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Minutes 06-26-07 MINUTES OF THE PLANNING AND DEVELOPMENT BOARD REGULAR MEETING HELD IN COMMISSION CHAMBERS, BOYNTON BEACH, FLORIDA JUNE 26, 2007 AT 6:30 P.M. PRESENT: Lee Wische, Chair Woodrow Hay, Vice Chair Sergio Casaine Shirley Jaskiewicz Jeff Lis Roger Saberson Sharon Grcevic, Alternate Charles Seaman, Assistant City Attorney Mike Rumpf, Director, Planning and Zoning ABSENT: John Blehar Edward Hillery, Jr., Alternate 1. Pledge of Allegiance. Chair Wische called the meeting to order at 6:31 p.m. 2. Introduction of the Board. Chair Wische introduced the board members, and notably, Charles Seaman, Assistant City Attorney. 3. Agenda Approval. There were no changes to the agenda. Motion Mr. Casaine moved to approve the agenda. Vice Chair Hay seconded the motion that unanimously passed. 4. Approval of Minutes. There were no changes to the minutes. 1 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 Motion Vice Chair Hay moved to approve the minutes as presented. Mr. Casaine seconded the motion that unanimously passed. 5. Communications and Announcements. A. Planning and Zoning Report 1. Final disposition of the May 22, 2007 Planning and Development Board Meeting Agenda Items. Mike Rumpf, Planning and Development Director, reported the following items previously reviewed by the board were approved by action of the City Commission: ,. NW 7th Court Zoning Variance (Homrich) ,. Land Development Regulations (LDR) Code Rewrite, Group II deliverables Mr. Rumpf advised he would review a publication distributed to the members after the meeting. 6. Old Business None 7. New Business A. Lake Worth Christian School Conditional Use 1. PROJECT: DESCRIPTION: Lake Worth Christian School (COUS/MSPM 07-003) Arianne Neilsen, Land Design South Lake Worth Christian School Society, Inc. 7592 High Ridge Road, east side of High Ridge Road approximately one-half mile north of Miner Road Request for conditional use/major site plan modification approval to add a two-story, 19,555 square foot Early Childhood Development Center, a 15,000 square foot General Use Building and a 6,000 square foot Athletic AGENT: OWNER: LOCATION: 2 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 /Locker Room Building on a 16.23 acre site of the existing high school campus. Chair Wische read the request. Attorney Seaman administered the oath to all persons intending to testify. Chair Wische reviewed there were 18 staff comments attached to the request. Arianne Neilsen, Land Design South, was present and agreed with all conditions of approval. Ed Breese, Principal Planner, suggested hearing the conditional use and height exception items together and that approvals be made via separate motion. The board had no objection to the suggestion. Mr. Breese read the background information contained in the staff report and elaborated the requested addition would allow for an additional 290 children and required approval in order to be located on the site. Mr. Breese reviewed an aerial map of the property showing the property to the north, which were unincorporated single-family residential lots. The property to the south was Cedar Ridge. Ball fields were being added to the site and there would be 216 parking spaces, which was an excess of 64 spaces. There would be a 158 foot setback from the north property line abutting the single-family neighborhood in the unincorporated area. The building would be situated 74 feet from the rear yard property line and nearly 490 feet from the CSX railroad and 1-95 right-of-way. The Rl-AA zoning regulations required 7.5 feet be maintained on the sides of the structure. The athletic/locker room building would be located 25 feet from the east property line. Mr. Breese explained the County approved the traffic performance standards, but had expressed some concern with the southbound left turn from High Ridge Road onto Gateway. The actual development, however, did not necessitate improvements. The City had a traffic analysis done on the intersection and agreed to stripe the intersection in accordance with the consultants recommendation. There would be a southbound left, a southbound shared left and through and a southbound right turn. The City had contacted the County Traffic Engineer and they would time the signal accordingly once the improvements were made to improve traffic flow and avoid stacking at the intersection. 3 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 In reference to the height exception, Mr. Breese reported the height requirements were within the range allowed in the Rl-AA zoning district. The building was 26 feet, 6 inches but the hip roof above the elevator stairwell area, had a height of 31 feet, 10 inches. The applicant was requesting an exception of 1 foot, 10 inches. Mr. Breese indicated there was a 17-foot landscape buffer and the new parking area being created in the front of the building would have trees. There would be other trees up against the building for additional buffering to the south. He advised the Cedar Ridge property sat five feet higher than the Lake Worth Christian School property with a retaining wall. Staff advised there was ample justification for the height exception and recommended approval of both the height exception and the conditional use/major site plan modification. An affidavit from the applicant advising that the surrounding property owners were notified was submitted by the applicant. Chair Wische opened the public hearing. No one coming forward, Chair Wische closed the public hearing. Ms. Jaskiewicz asked about the recreational area immediately adjacent to Cedar Ridge. Mr. Breese explained it wrapped Cedar Ridge to the east, and the combination soccer/baseball field would be located there. The softball field would be more aligned towards the buildings towards 1-95. Ms. Jaskiewicz expressed concern with fly balls. Mr. Breese explained the fields would not be lit and were for day use only. Additionally there would be backstops. Mr. Casaine asked about speed bumps. Mr. Breese advised speed bumps were located on High Ridge Road near the school to slow traffic, as well as on the school campus. Ms. Jaskiewicz commented she liked the onsite, school bus drop-off area. Motion Vice Chair Hay moved the request be approved for a Conditional Use/Major Site Plan Modification to add a two-story 19,555 square foot Early Childhood Development Center, a 15,000 square foot General Use Building and a 6,000 square foot Athletic /Locker Room Building on a 16.23 acre site of the existing high school campus subject to all the conditions of approval. Ms. Jaskiewicz seconded the motion that unanimously passed. 4 Meeting Minutes Planning and Development Board Boynton Beach, Florida Heiqht Exception 2. PROJECT: AGENT: OWNER: LOCATION: DESCRIPTION: Motion June 26, 2007 Lake Worth Christian School (HTEX 07-004) Arianne Neilsen, Land Design South Lake Worth Christian School Society, Inc. 7592 High Ridge Road, east side of High Ridge Road approximately one-half mile north of Miner Road Request for height exception approval to allow a pitched roof for the stair tower at a height of 31 feet - 10 inches, an exception of one foot - ten inches (1'-10") above the 30 foot height limit in the R1-AA zoning district. Mr. Casaine moved the request for height exception approval to allow a pitched roof for the stair tower at a height of 31 feet, 10 inches, an exception of 1 foot 10 inches above the 30 foot height limit in the R1-AA zoning district be approved. Ms. Grcevic seconded the motion that unanimously passed. C. Land Development Regulations Rewrite Group 2 Code Review 1. PROJECT: AGENT: DESCRIPTION: Land Development Regulations (LDR) Rewrite (CDRV 07-004) Group 2 City-initiated Group 2 deliverable (remainder), pursuant to the LDR Rewrite Work Schedule, including: Article 1. Overview; Article 2. General Provisions, Article 3. Zoning Districts & Overlay Zones, and Article 4. Use Regulations, (excluding Use Matrix &Notes). These proposed sections will ultimately replace and enhance portions of the current LDR Part III, Chapter 2 Zoning, Sections 1, 3 through 8.5, 11.2, and Chapter 2.5 Planned Unit Developments. Mr. Casaine complimented staff on the presentation it made at the last meeting. He elaborated it was a good meeting and staff took into consideration questions they had. Mr. Rumpf thanked the members and acknowledged staff sometimes needed the outside input 5 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 due to them working so much within a planning "bubble." Mr. Rumpf explained in reference to prior comments and in discussion with legal staff, when the Code was entered into the Planning Matrix format in the Land Development Code Rewrite, it changed the way the matrix read and it showed the entries as being treated equally. He clarified if an entry was not shown on the matrix, it was not allowed and "not allowed" was construed as synonymous to the word prohibited. Mr. Lis asked if the cells would remain blank. Mr. Rumpf explained all the spaces would be blank regardless of whether it was previously prohibited or not allowed. Any notices or letters in prohibited spaces in the matrix would be removed. Eric Johnson, Planner, discussed Rule 1 pertained to differentiating between a blank cell versus "Prohibited Use". If the direction of the board was to have all cells blank, then note number one would be revised that empty cel!s would be "Prohibited Uses" except in the PID zoning district and IPUD district. Mr. Lis asked if, "Not Allowed", would be given a definition under "Use" consistent with the other terms listed under "Use." Mr. Johnson explained there would not be a use called "Not Allowed", but would have a definition of "Prohibited Use". Mr. Rumpf explained there would not be a reference or implication that there could be two different definitions of Not Allowed or Prohibited. There would be one definition that would cover the entire item. Mr. Rumpf continued his review of the deliverable and explained they would continue on the project objectives. For this deliverable, he explained the Supplemental Regulations would be addressed in a subsequent group. They were dealing with the Zoning Districts and Related Provisions. The Overview in Chapter 3, Article I, included background text, which, were the narrative, descriptions and the necessary introduction to the base component, which was the zoning map. Article II contained General Provisions, had supporting code text changes in terminology, basic rules, definitions and setting parameters to help clarify the zoning regulations. The Zoning Regulations had no content changes to the majority of the district regulations. He explained they were last updated in 2005 and involved setback regulations, lot regulations and adding administrative adjustment provisions for flexibility pursuant to the prior City Commission's directive. He pointed out there may be additional changes after the downtown visioning process being conducted by the CRA to prepare an updated redevelopment plan for the downtown core was completed. Mr. Rumpf explained the attributes were changed placing standards in a tabular form. Graphics were added. There was enhanced Intent and Description and beneficial references to related regulations were included. They replaced the Land Use Intensity 6 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 analysis with design objectives; however, the exact language would be included in future deliverables. Establishing the new mobile home park planned district and corresponding standards were added, and there were clarifications to the Mixed-Use Pods in the Planned Industrial Development District's were made. Mr. Rumpf asked the board to note numerous mobile home parks or communities were eliminated in the coastal zones. He clarified many of them were older than those existing in the western area and they were replaced or were in process of being redeveloped with more permanent conventional housing. Mr. Rumpf explained on the western area there was a new park with over 400 units annexed into the City. There were over 1,300 units within mobile home communities adjacent or nearly adjacent to the City's border. He explained there might be future parks due to the need for workforce housing. He explained this could help correct some of the non-conforming status. Mr. Rumpf acknowledged there was a mixture of corporate versus individual lot owned parks. Mr. Rumpf had no information on redevelopment of those parks or the continuation or preservation of those districts. The Use Regulations contained conversion of performance standards to apply across the boards to all districts. They presently only applied to the Planned Industrial Development District (PID). The Conditional and Non-Conforming Uses were explained and defined. References to the Processes section were added. Mr. Casaine asked when they would receive the next deliverable. Mr. Rumpf responded the next deliverable, Group III, was scheduled to come before the board next month. Motion Vice Chair Hay moved to approve Group II deliverables. Mr. Casaine seconded the motion that unanimously passed. 8. Other None. 9. Comments by members Ms. Jaskiewicz commented the board had made recommendations regarding the west elevation of the Ocean 95 Project. He asked if the project moved forward with those comments. 7 Meeting Minutes Planning and Development Board Boynton Beach, Florida June 26, 2007 Mr. Rumpf explained the comments were included in the Conditions of Approval. The Building Permits had not yet been submitted. When they do, they would review it for conformance with those conditions. Mr. Johnson recalled the condition was a staff recommendation to enhance the west facade and to increase the landscaping along the perimeter. 10. Adjournment Motion There being no further business to discuss, the meeting properly adjourned at 7:07 p.m. (I Oft! IW~. - (7 j~0vma'1~ Catherine r:h(r, -~~M Recording Se' etary 062707 8