Meeting No. 2005-07
Time: 7:00 p.m.
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Planning and Zoning Advisory Board Minutes Meeting No. 2005-07 |
| Date: July 13, 2005 Time: 7:00 p.m. |
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| Kind: Regular | |
| 4800 West Copans Road, Coconut Creek, Florida, 33063 |
1. Chairperson Debra Voorhees called the meeting to order at 7:02 p.m.
2. Present on roll call:
Chairperson Debra Voorhees
Vice Chairman Doug Young
Lisa Aronson
Robert Penezic
Morris Chase
Alternate Walter Uhlig
Also present were Assistant City Attorney Nancy Cousins, Planning and Zoning Manager Scott Stoudenmire, and Deputy City Clerk Christine Ross.
3. Approval of Minutes: Meeting No. 2005-06 – June 8, 2005
MOTION: Young/Aronson – To approve the Minutes of Meeting No. 2005-06 – June 8, 2005. Upon roll call, the motion was passed on a 5-0 vote.
4. Estates of Coconut Creek (Tabled June 8th Meeting)
*Vacation of right-of-way (QUASI-JUDICIAL) (PUBLIC HEARING)
Mr. Stoudenmire reported that the applicant was still working on access and agreement issues that were raised by the Board during the May 2005 meeting and had requested that the item be tabled for an indefinite period of time.
MOTION: Young/Chase – To table Agenda Item No. 4 for an indefinite period of time. Upon roll call, the motion to table was passed on a 5-0 vote.
5. Coconut Creek Casino Marketplace
*Site Plan (QUASI-JUDICIAL) (PUBLIC HEARING)
Individuals who intended to speak were sworn in by the Deputy City Clerk.
Mr. Stoudenmire briefly reviewed the applicant’s request and made a correction to the Analysis and Findings portion of the Staff Report, changing the size of the requested addition from 28,989 sq. ft. to approximately 34,000 sq. ft. He explained that the addition would be Phase One of an ongoing development process at the casino and that the applicant had already filed for rezoning of the overall property, which addresses a number of staff’s concerns regarding the MainStreet Design Standards. Mr. Stoudenmire briefly reviewed those issues and added that staff was recommending approval on the condition that those issues would be resolved. He added that the following conditions must also be met prior to final approval: 1) Outstanding DRC comments remain effective throughout the development review process and must be addressed prior to issuance of a building permit; and, 2) That the applicant complete the Administrative Approval process for the existing parking lot north of the proposed expansion.
Steve Bonner, General Manager of the facility, displayed the site plan of the existing casino and proposed expansion project, which will include a new entrance, restaurant and kitchen space, lounge, and accounting areas. Drawings of the proposed final master plan and the proposed overall site plan were also presented, which included hotel rooms, pool, restaurants and retail space. A rendering of a parking garage to be included in the casino’s long-term plan was shown in response to Ms. Aronson’s question concerning parking, and Mr. Stoudenmire noted that additional parking will be provided with the completion of Phase I. Mr. Chase asked if traffic on Lyons Road would be increased as a result of the expansion, and Mr. Stoudenmire stated that since the casino facility is located on the southwest corner of the MainStreet development, most of the traffic would funnel onto Sample Road and State Road 7. Assistant City Attorney Nancy Cousins added that an extensive traffic survey had been done, and it was approved by the DOT.
Chairperson Voorhees opened the public hearing. There were no questions or comments, and the hearing was closed.
MOTION: Aronson/Chase – To recommend approval to the Commission of Agenda Item No. 5, subject to DRC requirements, administrative approval process for the parking lot, and completion of “green building” requirements and the landscape median on 40th Street. Upon roll call, the motion was passed on a 5-0 vote.
6. Paloma Lakes
Site Plan (QUASI-JUDICIAL) (PUBLIC HEARING)
Mr. Stoudenmire reviewed the request of the applicant for approval of the site plan to construct 244 townhouse units with 56 garden condominiums. He stated that staff is recommending approval with the condition that additional guest parking be addressed.
Individuals who intended to speak were sworn in by the Deputy City Clerk. Attorney Barbara Hall of Greenberg Traurig, representing the applicant, Wood Partners, recalled that the Commission had approved the rezoning and plat for the site, following the recommendations of the Board at its June meetings. She stated that the site plan would include additional parking and curving of the lakes, as requested by Commission. Vice Chairman Young inquired as to the number of bedrooms in the units. John Stevens of Wood Partners replied that there were 56 units with two bedrooms and 244 three-bedroom units. Ms. Aronson asked about the process to be used in creating the lakes. Mr. Stevens responded that the current lake is undersized for water district requirements and it needs substantial improvements to meet those requirements. The three lake areas to be installed will increase water views and the overall size of the lakes within the property. The existing lake will be drained, and certain drainage requirements of Broward County will be met throughout the construction process. Chairman Voorhees asked regarding the relocation of the lake currently on the property. Mr. Stevens replied that moving the lake further from Lyons Road would allow for more adequate flow and layout of the property. Vice Chairman Young asked about the price point of the units, and Mr. Stevens said that price points have not yet been set, but it is anticipated that prices will start at $250,000, going upwards of $450,000. He added that market research on the project has not been concluded, and those numbers were tentative, as construction costs were a large determination and continue to increase. Mr. Chase commented that at the June meeting it was stated that prices would definitely start at $250,000, and he asked if Lyons Road would be able to accommodate the extra traffic from the project. Michael Woodman of Calvin, Giordano & Associates responded that the traffic issues would be addressed through the platting process, with expansion of Lyons Road at the Wiles Road intersection and the addition of a southbound turning lane on Lyons turning west onto Wiles Road.
Chairperson Voorhees opened the public hearing.
Robert Perkis, of 4701 Lyons Road, Lot 61, who had been sworn in, asked the Board if they had received post cards he mailed to each member approximately 10 days prior to June 8, 2005, and large white envelopes with no return address which he mailed on June 1, 2005. None of the members indicated receipt of either item, and Mr. Stoudenmire stated that he believed City Attorney Paul Stuart had previously decided that documentation received at the City with no return address would not be forwarded to Board members. Ms. Cousins added that since the Board acts in a quasi-judicial capacity in the nature of a fact-finder, its consideration of material received outside of a public hearing would be an impropriety. Mr. Perkis stated that he had received assurances that the filling in of the lake would be done in a humane way, and he asked that the lake be filled in gradually to avoid killing the fish, turtles, and other animals. He requested a statement from Developmental Services concerning the remaining five mobile home parks in the City and if there were any plans similar to what had occurred at Coral Lakes Mobile Home Park, as residents are considering relocating to those parks. Mr. Stoudenmire stated that currently there were no active applications or discussions with any other mobile home park in the City, and that he was not aware of any discussions between private landowners and private developers.
With no one else wishing to speak, the Chairperson closed the public hearing.
Ms. Aronson asked the applicant how they would address the wildlife in the lake, and Mr. Woodman replied that the process would be approved through Broward County requirements. Mr. Stoudenmire stated that he was not aware of any discussions or recommendations by Staff that the applicant would be subject to requirements other than those mandated by the County; however, at the June meeting of the Board, there was a commitment by the applicant to have the new lake area certified as a Wildlife Habitat. Ms. Aronson asked if Broward County would require a permit to drain the lake and if the County had implemented a process for dealing with wildlife. Mr. Stoudenmire answered that a permit would be required, but he was not aware of the level of detail involved with filling and modifying lakes.
Mr. Penezic asked if one lake would be dug prior to draining and filling the current lake. Mike Conner of Calvin, Giordano & Associates explained that the existing lake would be partially filled and extended to the westerly direction, with pollution prevention measures in place. The other two lakes would be dug in an area where currently there are no lakes. Mr. Stoudenmire added that the platting process of the County includes detailed review by environmental divisions. Mr. Stevens commented that Broward County’s development review report for the plat did not include any comments regarding any endangered species on the site. Ms. Aronson asked if it were possible that throughout the platting process modifications to the site plan may be required. Mr. Stoudenmire answered that it was possible but not likely. Mr. Stevens stated that Broward County’s comments concerning the plat have been addressed in the site plan. Ms. Hall added that she and Mike Conner had recently met with Broward County Staff concerning the site plan, and there were no outstanding issues for which approval was being requested.
MOTION: Young/Penezic – To approve Agenda Item No. 6, Paloma Lakes, also known as Coral Lakes, site plan, subject to the outstanding DRC comments and City Commission’s comments relating to additional off-street parking. Upon roll call, the motion was passed on a 5-0 vote.
7. Lyons Corporate Park
*PCD Modification (QUASI-JUDICIAL) (PUBLIC HEARING)
Mr. Stoudenmire stated that the applicant was seeking a modification to the permitted uses of the existing PCD zoning for a specific parcel and that Staff was recommending approval.
Attorney Richard G. Coker, Jr., of Coker & Feiner, who was sworn in, reviewed an aerial photograph of Lyons Corporate Park and the PCD Master Plan, showing the areas labeled as Parcels A, B, and C. He explained that Parcel C contained four buildings, labeled as A, B, C, and Elite Aluminum. Since the City’s Zoning Code had been updated, the applicant was requesting a change to the designation of the permitted uses to reflect the Code. The requested change would affect Parcels A and B and Buildings A and B in Parcel C by changing the names of the permitted uses to be consistent with those names in the revised Code. The applicant’s request was to permit light manufacturing in Parcel C, Building C, and the change would not alter the appearance of the buildings. Mr. Chase asked regarding the uses that light manufacturing would encompass, and Mr. Coker answered that Building C would be a flex-space to include office and showroom space, and the applicant envisions assembly of products. Although the applicant has no intention of using the site for manufacturing items from raw materials, the term, “assembly of products”, is included in the Code’s use entitled “light manufacturing.” Mr.
Stoudenmire stated that the intensity level is very manageable in this Corporate Park and that he is comfortable with the term, “light manufacturing”, and it is the first use listed under the Employment Center Land Use Category. Mr. Coker added that the 2,000-3,500 sq. ft. size of the bays in the building would not be conducive to a manufacturing operation, and use would be limited to assembly type activity.
Tape 2
Chairperson Voorhees opened the public hearing. There were no questions or comments, and the public hearing was closed.
MOTION: Aronson/Young – To approve Agenda Item No. 7, Lyons Corporate Park – PCD Modification, subject to DRC requirements. Upon roll call, the motion was passed on a 5-0 vote.
8. Safe & Secure Self-Storage
*LUPA (QUASI-JUDICIAL) (PUBLIC HEARING)
Mr. Stoudenmire stated for the record that the Board would consider this request as the Local Planning Agency.
Mr. Stoudenmire reviewed the request of the applicant, which is a Land Use Plan Amendment from Office Professional to Industrial. Staff had met with the applicant regarding preliminary site design and zoning issues, and the amendment would accommodate the specific storage use facility. The completed facility would consist of professional office space and indoor storage space for recreational vehicles, boats and other items. Traffic generated by the facility would be very low during normal and peak hours.
Robert Basehart of Basehart Consulting, Inc., who was sworn in, stated that the application and use of the property were unique, and the user has facilities in Palm Beach County neighborhoods that are predominantly retail, residential, and office space. Mr. Basehart displayed and reviewed GS-1, a drawing of the site plan and preliminary landscape plan, and a rendering of the proposed facility. He stated that the zoning process and site plan review process might necessitate some modifications to the design of the building, which would be compatible with those recently built in the area.
Chairperson Voorhees asked about the coordination of services for users of the storage facility, and Mr. Basehart said that there would be an office for the facility with assistance from staff between certain hours. Access by users would be secured through a gate system. There would be two types of self-storage, general access on the first floor and limited access by elevators to the second and third levels.
Ms. Aronson suggested that an addition be made to the Land Use Plan Amendment Application, Section G., Mass Transit Analysis, No. 5. She suggested that clarification be made that, since the facility is on a bus route, clients could access the facility by using the bus system, as this would be convenient for clients whose vehicles are in storage.
Ms. Aronson asked regarding the expansion of Johnson Road, and Mr. Stoudenmire explained that there was a right-of-way for widening the road, and it would be expanded based on an identified need. Ms. Aronson asked if sidewalks would be added since the proposed facility was near an elementary school. Mr. Basehart said that the site plan showed an additional 30 ft. of right-of-way to be acquired on Johnson Road and, when that would occur, the landscape buffers would remain in compliance with code, and sidewalks would be installed in that area. Vice Chairman Young inquired as to the price for indoor storage of vehicles, and Mr. Basehart said he did not know but would have an answer when he returned to the Board for the request for site plan approval.
Ms. Aronson asked about traffic flow, and Mr. Basehart said that there would be parking for office and visitors and a driveway at either end of the site, with the entrance to the storage facility on the west side of the building and the exit on the east side of the building. Mr. Stoudenmire reminded the Board that because the site plan had not yet been submitted and since a technical review had not yet occurred, some of the issues discussed had not yet been determined and there could be some minor changes.
Chairperson Voorhees opened the public hearing. There were no questions or comments, and the public hearing was closed.
MOTION: Young/Chase – To approve Agenda Item No. 8, Safe & Secure Storage, LUPA, as presented. Upon roll call, the motion was passed on a 5-0 vote.
9. Correspondence and Reports
a. Overview of City of Coconut Creek Comprehensive Plan – 2005
Evaluation Appraisal Report
Mr. Stoudenmire stated that one of the Board’s charges as the Local Planning Agency is to review and approve the City’s Comprehensive Plan, amendments, and the required Evaluation Appraisal Reports. Since the make-up of the Board has substantially changed recently, Mr. Stoudenmire said he would provide copies of the Comprehensive Plan to the members and asked that they set up individual appointments with him for review of the Plan. The Evaluation Appraisal Report would then be presented to the Board, as the Local Planning Agency, at its August meeting, prior to submission to the Commission.
10. Adjournment
MOTION: The meeting was adjourned at 8:40 p.m.
Christine T. Ross
Deputy City Clerk