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2004-05-25 CITY OF OKEECHOBEE BOARD OF ADJUSTMENT MAY 25,2004 SUMMARY OF BOARD ACTION DISCUSSION - VOTE Chairman Walker called the May 25,2004 Board of Adjustment meeting to order at 7:02 p.m. Board Secretary Vinson called the roll AGENDA CALL TO ORDER - Chairperson. Board of Adjustment, May 25,2004, 7:00 p.m. I. 1" ~ Ç"".) Present Present Present Present Present Present Present Present Present Present Present Secretary . CHAIRMAN, MEMBER AND STAFF ATTENDANCE Chairperson Bill Ledferd Board Member Daniel Creech Board Member Dawn Hoover Board Member Thomas Keller Board Member William Ledferd Board Member Christopher Mavroides Board Member Douglas McCoy Board Member Jerry Walker Alternate Sandra Jones Alternate Teresa Sallette Attorney John R. Cook Secretary Katrina Vinson II. I Board Member Ledferd moved to dispense with the reading and approve the Summary of Board Action for the April 27, 2004 regular meeting; seconded by Board Member Hoover. Secretary . Motion to dispense with the reading and approve the Summary of Board Action for the April 27, 2004 regular meeting. MINUTES A. III. VOTE CREECH - YEA HOOVER - YEA KELLER - YEA LEDFERD - YEA MAVROIDES - YEA MCCoy - YEA WALKER- YEA MOTION CARRIED. I Board of Ad¡ustment - USSION - VOTE ACTION Board Member Hoover motioned to elect Board Member Bill Ledferd as Chairperson for a term I beginning May 1,2004 and ending May 23,2006; seconded by Board Member Creech. I Board Member Mavroides motioned to re-elect Jerry Walker as Chairperson for a term beginning May 1,2004 and ending May 23,2006: seconded by Board Member Keller. VOTE CREECH - LEDFERD HOOVER - LEDFERD KELLER - WALKER LEDFERD - LEDFERD MA VROIDES - WALKER MCCOY - LEDFERD WALKER - WALKER I 2004 and ending May 23.2006 Board Member McCoy motioned to elect Board Member Dawn Hoover as Vice-Chairperson for a term beginning May 1,2004 and ending May 23,2006; seconded by Board Member Ledferd. VOTE CREECH - YEA HOOVER - YEA KELLER - YEA LEDFERD - YEA MA VROIDES - YEA MCCoy - YEA WALKER - YEA briefly explained the Planning Staff Kelly Hill, representative of LaRue Planning and Management, Report to the Board Members. AGENDA IV. NEW BUSINESS. A. Elect Chairperson, Term beginning May 1,2004 and ending May 23,2006 (j.; CD '::0 B. Elect Vice-Chairperson, Term beginning May 1,2004 and ending May 23,2006 C. Consider Petition 04-006-SE: David Nunez, owner ofD & A Sod and Landscap- ing, Inc. is the property owner and applicant. The property is located at the N.E. corner of NE 6th Street and NE 2nd A venue. The purpose for the request is to allow for an off-street parking lot and access within a Residential Single Family-l zoning district to a commercial enterprise in a Commercial zoning district (Section 90-103 (5)) Exhibit 1. 1, Summary of Application: D & A Sod and Landscaping is the property owner, David and Anita Nunez are the owners of D & A Sod and Landscaping. The property owners, are requesting to allow for an off-street parking lot and access within a Residential Single Family-l zoning district to a commercial enterprise in a Commercial Zoning District. be Chairperson for a term beginning May Ledferd will Bill " Pa Board of Adlustment - 25,2004 ACTION - DISCUSSION - VOTE Ma Planning Staff Report Background: The subject property is approximately 0.32 acre(s) fronting on N.E. 6th Street which is subject to this Special Exception Use petition. The applicant intends to put in a parking lot to serve an adjacent commercial business. The dwelling has public utilities and the adjoining property users are as follows: North - Single Family, East - Single Family, South - Single Family, West - Mobile Home Park. ~ œ C') :v) Planning Staff Report Consistency with Land Development Regulations: When reaching a conclusion on a Special Exception, the Board of Adjustment shall consider and show in its record the following findings: (A) The use is not contrary to the Comprehensive Plan requirements. The use of a parking lot for a non-contiguous commercial property is not contrary to the Comprehensive Plan. (B) The use is specifically authorized as a special exception use in the zoning district. Yes, Section 90-103(5) of the LDR's allows off street parking and access to a commercial enterprise in a Commercial zoning district. (C) The use will not have an adverse effect on the public interest. No, if the parking lot is regulated to certain hours; buffered from the surrounding properties there will be a minimal effect on the public. (D) The use is appropriate for the proposed location, is reasonably compatible with adjacent uses and is not detrimental to urbanizing land use patterns. Yes, the property is one (1) block from and within walking distance to the proposed business. (E) The use will not adversely affect property values or living conditions, nor be a deterrent to the development of adjacent property. No, the use should not affect other properties but some property owners may not wish to build next to a parking lot. (F) The use may be required to be screened from surrounding uses to reduce the impact of any nuisance or hazard to adjacent uses. Yes, the property needs to be screened from surrounding properties to reduce night time nuisances. (G) The use will not create a density pattern that will overburden public facilities such as schools, streets, and utility services. No, density is not an issue. (H) The use will not create traffic congestion, flooding or drainage problems, or otherwise affect public safety. No, public safety will not be affected if traffic is limited for this parking area. Planning Staff Report Recommendation: Move that Petition No. 04-006-SE be approved based on the findings contained in the Planning Consultant's report dated May 17, 2004. Conditions Required: (1) Require that all employees park at the off-site parking lot. (2) A time restriction of 8:30 p.m. where no other vehicles will be allowed to ingress and park. However, the vehicles parked before 8:30 p.m. should be allowed to stay parked until they leave the place of business. (3) Section 90-511 (2) states that applicant must submit a written agreement to the City ensuring the continued availability of the off site facility for parking use. IV. NEW BUSINESS CONTINUED. I C. Consider Petition 04-006-SE, continued. I I Page 4 of7 Several surrounding property owners addressed their concerns with the Board Members. William I Welder explained that he lives on the North side of the proposed parking lot. He does not want the children walking along the side of the road without a sidewalk or walking in an unlit alley, this area is not feasible for pedestrian traffic. Dr. Charles Bartels explained that he is constructing a new optometry office directly abutting the proposed laser tag facility. He continued by saying that when he created the site plan for his business, he had to make the building smaller to accommodate on- site parking. Mr. Bartels stated that the laser tag facility should have to do the same. Sherry Smith spoke on behalf of her grandmother Nannie Surrels. She explained that Mrs. Surrels owns the mobile home park located on the West side of the proposed parking lot. She explained that the children would have to walk in the alley behind her park. She continued that unsupervised children walking in an unlit alley would cause vandalism, either in the alley or to the mobile homes. Catherine Nix stated that an unsupervised parking lot would invite children with skateboards. She recommending making the building smaller to accommodate on-site parking. Kelly Redicker explained that she was an employee of Rita's Furniture, located to the North ofthe proposed laser tag facility. She continued by explaining that the off-site parking lot was a bad idea, children do I not know how to behave. She explained that the children would cause crime in the area, and having to travel through an unlit alley, unsupervised by adults, could create a place for drug use or drug dealing Board of Adjustment - May 25, 2004 ACTION - DISCUSSION - VOTE I[ AGENDA IV. NEW BUSINESS CONTINUED. C. Consider Petition 04-006-SE, continued. ~ ~ ~ Anita Nunez, owner of D&A Sod and Landscaping, explained that she has four children of her own. The proposed facility is for the children of the community, and she plans to address all safety issues to protect the children. Tom Murphy, representative of the property owners, explained that a light could be placed in the alley, however the citizens that live in the mobile home park would probably complain about the light shining in their windows at night. He continued, there will be no unsupervised children. There will be a barrier or fencing placed around the area to protect the surrounding property owners. The purpose for this facility is to have a place for kids to be off the streets, and enjoy a game room and laser tag. I Board Member Mavroides questioned Mr. Hill about the parking lot being located in a Residential Single Family neighborhood. Mr. Hill explained that if the lot is buffered correctly, the Land Development Regulations do allow it as a Special Exception Use. Board Member McCoy questioned the number of employees that would be at the facility. Anita Nunez answered six to eight at a time Pa~e 5 of 7 Board of Adjustment - May 25, 2004 the public, nor any further comments from the Board. Board Member Mavroides motioned to deny petition 04-006-SE based on having an adverse effect on the public interest, the use is inappropriate for the proposed location, and is not reasonably compatible with adjacent uses and is detrimental to urbanizing land use patterns; seconded by Board Member Keller. VOTE CREECH - NAY HOOVER - YEA KELLER - YEA LEDFERD - NAY MA VROIDES - YEA McCOY - YEA WALKER- YEA -i :::> ~ Summary of Application: Pogey's Plaza is the property owner, Richard D. and Sandra L. Vest are the owners ofPogey' s Plaza. The property owners, are requesting to allow for a mechanical and repair service within a Heavy Commercial Zoning District. Kelly Hill, representative of LaRue Planning and Management, briefly explained the Planning Staff Report to the Board Members Planning Staff Report Background: The subject property is approximately 1 acre fronting on South Parrott Avenue which is subject to this Special Exception Use Petition. The applicant intends to lease space out for truck accessories and Rhino Bed Liners. The dwelling has public utilities and the adjoining property users are as follows: North - Pogey's, East - Town Center Apartments, South - Brantley's, West - South Parrott Avenue & Pritchard's Insurance Planning Staff Report Consistency with Land Development Regulations: When reaching a conclusion on a Special Exception, the Board of Adjustment shall consider and show in its record the following findings: (A) The use is not contrary to the Comprehensive Plan requirements. No, the use is contrary to the Comprehensive Plan. The use is appropriate in Industrial not a Commercial zoning district. (B) The use is specifically authorized as a special exception use in the zoning district. No, this use is not listed specifically as a special exception in this zone (C) The use will not have an adverse effect on the public interest. No, the use would be more Il IV. NEW BUSINESS CONTINUED. There were no further comments from Consider Petition 04-006-SE, continued. c. I Consider Petition 04-007-SE: RichardD. and SandraL. Vest, owner'sofPogey's Plaza, are the property owners and applicants. The property is location at 1809, 1811, and 1815 South Parrott Avenue. The purpose for the request is to allow a mechanical and repair service within a Heavy Commercial zoning district (Section 90-283 (7» - Exhibit 2. D. I I Page 6 of7 Board of Ad_iustment - May 25, 2004 I appropriate if located in an Industrial zoned area. (D) The use is appropriate for the proposed location, is reasonably compatible with adjacent uses and is not detrimental to urbanizing land use patterns. No, the use is not appropriate for this location. (E) The use will not adversely affect property values or living conditions, nor be a deterrent to the development of adjacent property. No, the use will affect property values by creating an Industrial spot zone in an area of strictly commercial. (F) The use may be required to be screened from surrounding uses to reduce the impact of any nuisance or hazard to adjacent uses. If the Special Exception is granted, all necessary precautions should be taken to protect all adjacent properties. (G) The use will not create a density pattern that will overburden public facilities such as schools, streets, and utility services. The applicant will be required to properly design his property in order to prevent problems of traffic congestion in terms of ingress/egress to this site. (H) The use will not create traffic congestion, flooding or drainage problems, or otherwise affect public safety. If approved, the applicant will be required to properly design his development in order to prevent problems oftraffic congestion in terms of ingress/egress to this site. I Planning Staff Report Recommendation: Move that Petition No. 04-007 -SE be denied based on the findings contained in the Planning Consultant's report dated May 17,2004 Board Member Hoover questioned Mr. Hill regarding why this is an Industrial type use. Mr. Hill explained that the proposed use falls under a painting or similar use category. Board Attorney, John Cook, explained that the proposed use is not specifically listed under Heavy Commercial or Industrial. Attorney Cook recommended that the use be limited to the current applicant. Member Jones questioned if cars would be parked outside waiting to be repaired. explained that this is a truck accessory shop, and not a repair shop. Board Mr. Hill Doug Vest, property owner, and Victor Jones, owner of the proposed new business, addressed the Board. Mr. Jones explained that the proposed business would be a high-end truck accessory shop, that specializes in Rhino Liners. He explained that the Rhino Liners are not hazardous, and the prior business located there, Midas, was more hazardous to the community that his use will be. He explained that he will not have more than 5 gallons of chemicals on site at a time, they will be stored in a fire safe booth. There will be no hazardous waste I Board Member Ledferd explained that the material used for Rhino Liners can be sold in retail stores. Board Member McCoy asked if there were any bays that open to the apartment building located behind the facility. Property owner, Doug Vest, explained that there were four roll-up bay doors and approximately fifty foot of paved parking lot between the building and the apartment complex. Board Member K. Keller questioned the cleanup of machinery. Victor Jones explained Ir IV. NEW BUSINESS CONTINUED. C. Consider Petition 04-007 -SE, continued. ~ o ~ ~ Pa!!e 7 of 7 Board of Adlustment - Mav 25, 2004 be picked up by a and will be stored in a container waste will cleanup materials and the that all disposal company. IV. NEW BUSINESS CONTINUED. Consider Petition 04-007-SE, continued. c. I any further comments from the Board. Board Member T. Keller motioned to approve Petition 04-007-SE with the condition that it be limited to the current applicant, and that all Rhino Liner application be done entirely in an enclosed structure: seconded by Board Member McCoy. There were no further comments from the public, nor VOTE CREECH - YEA HOOVER - YEA KELLER - YEA LEDFERD - YEA .-y., '< ... r-... 1...-' ~ MA VROIDES - YEA McCoy - YEA WALKER - YEA I items on the agenda, Chairperson Ledferd adjourned the meeting at 7:52 There being no further p.m. ADJOURNMENT - Chairperson. PLEASE TAKE NOTICE AND BE ADVISED that if any person desires to appeal any decision made by the Board of Adjustment with respect to any matter considered at this proceeding, such interested person will need a record of the proceedings, and for such purpose may need to ensure a verbatim record of the proceedings is made, which record includes the testimony and evidenc, which the appeal is to be based. General Services tapes are for the sole purpose of backup for official records oftb I /, 11 Î. ~ / Ì/I /..¿f/ Ú<:~. <--- - ~ William Ledferd, V. I . . PAGE -1- crr'fi OF OKEECHOBEE . MAY 25, 2004 . BO~RD OF ADJUSTMENTS. HANDWRITTEN MINUTES I. CALL TO ORDER. Chairperson:-.May 25. 2004....Board of Adjustment Regular Meeting 7:00 p,m, II. CHAIRPERSON, BOARD MEMBER STAFF ATTENDANCE. Secretary. Present Absent 'Chairperson Jerry Walker V \Board Member Daniel Creech , \ Board Member Dawn Hoover J '- Board Member Thomas Keller 'Board Member William Ledferd " Board Member Christopher Mavroides '- Board Member Douglas McCoy Alternate Sandra Jones ~'( Alternate Kenneth Keller Attorney John R. Cook Secretary Katrina Vinson I III. I MINUTES. Secretary. A. 1 Board Member B L moved to dispense with the reading and approve the Summ~rx 9f Agency Action for the April 27, 2004 Regular Meeting; seconded by Board Member ----12..tt.-. votE YEA NAY ABSTAIN ABSENT Creech Hoover Kel~r Ledferd Ma~roides Mc~oy Walker \ MOTION: CARRIED - DENIED I . . PAGE -2- IV. New Business - City Planning Consultant. A.' Elect Chairpersonl Term beginning May 1, 2004 and ending May 23, 2006. . 0\-\ - \YKJ1\On b\'\ \ ud~rol as CJro { vPQrson ~- be-Lorlcl Q.m- motan ~ ex \'L\ \,Ùl \ $QJ\ \\c - seconcL V otc- L e.ct~n LA Vo-k - Wa\~ ' gL 1\L Dc... Lm , D\-\- , i I I Elect Vice-Chairperson, Term beginning May 1, 2004 and ending May 23,2006. B. : 1 I I ! QrY\ - LQ LQn t1oO vel( B~ - 5(lG)~ 1 I t 1 14:\ \ Y fOe . . PAGE -3- C.; Consider Petition 04.006.SE: David Nunez, owner of D & A Sod and Landscapingl Inc. is the property owner and applicant. The property is located at the N.E. corner of NE 6th Street and NE 2nd Avenue. The purpose for the request is to allow for an off.street parking lot and access within a Residential Single Family.1 zoning district to a commercial enterprise In a Commercial zoning district {Section 90.103 (5)) . Exhibit 1. ~l\ Mill D~'£~ \y citOCXÚ1~O~ StC\~~ ~OH-, re.comrvu\\(Ã Clpprova ( b1Secl on COrldlilonS l~ß-\Lct an fu s+o-p-p i2tpOY+, CJ\\ - p1Y \( lnq Lol- 'u) QS r- ZOn ~ nq dwtrlc. ~ ì , KH - \ ~ proPQr ly \Q$-P-Pcr-col - LOIZ 'J (lUOu..) 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Fort Mye , lorida 33901-2845 . . ,.. . Phone: 239-334-3366 Fax: 239-334-6384 . . Email: larue-planning~att,net Staff Report - Special Exception Request ' Prepared for: The City of Okeechobee App liGan/: D&A80dand Landscaping, Inc. Petition No.: 04-006-8E General Information: I . . I - - .. . I . - Legal Description of Subject Property: Item before the Board of Adjustment: Consistency with Land Development Regulations: . . . . 'I I' " , . . . 'I . , I , , , ,,' , ' , . , " " , . , " " " , , . , , . , ', ' " , , , " " " , , , , . . .. . . , " Recommendation: . . _ . . ., ,. ~I 'ÁI , I ~ .". . ," 'I . . I, . . - . . . . ' ... ... . ... ,... ... - ; . . ." .. .. , .. ' - - II M .. ... -" - .. .. . . . ... ." . '" .. . . , ".. , . .. I ' .' . . II Current zoning classification: Requested zoning classification: What is your desired permitted use under the proposed classification: If granted, will the new zone be contiguous with a like zone? Is a Special Exception necessary for your intended use? Variance? II Describe the Special Exception sought: ~ ~ c... ~ ~ ^-.. \. ~O\.. \ ' ~~ç-", \ Le:~ -ll ~ ~?~, '"" Provide specific LDR ordinance citation: C t\ 7 a¡\) - 9-(53 Are there other similar uses in the area? Is so, describe: NO \ '0 ç-~ ~S~ "-~ ~ Ç"Z> \? QS"~ \"- Q...o M..~\ \.=A. ~ Why would granting your request be in the best interest of the area and residents? l....Þ. s C\ ,. c:l:> t'- \ ~\ I\.. ~ ? (ì) ~'"" 't-, \t\.. c.. .:) ""f \ \.C\r-.~ ~ I c...: t \<L S LlJ~'~ Ifbusiness, briefly describe nature including number of employees, hours, noise generation and activities to be conducted outside of a building: I ~ ~M..t>\o\~~S \ L.\ 0 -\- "" rS \ (\.0 (\ 0 \ ~<e.- f\ <:) O\.L-\-' ~,~ \ ov.... -\--s. \ . II Describe Variance sought: Describe physical characteristic of property that makes variance necessary: I Did you cause or contribute to the characteristic? Is so, describe: What is the minimum variance necessary? '. 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'.: ' LaRue Plall1lillg & Malla el11ellt Services, IllC. - "1.'1 "'I ., " ., I "" ., I. "" ~I.I. 'I ' 'I 'I 'I., 'I 'I 'I " -" ., ., I~ II Staff Report . Applicant's Name :"nt D. & Sandl8 L. Vest , Special Exception Request Petition No, lJ4..007-SE , Owner: Richard D. & Sandra L. Vest Contact Person Doug Vest Owner Address: 1759 S. Parrott Avenue Okeechobee, FL 34974 Owner Phone Number: 863- 763- 7222 A parcel of land lying in Section 28, Township 37 South, Range 35 East, Okeechobee County, Florida, being more particularly described as follows: Commence at the Northeast corner of said Section 28, thence S 00°10'08" E along the East line of said Section 28, a distance of 1060.86 feet; thence S 89°31 '20" W, a distance of 65.91 feet for the point of Beginning; thence S 00°04'09" E, a distance of 70,92 feet; thence S 89°31'26" W, a distance of 294.04 feet to the East right of way line of State Road 15 (being 100 feet in width); thence N 00°09'51" W along said right of way line, a distance of 172.37 feet; thence N 89°30'25" E a distance of 295.16 feet; thence S 00°04'09" E, a distance of 101.29 feet to the Point of Beginning. ALSO a non-exclusive easement for ingress and egress over and across the South 27.63 feet of that parcel ofland in Section 28, Township 37 South, Range 35 East as described in that certain Warranty Deed dated August 17, 1984 and recorded in O.R. Book 263, Page 1057 of the public records ofOkeechobee County, Florida. The matter for consideration by the City of Okeechobee Board of Adjustment is an application requesting a Special Exceptìon in the Heavy Commercial Zoning District for property located at 1809/1811 and 1815 S. Parrott Avenue. The subject property is approximately 1 acre fronting on S. Parrott Avenue which is subject to this Special Use Exception petition. The applicant intends to lease space out for truck accessories and Rhino Bed Liners. The dwelling has public utilities and the adjoining property users are as follows: North: Town Center Apartments East: Brantley's South: S. Parrott Avenue & Pritchard's Insurance West: Pogey's Restaurant Page -{ PAGE; }- Staff Report . Applicant's Name :RL D. & Sandnl L Vest . Special Exception Request Petition No. 04-007-SE When reaching a conclusion on a Special Exception, the Board of Adjustment shall consider and show in its record the following findings: A. The use is not contrary to the Comprehensive Plan requirements, No, the use is contrary to the Comprehensive Plan. The use is appropriate in Industrial not a Commercial zoning district. B. The use is specifically authorized as a special exception use in the zoning district, No, this use is not listed specifically as a special exception in this zone. C. The use will not have an adverse effect on the public interest. No, the use would be more appropriate if located in an Industrial zoned area. D. The use is appropriate for the proposed location, is reasonably compatible with adjacent uses and is not detrimental to urbanizing land use patterns. No, the use is not appropriate forthis location. E. The use will not adversely affect property values or living conditions, nor be a deterrent to the development of adjacent property, No, the use will affect property values by creating an Industrial spot zone in an area of strictly commercial. F. The use may be required to be screened from surrounding uses to reduce the impact of any nuisance or hazard to adjacent uses. If the special Exception is granted, all necessary precautions should be taken to protect all adjacent properties. G. The use will not create a density pattern that will overburden public facilities such as schools, streets, and utility services, The applicant will be required to properly design his property in order to prevent problems of traffic congestion in terms of ingress/egress to this site. Page -{ PAGE }- Staff Report . App/lcanfs Name :L D. & Sand,. L. Vest . special Exception Request Petition No, 04-007-SE . H. The use will not create traffic congestion, flooding or drainage problems, or otherwise affect public safety. If approved, the applicant will be required to properly design his development in order to prevent problems of traffic congestion in terms of ingress/egress to this site. { SEQ CHAPTER \h \r l}Move that Petition No. 04-007-SE be denied based qn the findings contained in the Planning Consultant's report dated May 17, 2004 Submitted by: James G. LaRue, AICP Planning Consultant May 17,2004 Page -{ PAGE }-