95-435-R & SE Big Lake Investments
DATE:'>:'
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OKEECHOei:E
~'iZOOING DEP~T".'
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IolAILlNQADDAEU P.O. Drawer 1983, Okeechobee,
3L/?T3
HAUE OF PI'IOPERTY OWHER(S):
r'ROr'ERTY ADORE'S
110
N .W. 2nd. St.
HAIolE OF APPLICANT IF OTHER THAN OWNER (muat Ilata r.I.Uon~lp): .Torm Abne? Pres.
1'4.,...: 11 noC o,...n.r or Actorne., at Law, proof of authority mu" W p~ 0<1 Fo,'" l,2
on West side of mv 11th. Ave.
WHAT IS CURRENT USE OF PROPERTY7 \~as Residential. D..,relling lS vacant
DESCRI8E IUI'ROVElolENTS ON PROPERTY (If non., 10 atate) 1 Residence.
""ROXlIolATE HUlolBER OF ACRES J/4 +/_ II PROPERTY PART OF PLATTED aUllOIVISlON7 Yes (NH ADD. to
(11 . 'nh , I
ARE THERE ANY DWELLlNOS ON THE PROPERTY, IF ao. ITATE HUUBER AND TYPE (CONVOHIOHAL lolOBlt'€~O.r~Ef'O.)
.....HD WHETHER THEY ARE OCCUPIED Yes. conventional residence. Not occupied
. IS THERE AMY CURRENT OR RECENT USE OF THIS PROPERTY THAT WOULD liE A VIOLATION OF COUNTY ORDINANCE7
IF so, OEaCRl8E No
. HAVE THERE BEEH ANY LAND uaE APPliCATIONS CONCERNING ALL OR PART OF THIS PROf'ERTY IN THE LAST YSl.R,
IF SO, DeSCIH8E DATE. NATURE AND APPliCANT'S HAlolE No
II A tALE IUa.JECT TO THIS APPLICATION llEIHQ QRAHTED1 NO
IS THE IU!lJECT I'ARCEL YOUR TOTAL HOLDINOS AT THAT LOCATlON7 IF NOT. DEaCRIB,E THE RElolAIHING USE OR
0... INTENDED USE NO. Applicant owns Lots 1 Lj. thru 21, Blk. 2'7, N1t1 ADD. to O":eechobee)
BRIEFLY DESCRIBE ADJOINING PROPERTY USE TO THE HORTH Resicten tial
Commercial warehse. office~
Sl.IT
Across 11th. Ave. is Comm. and
Residential
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CURRENT ZOHINQ CLASS RG 1'1'I0,"0.eo ZONUCQ CLAS. C-II
WHAT'S YOUR OESlRED PERlollTTED uaE UHOER THE I'ROP'OSEO CU...7 Incorporate the prop.
building supply business located south of prop. for storage of
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into the
building
IF G'IANTED, WILL THE NEW' ZOHE !IE COHTIGUOUS WITH" LIKE ZONE?
II
he South side onlv.
IS " SPECIAL EXCEP'nOH NECES8ARY FOR YOUR INTENDED U8El Yes VAR~CE7
':;{;';<:':i':':' .;;g~~N~~6~':~~~~~'Ja;ib~~;;~AP~~~ ;,,:;'; ;;':, , "..:', '
I
DE'CIIIBE THE ,,.EClAl EXCEPTION SOUGHT: Stora e of buildim, materiill:o
I'RO.....IDE ,PECIFle ZONINO OROINANCf: CITATION (CIa" and uceptJon numb.'): C-II i Lelll IF 1
ARE THERE OTHER SILolULAR UaES IN THE AREA. IF so DESCRIBE: existing business to SIJULh.
WHY WOULD ORA"TlNO YOUR REOUEST BE IN THE BEST INTEREST OF THE AREA AND RESIDENTS? E:xis tint! busim s:
Lwnber and Hard\v'are) is overcrowded. This \oJOuld ma.\ze irwress/ egress
BRIEFLY DESCRIBE NATURE INCLUDING NULoIBER fF EJ,lPlOYEES. HOURS, HOllE GEHERATION A).ID
ACTIVITIES TO BE CONOUCTED OUTSIDE OF A BUilDING: This will simply be e:<pansion to pr'ovicJe
much needed stora e for existin business. butdoor storage for building suoolies.
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4' , _.J..
I~ . I
Okeechobee City COllncil
December 19, 1995
Staff Report and Recommendation
Petition 95-435-R, Big Lake Invcstmcnt, Inc., property owner; John Abney, applicant.
Request for a .'.llill_~m~('xisting dassil1cation ~"I'.o~
_2)~,=,..,.n___'~ UJ.~. The property is located at 1101 N.W. 2nd Street in the
City of Okeechobee.
Background
The s~~iect property is located at ~W 1 r\"lIJ1111ltlr. which is made up of..IfIlIli!'f8'
r~- in the city. It has an area of about ,75 acre and is zoned Residential General-2
(RG-2). There is a vacant single family dwelling currently existing on the subject property.
The property to the north, east and west is zoned RG-2. There are single family dwellings
along this section of N.W. 2nd Street. including the adjacent property to the north, east and
west of the subject property. The property to the south is zoned Commercial (C), where
there are commercial uses. The property to the south fronts S.R. Highway 70 West (N.W.
Park Street). Along this part of the Highway there are primarily commercial and heavy
commercial uses.
The applicant intends to use the subject property as a storage yard for building materials.
The applicant currently has a storage yard for this use to the south of the subject property
and wishes to expand that use. ^ special exception was approved by the Board of
Adjustments and Appeals on November 28, 1995 for the storage yard. Several conditions
were attached to that approval.
Consistency with Land Development Regulations
When recommending whether to rezone a classification of land, the factors that the Planning
Board shall consider include, where applicable, whether or not:
1. The proposed chuJ/ge is contrary to the es/ahlished IUlld IIse puffcm;
The established land use pattern includes both commercial and residential uses.
There are commercial and heavy comlllcrcialuses adjacent to the south of the subject
property. Residential uses occur adjacent to the west, across N.W. 2nd Street to the
north and across N.W. lIth Avenue to the east. The change in zoning would then
be consistent with existing development and existing zoning to the south, but possible
SI;\ff Rq....ll1 and RC\...,11l1ll11.'1l,-1.\!i"1l
Okl'Cl'hobl'c" l'it\' (\)\llll"il
}lclilinn Y5..t',).1{
])eL't'lIlher 19, 199,";
inconsistent with existing development and existing zonll1g to the west, east and
nort h.
2. The proposed change would create an isolated district unrda/cd to adjacent and nell/hy
districts;
The zoning district immediately to the south is Commerci,ll (C), which contains heavy
commercial activities. The proposed change would not create an isolated district as
the C district adjacent and south of the subject property is comparable to the
proposed C-ll district. However, zoning to the east, west and north is RG-2.
3. 71le proposed change would materia/~\' alter the populatioll dellsity pa[{ern and therehy
increase or ol'ertax the load Oil puNic .It/cilities such as Se/100!.\, utilities, strects, etc.;
The proposed change would not materially alter the population density pattern,
4. Existing district houl/daries are illogica/~\' drall'l/ ill relatioll to e.ristil/g cOllditiol/s on the
property proposed./lH change;
The subject property is located in a transitional area, between established commclTial
development to the south. and established residential areas to the north. Existing
district boundaries are not illogically drawn. hut the change in zoning also would not
create an illogically drawn district boundary.
5. The proposed change would he cO/llrary to the Proposed Land Use Plan and would Illll'e
an adverse effect on the Comprehellsil'e Plan:
The City recently adopted an amendment to the comprehensive plan. establishing a
Commercial future land use for the subject property. The proposed change is thus
consistent with the adopted City of Okeechobee Comprehensive Plan. Note that
other commercial zoning districts, including C-I or CPO would also be consistent
with the comprehensive plan.
6. Changed or clllJngil/g cOl/ditions make the fJassa,!!.e oFfllc f7roposed al1/l'I/{lmellf necessary:
The changing condition here is the desire to expand an existing heavy commercial
use. The only logical place to expand this use is to the subject property, which is
under the same ownership of the heavy commercial use to the south and is adjacent
to that use. Note that this area is an established commercial district.
7. Till! proposed chlll/ge lI'illlldl'ersc~\' il/flul'l/ce liI'il/g cOllditiol/s ill the I/eighhorfwod;
2
Slaff Report and Rel~,)JI1J11l'lld;lli()1I
OkeedlObee City ('oullcil
Petition 95-D5- R
[k..:t:lllher 19, 1995
The proposed change could adversely inl1uence living conditions 1'01' the residential
property to the west and north. Screening and buffering can minimize this, however,
and will be reviewed dming a site plan review.
8. The proposed change will create or c.\ccssil'c~r inacase tra!/ic congcstion or othenrise
a.freet puhlie safety:
The proposed change likely would not create or increase traflic congestion. This
issue would be addressed further during a sill' plan I'l'VleW process.
Y. The proposed changc will acate a dminaf!,c proNl'ln;
Drainage will be reviewed during a site plan review process.
10. Thc proposed change will seriousl" rcducc light and air to adjacc/Il arcas:
Required buffering could reduce light or air to adjaccnt rcsidcntial uses.
11. The proposed change will adl'crsc~\' afFcc! profJ/.'rl\' \'it/ucs in the adjacc/ll arca;
The proposed change could adverscly affcct rcsidcntial propcrty valucs, but is not
likely to affect commercial property values in the adjacent areas,
12. The proposed change Irill he a deterrent to the il1lpu)I'elJ/c/ll or dcvelopmcnt o/,adjacent
property in accord with existing rcgulatio/ls;
The proposed change will not be a deterrent to the improvement or development of
adjacent commercial property, but could be a deterrent to the improvement or
development of adjacent residential properties, The site plan review process would
fmther address this issue to minimize impacts to adjacent residential properties.
13. The proposed change will constitl/tc a grant (~/' special pril'ilcgc to all illdividual o\Vner
as cOlltrastcd Illith thc puNic \Vcl/ill'c;
The proposed change will not constitute a grant of spccial privilegc.
14. There are sl/hsta/llial reasolls why the pmperty cannot he used ill accord with existing
Z011l11g;
Currently the property is zoned Residential Gcncral-2 (RG-2), which is a residential
zoning classification. The proposed change is requested to allow for an expansion
of an existing heavy commercial business, The proposed change is necessalY to
accommodate that expansion of the adjacent commercial business, although the
property could also be developed for residential purposes.
3
Staff RepoIl and He"-"OIIUl1cndalioll
Okeechobee City COUl1<..'i1
Petition 95-B5.R
December 19, 1995
15. /Vllelller IlIe cllllllge sllg~eslcd is 0111 or sCllle Il'i(1I (lie lIeeds or IlIe lll'igllhorllood or II/('
I CilY/:
The change suggested is not out of scale with the needs of the city or county.
16. It is imp()ssihle {() Flld oIlier adequllte sill's ill tile /City/PH IlIe proposed use ill districts
alre(/(~v permilting such l/se.
The site of the proposed change is the only one In the city that is adjacent to the
existing, expanding business.
Consistency with Comprehensive Plan
The subject property is located in the Commercial future land use classification of the
adopted City of Okeechobee Comprehensive Plan. The proposed use is consistent with the
comprehensive plan.
Staff Recommendation
The subject property is located in a transitional area of the city where there are established
residential and commercial uses. Existing zoning. future land use and development are
residential on three sides of the subject property: but existing zoning, future land use and
development is commercial on the south side. Upon adoption of the amendment to the
comprehensive plan granting the subject property a commercial future land use, a
commercial zoning district is reasonable and appropriate, The choices for that commercial
zoning district include C-I, C-II and CPO. The applicant has requested the C-II designation,
the heaviest commercial zoning district in the City, but one that is consistent with the heavy
commercial zoning and uses to the south.
Staff suggests that a less intense commercial zoning district would be appropriate for this
area because of its location adjacent to residential future land uses and residential
development; however, staff determines that the C-II zoning district \Yould also be consistent
with the comprehensive plan and with zoning regulations, This consistency determination
is based on the property being adjacent to like zoning and like development located
immediately to the south. Stafr determines that through the site plan review process, uses
permissible in the C-II zoning district can be developed such that adverse impacts to the
adjacent residential areas would be adequately mitigated. Accordingly, staff recommends
that the City Council grant the requests for a change in zoning from Residential-General-2
(RG-2) to Commercial-II (C-II).
4
Staff Reporl and Rn'011U1K1H.LlIi()!1
OkecdlObt,t' City Council
Pelilioll 95--IJ5-R
lX'l'elllber 19. 1<)1.)5
Planning. Board
On November 28, 1995, the Planning Board unanimously reCOIllIlH:'nded that City Council
grant a request for a change in zoning from RG-2 to C- I I. The Board of ^djustments and
Appeals also approved a special exception for an outdoor storage yard with several
conditions.
. I"
, i, \),
_J-:t-""'-:-'
William D. Royce
Planning Director
5
Slaff Repon and Rt,...'olJllll<.'ndilliI111
Okeechobee City COllllcil
Petition 95-B5-R
December 19, 1995
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11
BIG LAKE INVESTMENT, INC.
NARRATIVE OF PROPOSED L^ND USE ^CTION
BIG LAKE INVESTMENTS, INC, APPLICATION FOR REZONING FROM RG TO C-II
LOTS 1 THRU 5, BLK. 27, NW ADDITION TO OKEECHOBEE, PB. 1, PG. 25.
The property proposed for rezone and special exception will be used
as a storage yard for building materials. To the South of the
proposed property fronting on Hwy. 70 West there is an existing
bus i n e s s ( Big L a k e L u m be ran d H a r d ,.J are ) w h i c h nee d sad d i t ion a 1
storage space for building materials. The subject property is
adjacent to this existing business and is located North of this
business in the same block. By incorporating this property with
the existing bu~iness property not only will the additional storage
requirements be met but, access on NW 11th. Ave. will be available
to the large delivery vehicles that bring building supplies to the
existing business. This will eliminate the onsite traffic
congestion problem that is experienced during delivery periods on
the existing business site.
BIG LAKE INVESTMENTS, INC. PROPOSED REZONE AND SPECIAL EXCEPTION
LOTS 1 THRU 5, BLK. 27 NW ADDITION TO OKEECHOBEE, PB. 1, PG. 25
FACTORS FOR CONSIDERATION FOR REZONE
1. The proposed change is in conformance with the established land
use pattern. The future land use map indicates that this parcel is
scheduled for commercial use.
2. The proposed change would be a continuation of the commercial
zoning to the south. The rezone if granted would be a logical
expansion of commercial zoning which lies along a major arterial
within the City of Okeechobee.
3. The proposed change will not have an effect on population
density. Schools will not be effected. Public utilities that exist
in the area will not experience any major increase or demand from
a project area of this size. The streets in the area should not
experience a significant increase in traffic volume. However, there
will be a change in the traffic patterns that should eliminate some
of the congestion at the Nort.h Park st. entrance and exit. The
delivery traffic can enter' on North Pal"l~ St. and exit on N.W. 11th.
or vice versa. Customers that are purchasing lumber and other items
that are stored outside can also enter on North Park st. and exit
on N.W. 11th. Ave. This change in traffic pattern should relieve
the undesirable conditions that exist at this time.
4. The district boundaries are not illogically drawn at this time.
5. The proposed change will be in compliance with the Proposed Land
Use plan and will not have an adverse effect on the Comprehensive
Plan.
6. The City of Okeecho))ee is experiencing growth. The future land
use map for the city i~dicates that the commercial growth is to
occur along it's major roadways. As the city continues to grow it
will be necessary to make zoning changes to accommodate the
commercial growth.
7. The proposed change will have some advelse impacts to the living
conditions in the transitional neighborhood area. Traffic will
lncrease slightly, but as explained above the majority of the
commercial traffic will occur only on N.W. 11th. Ave. Noise and
activity will be the most noticeable change. The existing warehouse
building on the south half of Blk. 27 will continue to buffer the
noise and activity flom the south side of the Blk. However, the
storing, delivery and pickup of building materials will create
noise and activity during business hours that has not been
experienced up to this time on this property. This is typical of
expanding commercial areas. Over time the planned transition
towards more intense cUlIunercial activity along major roadways will
cause residential areas to relocate.
CONTINUED
FACTORS FOR CONSIDERATION FOR HEZONE
8. The pLoposeJ change will not create excessive traffic congestion
or otherwise affect public safety. The city maintained roadway
system around this aLea has sufficient R/W widths I and well
maintained and easily traversable paved dl:iving surfaces. The
proposed change and subsequent uses on the property can be designed
to keep the commercial traffic patteLns dilected away from the
adjoining residential al:eas which would be the areas most subject
to public safety concel:ns.
9. The proposed change will not create a drainage problem. The site
presently IS developed for residential use and has adequate
drainage. The future uses can be designed to accommodate the runoff
from any additional impervious surfaces.
10. The proposed change to commercial, and the futul:e uses that are
allowed, can be designed to not seriously reduce light and air to
the adjacent areas.
11. The proposed change should not advel:sely affect property values
in the al:ea. Any value that may be lost in a I:esidential aspect
would be offset by thf~ incl:ease in value as potential commercial.
12. The adjacent propcLty is zoned RG-II. The existing regulations
don 0 t I i m i t R G - I I cl e v f" lop men tin any k n 0 \-1n Hay bee a use i tIS
adjacent to commercial.
13. The proposed change Hill not grant a special privilege to an
individual owner as contrasted Hith public Helfare. The size of the
proposed change along Hith the existing design regulations can
insure that public Helfare is not diminished.
14. The existing zoning IS RG--II. The Future Land Use is
Commercial. There is a' residence on the property that has been
vacant for some time, and was nevel: used as a multiple family
dwelling. These facts make a zoning change necessary in order to
utilize the property in conformance with existing regulations.
15. The proposed change is not out of scale with the needs of the
city fOI: future commercial property.
16. The proposed change is necessary to alloH the expansion of an
e xis tin g bus i n e s s. T Itel: ear e 0 the r- sit e sin the c i t y and c 0 un t y
available but, the relocation of the entire existing and proposed
business is not economically practical at this time.
NW
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Subject Property
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NORTH
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DA 1E. 10/11 /~JS
SCALE: ," == 200'
BY:
JOB No: 3553
ruRrO<",t
Fnp
BIG LAKE
NVESTMENTS, NC.
.HI! T 1 nr 1
REZONING
ll..... ^ \-"1~-J(} ~t)I.A'tt R
_~, I () ~ ,1, 1
Hoover
and
Associates,
Inc.
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Big Lake Inveslmenls
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Big Lake Inveslme
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PROPOSED REZONING
FROM EXISTING
"RG2" TO "C-If'
FUTURE LAND USE
DESIGNATION IS
" COMMERCIAL"
LOTS " 2, 3, 4, &- 5
BLOCK 27,
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OKEECHOBEE
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LYI'lCIIN BEC'TXlN 'Ill. TOWt&P ~ 8OVTH. RANCE 35 EAST. oa:EO<<:lBEE ccum', Ft.~
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1 7 1
Hoover and k!!ociates, Inc. ;::"::..Jo' _",00' ::::'~':
On November 28, 1995, the Board of Adjustments and Appeals approved a special exception
on the subject propedy to allow for all outdoOl' storage yanl. The stall' n'port for this
petition follows. The City Council does not yote on special exceptions.
Petition 95-438-8, Big Lake Investment, IlIc.. propel"ty owner; John Abney. applicant.
Request for a special exception to allow all outdoor stol":lge yard withill a COllllnel"dal-1l
(C-ll) zoning district. The property is located at IIOt N.W. 2nd Street, ill the City of
Okeechobt'e. This petitioll is associated wit h Petitioll 9:,-.B5-R.
Background
The subject property is located at 1100 :'\.\V. 2nd Street, which is made up of Lots 1-5,
Block 27 in the city, It has an area of about .75 acre and is zoned Residential General-2
(RG-2). An associated petition is requesting a change in zoning frolll H.G-2 to COlllmercial-
II (C-II). There is a vacant single falllily dwelling currently existing on the subject property.
The property to the north, east and west is zoned RG-2. There are single family dwellings
along this section of N.W 2nd Street, including the adjacent property to the north, east and
west of the subject property. The property to the south is zoned Commercial (C), where
there are commercial uses. The property to the south of the subject parcel fronts S.H..
Highway 70 West (N.W. Park Street), and is also owned by the applicants. Along this part
of the Highway there are primarily cOlllmercial and heavy cOlllmercial uses.
The applicant intends to use the subject property as a storage yard for building materials.
The applicant currently has a storage yard for this use to the south of the subject property
and wishes to expand that use.
Consistency with Land Development Regulations
In the Commercial-II (C-II) zoning district applicable to the City, Special Exception # I
allows for "wholesale, warehouse or storage activity, but not including bulk storage of
flammable liquids".
A special exception is a llse that would not be appropriate generally or without restnctlon
throughout a zoning division, district or County at large, but which, if controlled as to
number, area, location, or relation to neighborhoods, would promote the health, safety,
welfare, order, comfort, convenience, appearance, prosperity, or the general welfare of the
County and its residents. Such uses may be permissible in a zoning classification or district
as a special exception if specific provision for such a special exception is made in Ordinance
92-20.
According to Section 11.04.03 of Ordinance 92-20, in reaching its conclusion and in making
the findings required in this Part, the Board of Adjustments and Appeals shall consider and
17
Slaff Rt'pon and Rc...'OllIlIlC:lld;uil'lll
Okecl'h0bcc City Council
Petitioll 95-t\.".R
December 19, 1995
weigh, among others, the following factors and standards where applicable, Further, the
Board shall find in the case of any of these factors and standards, where they may be
relevant and applicable, that the purposes and requirements for granting the special
exception have been met by the applicant:
A. Ingress and egress [() the property and the proposed ,\tmctlln's thereoj: iF ilIIV, illell/dillg
sllch considerations as al/tomotil'c ilnd pedestriall safi.t\, alld conl'cnienCl', twl/ic flow
alld cOlllro!, alld acccss ill casc of)in' or catastrophc;
There currently appears to be one access point to the property, along N,W. II th
Avenue, This should be the only access point to the property, since N.W. 2nd Street
is residential in nature and the through-traffic could be a nuisance to the existing
neighborhood. This would be reviewed further during a site plan review,
B. OjrStreet parking and !oading areas IIhere n'(/I/ired, illell/ding cOllsideratioll of re!emnt
.!llcturs in (A) preccding, and the economic, lIoise, g!are, or odor el!'ects oj'the !ocatiuns
of sllch o!!~street parking and !oadillg ilrcas Oil adiaccllt and lIell/by !7roperties and
loading areas on adjacelllalld nearhy /)f"(lpertics alld properties gCllera!!y in the district;
All parking for the proposed use must be provided on-site. This will be reviewed
further during a site plan review.
C. Re.!ilse and service areas, inL'll/dillg cOllsidcratioll of re/enlllt .!ilctors III (/I) alld (B)
preceding;
Sufficient refuse and service areas will be discussed further during a site plan review.
There will have to be, however, additional services to accommodate the proposed
area,
D. Utilities, including sllch considerations as hook-in !ocations and al'ai!ahilitv and
compatihility (~r lIIilities for the [)roposed I/se;
Utilities will be reviewed for sufficiency during the site plan revIew process.
E. Screening and hl/jIering, incll/ding considerations oj' sllch re/el'ant .!llctors as type,
dimensions, and character to presen'e alld improl'e compatihility alld harmony u{lIse am[
stmcllIre between the proposed ,\pecial exceptioll alld the IIses and stl'llctllres o{ adjacent
and nearhy properties and properties gellera!~v in the district;
Appropriate screening and buffering will be required since there are adjacent
residential properties. As this property is adjacent to residential uses, residential
zoning and residential future land use, buffering and screening should be adequately
separate the proposed and surrounding uses. A buffer such as a masomy wall would
be appropriate.
18
Staff Repot1 and Rl.:l.'l)IJl11ICIH.lalioll
Okeechobee City Council
Pctilion 95-B5-R
December 19. tW5
F. Siglls, iF allY, olld proposed exterior liglltillg, iF allY, Il'itll rc/i'rellc'c to glare, traffic saFety,
lIlld ecollomic effects oIsllme 011 propi'/tics ill till' distrid alld c'olll/)atihility alld !1lIr/110IlY
with other properties ill the district;
All proposed signs will be required to meet all of the current city requirements.
G. Rei/lIired r01'lls alld 0171'11 .\J)(I(,I'.\';
The existing structure meets all of the required yards. Additional requircd Y;lrds or
spaces will be addressed during a site plan rcview with the proposed use in
consideration to the neighboring property.
fl. Height (~rstructllrl' II'I1ere related to IISCS alld Sf/W.tll/'{'S 011 adia(,1'1If alld IIl'ar/Jy /Jloperties
alld properties gellerally ill tile district;
The existing structure meets the city height requirement. Any proposed structures
will be reviewed for this requirement during a site plan review.
1. Ecollomic effect Oil adj((cellf ((Ild lIearhy pmpertit's ((lid propi'/ties gellt'rally ill the district
of the gmllf of [he spccial ex('('/)tioll.
The economic effect on adjacent property will be adverse for residential property, but
will be positive for future commercial uses,
Section 11.04.05 of Ordinance 92-20 also states that in granting any special exception, the
Board of Adjustments and Appeals may prescribe conditions and safeguards in conformity
with the intent of this Code, including but not limited to butTering and landscaping,
restrictions on operations and reasonable time limits within which the action for which
special exception is required shall be begun or completed, or both. Violation of such
conditions and safeguards, when made a part of the terms under which the special exception
is granted, shall be deemed a violation of this ordinance. Failure to begin or complete, or
both, such required condition or safeguard within the time limit shall. at the option of the
Board, void the special exception.
Consistency with Comprehensive Plan
The city recently adopted an amendment to the comprehensive plan, establishing a
Commercial future land use for the subject property. The proposed use is consistent with
the comprehensive plan.
19
Staff Rqx)I1 and Rt.:COlllJIlClIdatioll
Okc:<:chobee City Cl,)UllCil
PClilioll 95--B5-R
De(.'ember 19, 19'-15
Staff Recommendation
The subject property is located in a transitional area of the city where there are established
residential and commercial uses. The commercial uses arc adjacent to the south property
line of the subject property and the residential uses are along the west property line and
across N.W. 2nd Street and N.W. II th Avenue. Most of the commercial lIses occur along
S.R. 70 West (N.W. Park Street). The requested use is for property adjacent to one of
these commercial uses. The subject property is the only available adjacent properly for this
business to expand and, therefore. would be the only appropriate place for this type of
expansion to occur. With the proper conditions. this could be accomplished such that
impacts to existing residential property would be minimal.
As the proposed use is consistent with the adopted comprehensive plan and is proposed as
an expansion of an existing similar use to the south, staff recommends that the Board of
Adjustments and Appeals approve a special exception for an outdoor storage yard in a
Commercial-II (C-II) zoning district subject to the following conditions:
1. Construction necessaJ)' for the proposed use shall commence within 12 months, and
shall continue in good faith. or the special exception shall be null and void;
2, If the proposed use ceases for a period of C1 continuous months or for 12 non-
continuous months during a 24 month period, the special exception shall be null and
void: and
3. Any and all previous special exceptions granted to this property shall immediately be
null and void;
-1-. A buffer consisting of a masonry wall shall be established along the north and west
property lines to screen the proposed use from adjacent residential development.
Screening and buffering shall also be required along the cast property line.
5. As long as there are residential uses adjacent to or across the street from the subject
property, hours of operation shall not begin before 7:00 a.m. and shall not extend
beyond 7:00 p.m., Monday through Saturday.
6. There shall be no display or use, other than landscaping or conforming signs, within
the required front or side yards.
20
Staff R~IX)rt 311d R<:l'OIl1l1Icll~laliI..111
Okee(,.'lwbl't' Cily Coun...-il
Petition 95...05-R
Dt.-l'<.'mlx-r 19. 1995
NAME OF PPlOPERTY OWNER(8):
D"TE:<:,
Al'PLICAllOHHUM8ER:
. ",'.-......
. , . .' . -. . -. . . . . '. .' '. . . . ' .' . ','.'
.,,:.~OU,NTYOF.>:>> .:'
.:OKi3"t;;l!/-fQ/JE-,iS.'.
. < BtJU.biOO'&ZoNING '.DEP..a.Rn.tENf:
. 304 N'N Second Street.' : .:
. . Okoochobe~ Florida 34972 : .'
,613-/63-55-48 '
~~ . CITY, ><, ..
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fIRSfHEAr\,"Q;./'.
PI,JBllC....1IOti PATEl;
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UNIF,ORM LAHDU~~APPY9~110N
MAILlNQ ADDREU P.O. Drawer 1983, Okeechobee, Fl. 34q73
PROPERTYAODREU 1100 N.W. 2nd. St.
NAWE OF APPLICANT IF OTHER THAN OWNER (muat atata ,alaUona.hlp): John Abney Pres.
Note: II not Own., Of Attorney al La.., proof 01 authority muM... provi<:kd on For.. L.2
to NW 11th. ~V~, then 1 blk. North, property is
on West side of NW 11th. Ave.
WHAT IS CURRENT USE OF PROPERTY? Was Residential. Dwellin is vacant
DE.CRIIIE IMPROVEMENTS ON PROPERTY (If non., ~o alala) 1 Hesidence'
APROXIIolATE NUIotBER OF ACRES 3/4 +/ - 18 PROPERTY PART OF PLATTED 8UIIOIVISlON7 Yes (NW ADD.
ARE THERE ANY DWELLINGS ON THE PROPERTY, IF SO, STATE NUIotBER AND TYPE (CONVENTIONAL. 1ot0BlttElftSm
AHD WHETHER THEY ARE OCCUPIED Yes. conventional residence. Not occu ied
's THERE ANY CURRENT OR RECENT USE Of THIS PROPERTY THAT WOULD BE A VIOLATION Of COUNTY ORDINANCE?
IF SO, DE.CRIIIE No
· HAVE THERE BEEN ANY LAND uaE APPLICATIONS CONCERNING ALL OR PART Of THIS PROPERTY IN THE LAST YEAR,
IF SO, DESCRIBE DATE. NATURE AHD APPLICANT'S NAYE No
'S A SALE 'UaJECT TO THIS APPLICATION BEING ORANTED? NO
.. THE 'UBJECT 'ARCEL YOUR TOTAL HOLDINOS AT THAT LOCATION? IF HOT, OEICRIB,E THE REMAINING USE OR
Oil INTENDED use NO. A plicant mms Lots 1/j thru 21, Rlk. 27, NW ADD. to Ol<eechohee)
BRIEFLY DESCRIBE ADJOINING PROPERTY USE TO THE NORTH Resioential
Commercial warehse. office.s EAaT Across 11th. Ave. is Comm. ann Resident
Residential
,'i*II'I:I!',!,il:',i::::.I:::!:',:li~I@'I'I:'\I::\I,!:1.1:I,I'~hI:W~I~!~IR'~~:~g:'li'::i'::],:i'::I,I,,'.\,:',;::I::::':II.:':I:"\'!il,I!!,I:
CURRENT 20N1NQ CLASS RG ''''O'OSED ZONINg CLA.. C-II
WHAT IS YOUR DESIRED PERIotITTED uaE UNDER THE ,.RO'OSEO CLA.S? Incor orate the prop. into the
building supply business located south of prop. for storage of building
IF QPlANTED. WILL THE HEW ZONE liE CONTIGUOUS WITH A LIKE ZONE?
he South side onl .
;'I'III":I:~II~II~,'!'ij~"~I]I~lij,~,ij,!,~'I~i~li@~ii@~O~~o~~~~,~e,~liEi~~'IBWIi"I~"Ili'I,'I'li:I,:ii,iliil'II"i'II:lil:'
I
OEaCAIIE THE 'I"EC1Al EXCEPTION SOUGHT: Stora e of buildin
P'ROVIDE SPECIFIC ZONING ORDINANCE CITATION (CI... and ncapllon ""mb.r): C-II i tern
ARE THERE OTHER SIIotULAR U'ES IN THE AREA, IF SO DESCRIBE: existing business to South.
WHY WOULD GRANTING YOUR REOUEST BE IN THE BEST INTEREaT OF THE AREA AND RESIDENTS7 Exis tin
Lake Lumber and Hardware
INCLUDING NUIotBER FF EIotPLOYEEI, HOURI, NOISE GENERATION AND
ACTIVITIES TO BE CONDUCTED OUTSIDE Of A BUILDING: Thi~ will simply he exp.'U1S i 011 1,0 flt'ovi de
much needed stora e for existin business. butdoor stora e for
9
DESCRIIIE VARIANCE SOUGHT: N/ A
DESCRIBE PHYIlCAL CHARACTERISTIC Of PROpERTY THAT IotAKE. VARIANCE NECEUARY:
010 YOU CAU'E 0'" CONTFllaUTE TO THE CHARACTERISTIC?
WHAT" THE MINIYUW VARIANCE NECES'A"Y1
WHO IotADE OECIIlOH YOU ARE AP'EALING1
DATE OF DECISION:
EXPLAIN WHY YOU FEel DECISION I' IN ERROR. BE SURE TO L1~T ANY ORDINANCE REFERENCeS YOU fEEL SUPPORT
YOUR POIITlOH:
CITE 'PEClfIC ORDINANCE AUTHORITY FOR YOUR REOUEST:
NOTE: AUr.quula to Planning Bo..fdl Sqafd of AdllMttMlnu IotUST "a_ ap.ollloe Counly Ofdlnance AuthOffty. '
~ ~ ~ ~) ~ ~ ~: ~ ~:; 1! ~ ~ ~ ~ ~ ~ 1); ~; ~ ~ ~ i ~ I ~ i ~ ~ l~; ~ ~ ~ ~ ~ 1 ~ ~ ~ j;~ i ~ j 1 ~ ~; ~ j~; ~; \ ~ ~ ~ ~ j ~ ~ ~ i ~ ~ i ~ ~ ~ ~ ~ ~ ~~1 ~ ~~ i j ~~ ~ ~ 1~ ~~; ~ ~ ~; ~ j ~ ~ ~ ~ ~~~~ ~ ~ 1 ~ ~ j ~ ~ ~ ~ ~ ~ ~;~ ~ j j ~ i i ~ ~ i ~ ~ ~ ~~ i ~ ~ i ~ ~ ~ ~~ i 11 ~) ~ ~; ~ \ j i ~ 1 ~ j ~ ~ ~; ~ i ~ ~; ~ i ~ ~ ~ 1 ~ ~ i ~ j ~ ~ ~ j ~ ~ ~i ~ j 1 ~ ~ ~ j; ;;~ ~~~ ~~ ~~ ~ 1 ~ ~ ~ i ~ [~~ ~ \ ~ j I j ~ ~
6/29/95
DUE
. .
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BIG LAKE INVESTMENT, INC.
NARRATIVE OF PROPOSED LAND USE ACTION
BIG LAKE INVESTMENTS, INC. APPLICATION FOR REZONING FROM RG TO C-II
LOTS 1 THRU 5, BLK, 27, NW ADDITION TO OKEECHOBEE, PB. I, PG. 25,
The property proposed for rezone and special exception will be used
as a storage yard for building materials. To the South of the
proposed property fronting on Hwy. 70 West there is an existing
business (Big Lake Lumber and Hard\.Jare) which needs additional
storage space for bui lding materials. The subject property is
adjacent to this existing business and is located North of this
business in the same block. By incorporating this pl~operty wi th
the existing bu~iness property not only will the additional storage
requirements be met but, access on NW 11th. Ave. will be available
to the large delivery vehicles t.hat bling building supplies to the
exist.ing b\lsine~~s. This wi] 1 p]illlin3te t.he onsite t.raffic
con g est ion p t' 0 b 1 em t h a \, i sex pet i e 11 c e d d uti 11 9 del i v e r y pel. i (J d ~~ 0 n
the existing business site.
BIG LAKE INVESTMENTS, INC. PROPOSED REZONE AND SPECIAL EXCEPTION
LOTS 1 THRU 5, BLK. 27, NW ADDITION TO OKEECIIOI3EE, PE. 1, PG. 25
FACTORS FOR CONSIDERATION OF SPECIAL EXCEPTION
A . I n g res san d E g res :; tot h e pro p e 1: t y 1 S P t 0 v ide d fro m H \-1 y. 7 0
West/North Park Street, and N.W. lith. Ave. These R/W's are
sufficient width and well maintained. The proposed site plan allows
for an improved traffic flow to and from the existing business that
will not restrict pedestrian traffic and will make access to the
site improved for service, delivery, and emergency vehicles.
B. There is adequate area provided on the site plan for off-street
parking and loading areas. This proposed site plan will improve the
existing off-street loading and parking of the existing business.
C. There is adequate area provided for refuse and service areas as
applicable to this proposed use.
D. The existing utilities in the area are sufficient to meet the
requirements of this proposed use.
E. The proposed site plan proposes to use a screened fence along
the \-lest side of the parcel to buffer sight, and noise factors from
the residences to the west. A fence for safety and securi ty is
proposed along the north and est sides of the property. The
retention/detention stolm water management area wi 11 be located
along the north boundary to provide for additional setback from
site activities that might be adverse to residences to the north,
The existing residential building on the east side will be
con v e r t e din toe 0 mm ere i a 1 0 f f ice spa c e and t his wi lip r 0 v ide a
buffer for the residences located east of the site.
F, All safety and securi ty 1 ighting wi 11 be designed so as to
dit'ect glare and intensity away from the lesidential areas.
G. The proposed site plan will meet applicable setbacks. The
required yards and open spaces will be provided.
H. Heights of structures if any will conform to the city codes.
I. The economic effect on adjacent and nearby pl-operties should not
be adverse. As previously stated any lo~,s in residential value
s h 0 u I d beg a i n e din f u t u r e " pot ,e r t i a I c 0 mm ere i a I val u e .
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W ST
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3 ST I to ~ I NW I 2
2 STI N N I 1 '~J C'T
1 STI ~ Subject Property
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c:~ lESE 114 STI >
WINTA ISSE 115 srJ ~
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PARK
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E HO=ST: E~L h3 sTI ~ ~
I SW 114 sf
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NOR TH
'^U .:'uo'
lM TE: 10/17/95
SCAl.E 1" = 200'
BY:
JOB t~o.. 355.3
rURrOSE
FOR
BIG LAKE
NVEBTMENTS, NC.
r~tEL , 1 or 1
REZONING
DRAVv1NG NUI.ABER
3553-3T
Hoover
and
Associates,
Inc.
[t,(;INEERnJe.; GEODE fie &. LAtH) ~.URVE fHJ(; I-AAPPING PLANNING
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Petitions 95-4:~5- H. & 9
Big Lake Inveslme
John Abney
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Hi~ Lake Investments
John Abney
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Okeechobce County Planning Board
Summary of Meeting
October 24, 1995
The Okeechobee County Planning Board/Board of Adjustments and Appeals met in regular
session on Tuesday, November 28, 1995 at 7:00 p.m. in the Commission Meeting Room at
the Okeechobee County Courthouse. 30-1- N,W, 2nd Street, Okeechobee, Florida,
Board members present were Chairman Frank Marsocci, Renee Hazellief. Brenda
O'Connor, Keith Pearce, Warren Watt and alternate member Mike Long, who was
designated as a voting member. Board members absent were Jim Burke and John Smith.
Also in attendance were John Cassels. Countv Attome\,: Bill Royce, Planning Director;
~ "' . ~ "-
Damian Peduto, Planner; and Robert I-lome, Planning Technician,
Petition 95-438-S, Big Lake Investment. Inc" property owner; John Abney, applicant.
Request for a special exception to allow an outdoor storage yard within a Heavy
Commercial (C-II) zoning district.
Petition 95-435-R, Big Lake Investment, Inc., property OWl\(.~I'; John Abney, applicant.
Request for a change in zoning from the existing c1assilication of Residential General-2
(RG-2) to Heavy Commercial (C-II),
Mr. Royce presented the petitions and described the surrounding properties. Mr. Royce
reviewed the city future land use map with the Board and discussed cUITent zoning, future
land use and the amendment to the future land use map that changed the subject property
to commercial future land use. The applicants intend to expand the existing commercial
development on Highway 70 and utilize the subject property as a storage yard for building
materials. Mr. Royce discussed the commercial zoning districts that would be consistent
with the Commercial future land use designation. Mr. Royce stated that l-Ieavy Commercial
(C-II) zoning is consistent with the adopted comprehensive plan and with the zoning
regulations. Mr. Royce recommended that the Planning Board recommend that the City
Council grant the request for a change in zoning from Residential General-2 (RG-2) to
Heavy Commercial (C-lI) and also that the Board of Adjustments and Appeals grant the
request for a special exception to allow an outdoor storage yard within a Heavy Commercial
(C-II) zoning district with several conditions. Mr. Royce reviewed the conditions.
Robert Hoover addressed the Board on behalf of the applicants, rvlr. Iloover addressed the
type of buffering and requested that the Board consider a 6' chain link fence with slats to
obstruct view from the casual obselver. I-Ie indicated that the existing structure on the
property would be converted into office space for contractors. There was discussion about
3\
Slafi Rel'011 and RCl'OllUllcndalioll
Okec..'hobee City CoulI..:il
Petition 95-f35.R
[).ecelllber 19. J995
. "
various types of fences, It was determined that a chain link fencc with slats was not
adequate, but a privacy fence or something comparable would be accept<1ble.
There was a discussion about future development plans, buffering, parking, lIlgress and
egress.
There was no further discussion of thc Board, There was 110 additiol1al public COlllmcnt.
Brenda O'Connor made a motion to recommend that the City Council approve Petition 95-
435-R and grant the request for a l'Iwnge in zoning from the existing dassilication of
Residential General-2 (RG-2) to Heavy Commercial (C-II). The motion was seconded by
Warren Watt. The motion carried unanimously,
Brenda O'Connor made a motion to approve Petition 95-438-S, request for a special
exception to allow an outdoo," stonlge yard within a Heavy Commercial (C-II) zoning
district with the following conditions:
1) Construction necessary for the proposed use shall commence within 12 months, and
shall continue in good faith, or the special exception shall be null and void;
2) If the proposed use ceases for a period of 6 continuous months or for 12 non-
continuous months during a 24 month period, the special exception shall be null and
void;
3) Any and all previous special exceptions granted to this property shall immediately
be null and void;
4) A buO'er consisting of a 6' wood privacy fence or something comparable shall be
established along the north and west property lines to screen the P,"oposed use from
adjacent residential development. Screening and butTering shall also be required
along the east property line;
5) As long as there are residential uses adjacent to or across the street from the subject
propel1y, hours of operation shall not begin before 7:00 a.m. and shall not extend
beyond 7:00 p.m., l\-londay through Saturday: and
6) There shall be no display or use other than landscaping or conforming signs, within
the required front or side yards.
The motion was seconded by Warren 'Vatt. The motion carried unanimously.
32
Staff Rel\()t1 and RC('lltllIllCndatillll
OkC'e<.:hobee ('it!, Council
Petitlon 95-n.s-R
De...'t.'lllber 19. 1995
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City of Okeechobee
January 5, 1996
Okeechobee County
Planning and Development Department
499 Northwest 5th Avenue
Okeechobee, Florida 34972
Attention: Bill Royce, Planning Director
Dear Mr. Royce:
Enclosed herewith please find a copy of the December 19, 1995 City Council minutes
pertaining to the Public Hearing for Rezoning Petition No, 95-435-R. This copy is for your
records, should you require any additional information please do not hesitate to contact me. With
best regards, I am
Sincerely,
~
Bonnie S. Thomas, CMC
City Clerk
BST/lg
Enclosure
55 S,E. Third Avenue · Okeechobee, Florida 34974-2932 · 813-763-3372 · Fax: 813-763-1686
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City of Okeechobee
January 5, 1995
Okeechobee County
Property Appraiser's Office
307 Northwest 5th Avenue
Okeechobee, Florida 34972
Attention: W,C. Sherman, Property Appraiser
Dear Mr. Sherman:
Enclosed herewith please find a copy of the December 19, 1995 City Council minutes
pertaining to the Public Hearing for Rezoning Petition No. 95-435-R. And a copy of the Rezoning
Application. This copy is for your records, should you require any additional information please
do. not hesitate to contact me. With best regards, I am
Sincerely,
~~aJ
Bonnie S. Thomas, CMC
City Clerk
BST/lg
Enclosure
55 S,E. Third Avenue · Okeechobee, Florida 34974-2932 · 813-763-3372 · Fax: 813-763-1686
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City of Okeechobee
January 5, 1995
Okeechobee County
Tax Collector's Office
307 Northwest 5th Avenue
Okeechobee, Florida 34972
Attention: Juanette Shirey, Tax Collector
Dear Mrs. Shirey:
Enclosed herewith please find a copy of the December 19, 1995 City Council minutes
pertaining to the Public Hearing for Rezoning Petition No. 95-435-R. And a copy of the Rezoning
Application. This copy is for your records, should you require any additional information please
do not hesitate to contact me. With best regards, I am
Sincerely,
Bonnie S. Thomas, CMC
City Clerk
BST/lg
Enclosure
55 S.E. Third Avenue a Okeechobee, Florida 34974-Z93Z · 813-763-3312 · Fax: 813-763-1686
1::r:tmr::t:::t:r::::::,:?:::,::::::\ttlt::::t:::::1
DECEMBER 19 1995 _ REGULAR MEETING - PAGE 3 OF 11 :::::::::::{::::::::::::::::\l&mE:::::,::,::,:::::::t:::::'::
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E. OPEN PUBLIC HEARING ON ZONING RECLASSIFICATION Mayor Kirk opened the public hearing for zoning reclassification at 7:05 p.m.
1
a. Consider Petition 95-435-R for rezoning of property
located at 1101 N.W. 2nd Street from Residential General-2
(RG-2_ to Commercial-II (C-II) - Bill Royce (Exhibit 1).
CLOSE PUBLIC HEARING
Zoning Administrator Bill Royce appeared before the City Council and explained that
Petition No. 95-435-R was completed by John Abney owner of Big Lake Lumber. He
wishes to expand his business on Lots 1 to 5 of Block 27, Northwest Addition, the area
IS approximately .75 acre In size. It is currently zoning Residential General-2 (RG-2).
There is a vacant single family residence currently on the property. The owner IS
requesting to rezone the property to Commercial-II (C-II). The property will be used as
a storage yard for building materials, this requires a special exception and conditions for
that are also listed in exhibit one. This request is in compliance with the Comprehensive
Plan. A map amendment was just recently approved for this property. Staff recommends
approval and on November 28, 1995 the Planning Board voted unanimously to
recommend the City Council approve the rezoning request.
Council Member O'Connor moved to accept the Planning Board's recommendation
to approve Petition No 95-435-R for rezoning Lots 1 to 5, Block 27, Northwest
Addition from RG-2 to C-II; seconded by Council Member Chandler.
Mayor Kirk asked if there were any comments or questions from the public. Robbie
Hoover, representing the applicant advised the Council that if they had any questions he
would be happy to answer them.
Council Member Watford asked if the applicant had agreed to the special conditions for
a wall to be erected to buffer the surrounding residential area? Mr. Hoover responded
that a chain link fence would be installed for security and then a wood privacy type fence
would then be erected around it as a buffer.
KIRK
CHANDLER
O'CONNOR
OLIVER
WATFORD
MOTION CARRIED.
Mayor Kirk closed the public hearing at 7:15 p.m.
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