Board of Adjustment first. The Board of Adjustment approved the Special Exception pending approval from the Planning and Zoning Board. Chairman Wheeler asked if a church school was planned. Mr. Bennett said there really was not enough room on the property. Mr. Klein wanted signat- ures from fifty-one percent (51%) of the property owners around the area approving of a church in the neighborhood. Mr. Loeffler moved to accept the special exception. Mrs. Blazi was concerned on the effect of churches as a special exception in the R-3 district as far as B-3 and R-3 districts abutting in many places throughout the City. Mr. Mackie seconded the motion. Motion Carried 5-1, with Mr. Klein voting no. Discussion Regarding Churches: Mr. Mackie feared the City would end up with a church on every corner and felt the Board should place some limitations on this, possibly a restriction of not less than three (3) acres to establish a church. Chairman Wheeler stated churches should not be permitted in R-1 and R-2. Mr. Loeffler agreed that putting a size requirement would eliminate a lot of churches trying to come in. Mrs. Blazi stated that as long as schools are allowed there will always be a way to sneak in a church school with a church on the side. Mrs. Blazi felt schools should be taken out of R-1 and R-2. Mr. Klein stated a good lawyer could take anything the Board did and turn it around in their favor. The Board requested Mrs. Plaskett to remove schools as a special exception from the R-1 and R-2 districts and bring it back to the Board at their next meeting for discussion and possible action. Revision 715.02 Site Plan Exemptions Pro osed Wording: Mrs. Plaskett as e t e Boar to go over the propose wor ing to ma e sure it was what the Board had asked for. The Board felt it was and would take it up at the next meeting. Committee Report: Mr. Klein stated he and Mr. Rossiter could not work as a team because of the sunshine law. Mr. Klein stated the information from the meeting regarding illegal paving within the City was correct. Mr. Klein stated there were no permits pulled, because the Building Official stated it was a repaving. Mr. Klein had statements from three (3) people who stated the area in question had never been paved, so it was not a repaving. The Code Enforcement Officer was told to leave the situation alone when he tried to cite the property owners for the viol- ation. Mrs. Blazi suggested Mr. Klein and Mr. Rossiter bring a written report regarding their findings and the Board would then be able to take action. Mr. Klein stated St. Johns Water Management District had been notified of the violation. There being no further business to come moved to adjourn seconded by Mr. Klein. Minutes respectfully submitted by: Beverly Kinney, Board Secretary before the Board, Mrs. Blazi Meeting adjourned at 10:50 A.M. Planning and Zoning Board 4/16/87 3