Planning and Zoning Board - Regular Meeting

This 09/11/2025 planning and zoning meeting to order. Cheryl, will you please call the roll?

Yes, ma'am. Member Alloy. Member Doris Gonzalez. Here. Member LeBate. Here. Vice Chairman Goldich?

Here.

Chairwoman Gonzales? Here. Alternate Member Jones?

Here.

Alternate Member Zacharias? We have a quorum.

Okay. Alternate Member Jones will be the voting member tonight at this meeting, since we're missing two people. Does anyone have any lobbying forms to submit? No. No. No. Can I please have a motion to approve, or are there any corrections to the 08/14/2025 minutes?

I move that we approve the minutes as submitted.

I second that. Motion made by Member LeVait, seconded by Member Doris Gonzalez. All those in favor? Aye. Motion passes unanimously. We have one item on old business on the consent agenda, MSC twenty twenty five-two Pines Professional Center. Anyone from the public like to address this item? Is there an applicant here? Hello?

Speak into the mic.

Is it on?

Yes. No, it's not on.

Turn the button. There

you go.

Thank you. Are there any questions as to the matter? No.

Excuse me. Need state your

name for the record.

Rafael Perez Blanco.

Thank you.

Do you have the colors with you that you've used?

I have a before and after. I have before and after colors.

That looks nice. Okay. Looks nice. Any questions from board members?

No.

Yes. I have one.

Just to be clear, you guys already painted it, right? Yes. This is already done? Yes. And you just need us to approve it so you can not get cited.

And Mark? Madam Chair, just so you know, also up on the screen, I put up a couple of the photos from the and the applicant could scroll through a couple of photos of the location of pictures.

Okay. Yeah, the reason I had pulled this last week is because visiting the property now, is a picture of how it was before, where it was all in off white. And there is blue kind of a faded blue canopy there and smaller canopies on the other side of the building. And what you can't see here because of the tree is big, lighted, red signage. So now you don't have a picture here of what it looks like now. But when you add it, Okay, is that it? That's what it is now? Yes. Okay. So here we go.

Yeah. So you added the peppercorn fine color. Not a problem with the color. The problem comes in first of all, going back a little bit. When you're changing anything on the property, it needs to be presented everything, not just the colors you're changing. But you've got more involved there. You've got canopies. You've got signage. It's a whole picture. It's not just paint.

It's a whole thing. And so before, when it was all off white, then the whole building was pretty well neutral. When you add the peppercorn I think that's peppercorn, right? When you add the peppercorn, that's a bold color that you've added. And it affects the entire building.

So when you add to that the bright red signage and the faded blue canopies, it's a problem, in my opinion. You've got a whole mixed matched look going on there. There's no organization to it and no design to it.

I can speak as to the right signage. I'm not aware of what you're speaking of. The only matter I saw raised on the report was whether we had changed any of the whether any exterior work had been conducted, which none was. It was only painting. And modification was I'm sorry.

Yeah, that's right. You only change painting. But you should have taken other things into consideration, at least the canopy. So what are your plans for that? Nothing. Yeah.

Well, I'm not sure that it's nothing. I just currently can't speak as to that. That wasn't presented to me in advance, I'm not aware as to what.

Well, you understand my point, is that you've only taken you've thought you could just change the paint but ignore the other colors in the building.

Well, to me, if you use a lighter color on the canopy, it's going to be showing the dirt all the time.

And I think that was the reason for the warmth of dirt.

Nobody said lighter. Nobody said lighter.

Well, what would you put it?

I don't feel it's our place to tell you what color. But it is our place to approve the color.

No, absolutely. And I mean, the comments raised by the building department, it was limited to what we presented here today. And there were no further comments from the building department.

I'm saying it shouldn't be limited to what you presented here today.

Mr. Chairman, you must make a comment.

Mr. Madam Chair, obviously, as the architectural review board, you have a certain opportunity to comment on the colors and materials and if they're so acceptable within the city. I can tell you at this point, we've never had a conversation about the appropriateness of mixtures of colors. We've had conversations about colors in the past that have been considered garish or some sorts. And I believe there was one that was brought up by Ms.

Jones many years ago. But in most cases, these colors are typically ones that were used in the city. If you would like to make a recommendation to them to go back and potentially look at their canopy in the future, they certainly can. But that's not being considered tonight for a color change. So again, I leave it to you guys.

Well, it should be considered because the point is if you had come to us beforehand Oh, I'm sorry. To acknowledge people so that I can keep the noise in speaking. Understood.

There any other board members with comments? If you had

come beforehand, before doing the work as you were supposed to, then this would have all come up ahead of time and you would have been able to show a whole palette. Planned commercial development code 155.454, architectural requirements subsection 5A, a consistent architectural theme, including but not limited to scale, colors, textures, and materials shall be required. Okay? This is what gives us the responsibility.

Member Jones, can we hear some for other board members, please? Member Goldich?

Yes. So point of order is this is already something that's already been done. We acknowledge that you guys and I know you do, too that you made a mistake in not coming to us beforehand. However, what's done is done. We need to vote on it just to approve it so they can be on their way. We can

propose And

if I can just Excuse

me if I can comment on that.

I'm going to make a motion that we approve the item.

I second it.

Can I have discussion on the motion, please?

Member by Member Goldich, seconded by Member LeBate. All those in favor? Aye. No.

Did vote no? I voted no. Okay.

The motion passed. Motion passed four to one. Four to one.

Thank you. We appreciate it. Have a great day.

Madam Chair, just to remind you, the next items are on consent agenda. So if you would like to request the board consider the passage of the entire consent agenda or pull items off.

I'd to pull item two.

Okay. We have four items under our new business under the consent agenda. Any members of the public like to speak on any of those? Hearing none, the first one is MSC twenty twenty five-twenty one Midas, installation of a new on-site canopy miscellaneous request.

Madam Chair, I apologize. So are we approving the consent agenda? Because I believe Ms. Jones asked for number two to be removed, but I don't know about three, four, and five. Three, four, and five could be approved by this board if they so desire not to pull the items.

Yeah. I have no other pulls. Just that.

There's no other pull. I move that we accept the items three, four, and five on the consent agenda.

I second that. All those in favor? Aye. Aye. Any opposed? Motion passes.

For those here for Coach, memorial Item matter two. Joe. And SPG Rowan, You guys have passed item two by Midas.

GREGORY Okay, moving right along to Anyone have questions about Midas Muffler? No.

Member Jones does.

Yeah, did. Are you representing Midas?

Yes, ma'am. Good evening.

Oh, hello there.

Hi. Good to see

I you

thought you only handled that other shopping center.

Should I introduce myself?

Please. We have to for the record.

Yes. Good evening. My name is Manny Slovsky, and I'm here on behalf of the applicant regarding the canopy over at the Midas shop. My address is 6540 East Tropical Way Plantation, Florida. And I'm here to answer any questions you may have.

Okay. This whole canopy situation over there I don't know if anybody else spent any time went over there and looked. It's a real mess over there. And this is a completely different canopy from the one that was put there before. Doesn't tie in at all.

In between, nobody's mentioned this trailer that is there. I mean, it can be moved, but it seems to be there permanently. And the whole area is a complete mess. Now this is a prominent shopping center in the city. And it's been allowed to be left in a terrible state.

And this section has only gotten worse. It used to be just the building that it might just had, and then this one canopy and then the other. So I'm kind of at a loss as to why the staff would suggest that this should be approved. There must be all kinds of violations there. There's loose boards.

That trailer has some sort of water. There's probably OSHA violations there. But this is a real eyesore, to say the least. So why should we approve an eyesore like this?

Member Jones, good evening. Just to put the project in context, because you may or may not be aware, there's actually an expansion that is under construction on the north end of the building.

You mean with the electric vehicle?

No, it's an expansion to the existing building. So it's somewhat of a construction site, if you will. This is an effort to formalize the use of the canopy over parking spaces so that, in effect, times like the summer when it's extremely hot or it's raining every day and we have patrons that, in effect, are servicing their vehicles within the inside of the building, when those vehicles are done or before they actually go in, there's a place that they're undercover. So this is an effort to clarify and, for that matter, to correct some of the items that you're referring to. But I do want to remind you that there is a construction project going on on the north end of the building.

And once that's done, I believe that the site will be quite improved and addressed.

I noticed that.

Only item before us right now is the canopy. The other issues would be code enforcement issues, which we do not deal with.

No. I'm trying to bring up DELL: that

the canopies are a problem. What is the problem about well, anyway, we

aren't It's having causing the whole for property property to to be

Gonzalez on all four items.

GREGORY It's causing the whole property to be unsightly. And I think I did see that there was work being done. The construction is mostly For what looked completed for the most part. There might be some things going on inside.

The shell is completed, ma'am, but there's significant work that's occurring inside. So you may see activity there that's related to the construction.

I don't think so. What they're doing under those canopies seems to be pretty well contained there. Can I ask you a question?

What would you suggest would be an improvement to the canopy to solve the problem that they're saying with the weather, inclement weather, and the patrons?

I think to have something like that approved, once you approve it on a permanent, it's approved. And they can kind of do what they want with it. I think they should show that they can take care of their whole property before we approve

That is not the item before us, Member Jones. The only item before us is the canopy.

Yes. In regards of and if there's a reason not to

What is the reason? The canopy looks perfectly fine at night. Kept I'm sorry. One person can speak

at a time because I cannot type two people.

I'm sorry. Madam Chair, may I speak? Yes. This is Bambilla Bate. I think your point may be well taken. However, I believe it's beyond the realm of our committee to sit and make a judgment as to whether they are in compliance with violations. If there are violations, it's up to the staff to be able to bring those violations forth. Now, I think it's beyond our ability as a board to rule on that. You have cited it. I hope that the staff would then go and investigate it to determine if there, in fact, are violations and deal with them on that basis.

But I think the question before us is, do we want to permit them to put up this canopy? And I think that's where it is. Any other things that you may bring up, I think it's up to staff then to go and examine and investigate.

Well, if I could respond, first of all, they've already put it up. They didn't ask our permission. They just put it up. And it is not our job to just rubber stamp things. We do have quite a wide leeway. And it's up to us to how the city looks, frankly. That's our job.

No question about it. However, we have to rely on the accuracy of the staff to determine whether, in fact, if the staff gives us a recommendation that they believe that it is done in accordance with the codes of the city, then I believe that the staff has investigated it and examined it. And so therefore, they're telling us that according to the code requirements, it is compliant with the code requirements. And that's what they're telling us. Now, if there are other things that are troublesome in the area, then it's up to staff to advise us of that.

So why are we here then?

We're here to determine whether, in truth and in fact, it has been established that the item is in compliance and meets the standards of the city.

And that's what I'm saying. It does not. It looks like a mess.

Code enforcement would handle that, not us.

Madam Chair, just to bring this point up, obviously this is an aging shopping center. Yes, it could use probably a nip and a tug compared to, say, City Center or other places. At this point, code compliance has gone out. And the only citation that I'm aware of on this site is the actual canopy itself. The canopy was originally put in, I believe the gentleman thought that he could do a roll in canopy and was told that he could not.

So he has to put it into the ground. Once he puts the canopy into the ground, he needs a building permit. In order for him to get a building permit, he needs architectural review from the architectural review board because it's structured on the site. So that's why you're here tonight. Regarding the trailer, I believe there's a letter in the backup that says that they're supposed to remove the trailer every night.

They use it for materials related to either their operation out there and they're supposed to be removing it. If they're not removing it, we'll send code compliance out there. If there are any other code related items that you or any of the other board members would like us to look into, we certainly will look into them. And then we'll send a citation if code compliance believes it's necessary. And if there's any changes that need to occur on the site because of those code compliance items, if they're exterior to the building and there's something at your purview, then these guys will be back again to see you.

Thank you. Well, far as this goes, mean, was no effort to match the canopies or make it look to have any consistency. It's a very different look. And had they come before us before they did anything, that certainly would have been my recommendation. But

He wants to say something.

Go ahead. Again, just a reminder that there is a construction project that is occurring that was brought before you that you approved as a site plan quite some time ago that's going to not only expand the existing building, but that building is going to receive new paint. There is significant landscape around the perimeter. What you're seeing today, Member Jones, is really not a final product. I know we're only here to speak about the canopy, but you're making reference to other elements of the site that are going to be part of the project that's currently under construction that is progressing and ultimately is going to significantly improve the property.

Which is the itself, like I said, there's no consistency with the other canopy. That's not going to change with any completion of construction. It's still going to be the same canopy that's there.

Are there any other members of the board that would like to make comments? Can I have a motion?

I'll make a motion that we pass to item number two.

Do I have a second?

Second.

Motion by Member Goldish, seconded by Member Labate. All those in favor? Aye. Opposed, no. Motion passes four to one.

Thank you.

Now we have three to five, right, as the rest of the consent agenda? Any members of the public want to speak on those?

Madam Chair, we approved three to five. We're on item six now.

Yes, item six.

Okay. I thought we were doing that separate for some reason. All right. Item number six, SP twenty twenty five-one, Shabad Lubavich of Pembroke Pines. Do we have an applicant?

Hi. Good evening, board members. Jeremy Sheer on behalf of the property owner. By the way, it's Chabad. That's how you pronounce it. Very brief presentation if you want me to go through it.

Yeah. Thank you.

Great.

So Chabadah Pembroke Pines purchased this property at 1800490 Johnson Street from the city in 2021 for religious and educational purposes. Now before you is a site plan modification for an approximately 1,300 square foot women's mikveh. Just to remind this board, a parking variance for this site was approved already, I believe, two months ago. We're not asking for anything additional. This is just a site plan modification.

And just so you know, the women's mikveh, it's going be used approximately once to twice a week. Here's an aerial of the property, as you can see, bounded by Johnson to the North and then 184th to the East. Here's the site plan right here. The hatched area is the mikveh. And then finally, here's some renderings, beautiful renderings, from our architect, Craig Dittmann, also in attendance.

I need to ask you to also, do you waive your quasi judicial rights?

Yes.

The questions from any board members on this

item? I just have one.

Amber Goldich? Yeah. Regarding the exterior finish, the split block, I was reading through the whole thing, and I didn't find anywhere where the actual construction of the building material is. Construction material is

the question. Let me just bring the architect up there. He'll answer that.

Yeah, that was my only question. Because I was looking for it. I couldn't find it. I didn't see it on there. I probably missed it.

Evening. Craig Ditman, Ditman Architecture. The split face block is the actual structural member of the exterior envelope. So it's load bearing as well as exterior finish.

All right. Got you. Thank you very much.

Any other comments, questions? Do I have a motion on Shabbat Lovovich?

I move that we accept the motion we accept the matter as presented.

I second it. Member Levy? Motion by Member Levy, second by Member Doris Gonzalez. Those in favor?

Aye. I apologize. So that's accepting staff's recommendation, correct?

Yes, accepting the staff's recommendation. Thank you very much.

Thank you.

Thank you. Oh, did you vote? You all voted? Okay. Great. Thank you.

Yes. Thank you.

Item number seven, SP twenty twenty five-five.

Madam Chair, before we begin this item, we met with the applicant. And we just want to be able to put on the record that with conversation between the attorney and the a city attorney and the applicant, we are going to put a condition on this item. If you remember when you guys saw the rezoning of this, there was a restrictive covenant placed on this property. It is yet to be executed. So we're asking that the restrictive covenant that was with the rezoning of this property has to be executed and given to the city at least I think it was ninety days.

It has to be submitted to the city within ninety days as a condition of this approval. So within ninety days, we need that executed document, and the applicant would have to agree.

This is a quasi judicial item. Do you waive your quasi judicial rights?

Yes, Madam Chair.

I'm sorry. I just have one question for staff. Can you go back what the restrictive covenant was?

So if you remember, when we did a rezoning, we went from C1 to C1. And what it was was there was a change of restrictive covenant. One of the covenants was to allow self storage and B3 uses. So in C1, there's a bunch of different uses that could potentially be there. They chose only to use self storage within the C1 because they didn't want at that particular point, they were not interested in any of the other uses, nor did they want to have that discussion.

So they filed a restrictive covenant with us. It was approved. We have yet to get the executed document. They're finishing it up. But as a condition of the site plan and also the fact that we will not give them a building permit until such time that we get that executed document, we're giving them ninety days should you approve tonight. So we'll have that on a condition. If they do not meet that requirement, then the site plan is null and void. Okay. Thank you.

So are you suggesting may I, madam chair? Are you suggesting that perhaps this thing should be put over application until has been filed?

No. We believe we'll be fine with it. And we talk to the applicant about it. If the applicant had not assured us that they would have it within ninety days, we would feel differently about it. But they've assured us, and we're ready to go with that.

Okay. Thank you. Thank

you. Legally, we have no objection to proceeding tonight with consideration of this item. And in the event that the board were to approve this item with that condition, that is perfectly acceptable. Thank

you to all. Once again, Manny Snolowski. My business address is 6540 East Tropical Way Plantation. I'm going to do this together with Michelle relatively quickly, because you've heard about this multiple times during the course of maybe the last six months as it related to other projects. In this first image, you're going to see in red the area where specifically the proposed self storage will be located.

In this image, this is a master plan of the total 9.99 acre site that includes not only the proposed self storage, but other uses that are existing today, and for that matter, uses that you've approved in the past, for instance, Culver's. The next image focuses specifically on the self storage and the parking that supports the proposed self storage, which is occurring along the front of the building and across from the building. This image, in effect, is the view from the Southwest looking towards the building when you're on Pembroke Road, in effect looking into the site. The next image is also from Pembroke Road. It is from the other side, from the east side looking towards the building, this still being the south elevation.

This gives you a glimpse of the landscape buffer, and for that matter, the north elevation as well as the west elevation. There is a significant amount of green space buffer, landscape buffer, between the building footprint and, for that matter, the edge of water. This gives you an understanding of all of the elevations of the building, the colors, the materials. And for that matter, we identified the proposed landscape material, particularly the canopy trees at planting height that obviously will grow over time to be higher than what you see there. And not to get into detail, but if you had any questions regarding the landscape material, we have our landscape plan.

You see a significant amount of buffer on the north side. You see material, if you will, along the edge of the building on the south side. And again, material both to the east and the west towards our property line to the west and towards our neighbor to the east. And with that, we conclude our presentation.

So I have a question, Madam Chair. Doris Gonzalez, member, has this question.

Just for clarity, what is the ask?

This is a four story, 134,300 xx square feet of self storage in a single building. And it actually replaces the footprint of what previously was office buildings. So it's an exchange of one use for the other. You may recall that in a previous meeting, we discussed parking. In meetings prior to that, we discussed rezoning that would allow this particular use as part of a C1.

But the ask in effect is for the development of a four story single building, 134,320 xx square feet of self storage.

Thank you. For the staff, how does this differ from what is actual is there a deviance? What's the actual deviation?

Compared to what was approved previously?

Compared to what is legal? What is

Right. So in this zoning district, the properties could go up to 100 feet. The applicant is choosing, I believe, was it 47 feet in height? So this is comparable to some of the other development within that property. Like he said, the footprint is consistent with what was previously approved. This was at one point going to be an office. Now it will be self storage. So there should be less impacts on that shopping center. And that's why we recommended approval for it. Remember, were recommending approval tonight subject to them restrictive with covenant within ninety days of approval and also recordation of the underlying plan.

Perfect. That satisfies my question. Thank you.

Member Levy? No. Member Goldridge?

Yeah. I have a couple. From a and I know you're going to have it fully sprinkler and what have you. But given the length of the building and the height, how many points of emergency egress are going to be on each floor? I haven't seen anything. I wasn't able to discern that on the plans.

Yeah.

I know most places they have like an emergency egress door somewhere

along the JOSHUA Yeah. Have not submitted plans to the building department yet. We do have specifically two egress staircases that land directly to the outside. But in addition to that, there will be a number of, I'm going to say, access points on the building exterior that will, in effect, be in compliance with the specific section of the code. You are correct that it is a fully sprinkled building by virtue of being four story, by virtue of the storage, if you will, occupancy.

And there is a number of hydrants throughout the, I'm going to say, campus that also serve the building, as well as a fire line that, in effect, will be serving the building to provide enough flow for the sprinkler systems.

The other question I had was, is this building in Culver is going to be under construction at the same time? You know?

This building may lag Culver's by a little bit. As you can imagine, Culver's is a one story, very small footprint. And the anticipation is that that will get through the building department relatively quickly. This, by virtue of being a multistory, by virtue of being sprinkled, by virtue, if you will, of having significantly more structural calculations may get through the building department in a longer period of time. Plus, I think I can say that Culbers doesn't require any, let's say, hold relative to a restrictive covenant.

The restrictive covenant is specifically for the self storage where Culver's can proceed. The intent of both of the projects were to begin after the hurricane season, which is approximately 12/01/2025?

Actually, the reason I was asking was I was just wondering about traffic wise due to construction between the two properties in and out.

What's interesting For

access for

is. There is a significant number of other access points that occur, if you will. I'm going to say first along hiatus, there is a main access into the 9.99 Acre that has really nothing to do with the activity that we're proposing. There is also a separate access directly into Wawa, also from Hiatus. And from Pembroke Road, there is also a direct access to Wawa.

And it's possible to separate the activity that's going to happen within the Culver's footprint as well as the activity that's happening for the self storage without impacting the through traffic.

That was where I was going.

Yeah. No, your point is well taken, but we've considered that in terms of the phasing and the improvements that need to occur.

Lasher, just keep in mind also that we never know when these are coming through, if they're going to come through at the same time or not. But I will tell you, our fire department and our building department, the first thing they ask is MOT because, again, we want to make sure we're getting those emergency vehicles through the other vehicle and keep those areas clear. So if both are going on at the same time, they will have to give us a plan, almost a week by week plan on how they're moving around and keeping that going.

Any other questions, board members? Is

this a twenty four hour facility?

Yes, in the sense that patrons will have access to the Building 20 Fourseven. But it's important, and I didn't mention this before, for you all to know that when you come to either load into your self storage area or to unload out of your self storage area, you will actually enter the building with your vehicle. And there is a garage door that will close behind you. And the exchange of storage goods is actually occurring inside the building. It's a relatively new or the newest generation of self storage, which therefore makes it very convenient for anybody to come at any time that's convenient for them because they're actually doing their movement of storage goods within the building proper.

There's elevators that take you directly from those loading areas up through the building.

And that's a great idea.

Yes.

So

will the building be well lit entirely overnight? Or how will that work?

I would say the building will be lit and so will the site appropriately. But at the same time, I also have to remind you that we have also shared photometrics where we're not glaring into our neighbors, and we're not spilling light onto our neighbors either. So within the building proper and around the building proper up to our property line, we're well lit. Nonetheless, we're not exceeding into our neighbors in any direction.

That's great. That's great. Okay. That's my

question. I would just like to say that you did a nice job on the design of the buildings.

Thank you very much.

They don't look like other storage units in the city. The architectural features are nice and the landscaping.

Thank you so much. Our goal was to make it as compatible as the multi story office building would have been, because originally it was a two story office building that had a high roof. Well, this is, from a massing standpoint, very similar. And we try to keep that in character. Thank you.

Can I have a motion on this item? And remember, you have to include staff's recommendations in

your I move to approve the item in conjunction with whatever ninety day restrictions are in place.

I'll second the recordation of the plan.

I'll second.

Motion made by Member Labbe, seconded by Member Goldich. All those in favor? Aye. Motion passes unanimously. Ramey.

Thank you very much. And thank you all for your patience and your support. We've seen each other a lot. I'll miss you.

No, you won't. Will you really?

But we may be back with other people.

You'll be back. You'll be back. Okay. Our next item is a presentation discussion on the planning and zoning board process by

So tonight we have Ms. Julia Aldridge. She's going to come up and she's going to talk to you about the planning and zoning process.

Hi, good evening.

I didn't realize that it was 300 pages when I started reading it, Joe. Yeah, right?

I looked at it, and I was like, ah.

So just so you know, I know we sent you guys an email. We wanted you just as a supplement the land development code if you guys have not seen it before. Some of you have seen it before and thumbed through it. We just wanted to tell you guys because Ms. Alger is going to be talking about not necessarily about the land development code tonight. She's going talk about the planning and zoning process. But as part of the process, she's going to talk a little bit about how the land development code was structured. And again, I'll let her do that. But I wanted you guys to have it just as a reference. And you guys can look at it afterwards. Obviously, a reference before any meeting. You can certainly do that.

Thank you. All right. Yes. So a few meetings ago, you did have a sunshine law refresher. So our director Michael Stamm just wanted us to put a presentation together for you to go over your role and the process as it pertains to Can you

just speak into the mic? Yes. It's really tough to hear you.

Okay. To go over your role and the process as it pertains to our land development code. So we are going to cover the land development code and its six articles, the overall development process, application types, the role of the development review committee, public notice requirements, agenda organization, and how staff reports are structured. Our land development code, or the LDC, is organized into six articles, which was emailed out to you earlier this week. Article one outlines the purpose and framework of the code.

Article two provides definitions and acronyms used throughout the document. Article three covers procedures for application review. Article four design defines zoning districts and classifications. For example, residential, commercial, etcetera. Article five explains the use regulations.

Article six details development standards, such as heights, lot size, and setbacks. And it also includes landscaping, lighting, sustainability, and other rules that apply to projects. So the development review process begins with a pre application meeting where applicant meets with staff to discuss the entitlement process, which includes land use and zoning. From there, the applicant submits a formal application, which is reviewed by the development review committee. If required, public notice is given.

The item then proceeds to the planning and zoning board for decision. Certain applications may also require city commission approval. Once approvals are complete, the project moves into the building permitting process, where our department will approve the plans which were approved by the Planning and Zoning Board via our zoning review.

Could you define DRC for the newer members, please?

Yes. DRC is the Development Review Committee. Alright. Our application types are in the land development code under article three. We have our miscellaneous applications, which are minor changes from previously approved site plans.

For these applications, the Planning and Zoning Board make the final decision. Site plans are for new construction or significant redevelopments. And, again, Planning and Zoning Board makes the final decision. For items which are 50 feet in heights or within plan districts, they do require city commission, and, therefore, the planning and zoning board will act as a recommending body. For zoning changes, these are amendments to zoning code text in our land development code or plan district guidelines or an amendment to the map.

For these applications, planning and zoning board are advisory to city commission. Comprehensive Plan Amendment is a change for the future land use designation or text. And again, Planning and Zoning Board are advisory to commission. Variances for non single family properties provide relief from development standards due to hardship. Planning and zoning board are final decision for these items, but they may appeal to commission.

Here we have our development review committee or DRC. The DRC is responsible for reviewing applications for compliance with the land development code. A plan will not come before the board unless it has gone through all the relevant agencies. Depending on the scope of the project, some agencies are not required to review. Applicants submit applications electronically into review.

It stays in DRC until comments are satisfied and agencies sign off. And just to emphasize, all professionals review the application independently before it is presented before the board. And upon sign off, all applicable codes have been met. Based on new state legislation, there may be an item which goes to the board without DRC completing review. But in these situations, staff may recommend denial.

To go over some roles, we have the developers, applicants, and owners representatives. They submit the application, they revise the plans as needed, and they present the projects at the hearings and address any staff, board, or public concerns. Staff conduct pre application meetings. They review the applications and provide recommendations in compliance with the LDC. The Planning and Zoning Board serve as the city's local planning agency and architectural review board, an advisory to city commission.

Planning and Zoning Board is final decision maker for site plans, amendments, variances, and special exceptions. City commission is final decision maker on items requiring an ordinance and specific site plans, which was discussed earlier. This includes rezoning, plats, comprehensive plan amendments. Public notice. Certain types of applications require noticing, such as site plans, amendments, zoning changes, variances.

We have published notice. Published notice is a newspaper or legal ad, and it is published fifteen days before the hearing. Mailed notice is mailed to property owners within 500 feet of the subject site, also fifteen days before the hearing. We have Homeowners Association Notice. HOA Notice is mailed to HOAs within 500 feet of the subject site thirty days prior to the hearing.

And in this case, master HOAs are responsible for notifying any sub HOAs. Our posted notice. Posted notice is a physical sign on the site visible from the road and is posted thirty days prior to the planning and zoning hearing. Going over our agenda organization, we have consent agenda items, quasi judicial items, and non quasi judicial. Consent items are modifications to previously approved site plans.

It allows items to be approved in bulk. And if removed, they are heard as full quasi judicial items. Quasi judicial is a formal hearing process where decisions must be based on evidence in the record. Site specific zoning changes, site plans, variances, plat approvals, special exceptions, interpretations, and appeals are included, and these are typically waived by applicants at this meeting. Non quasi is legislative or administrative matters that do not require testimony or evidentiary hearings.

Our staff reports are very purposefully organized and include several sections, which I will go over with you. We have the general information and reference applications, the project location and zoning, historical applications related to the project. We have the applicant request and staff recommendation. And then we also include where the final decision will be made. We then have project description and background, which provides a brief history of the sites.

We have buildings and structures, signage, access and circulation, parking, landscaping, and other site features depending on the project scope. We also again have the staff recommendation, and we have the DRC review history and the date of the latest DRC review round. Staff reports are sent to board members a week prior to the meeting. We encourage board members to reach out to staff after reading the report. Staff is available to go over sections with board members individually and answer any questions they may have.

Staff can best answer questions if they are known ahead of time from the meeting. As a final note, at the October Planning and Zoning Board meeting, we will be bringing forward proposals for changes to the land development code before the board. So we ask that you read through the code and see if there is anything you may want to make recommendations on. Thank you. And we'll have any questions.

Thank you. Thank you. I don't have any questions.

No questions? No.

Good job.

Thank

you. Just from us again, the key point on this is, again, before these meetings, make sure read the reports. If there's anything you see in the reports that you have any questions on, please come to us beforehand because that's where we can find out. If there is an operational item, say for instance like the self storage tonight, if you wanted to know if it was going be lit outside like that. And again, it may have come up tonight.

That's great. But if you have that concern beforehand, we can either reach out to the applicant, make sure that they understand how to address that question. I do know in the self storage facilities in particular, a lot of those are on timers. So those lights will only come on when there are people in there. But nonetheless, I couldn't speak for that particular operation.

But again, these are items that we can do. And then again, if there's any other concern or something that maybe we can address before it gets here, then let's do that. Because unless you don't like the project itself. But the worst thing we can do as a staff is to hold up an item on a little detail. Deferring it only hurts the person moving forward.

Deferrals are necessary sometimes if answers are not there. But as long as we give them the opportunity to answer those questions, I think we're in a better place. So again, feel free. I know a few of you up there, I could tell you, call us before every meeting. And we appreciate it. So we're here for that.

Thank you.

Yes, please. If you have any questions that can be settled before the meeting and taken care of, please call Joe or Cole so they can address them with the applicant.

Thank you very much. Any business from members? I have a motion to excuse Mr. Ahoya for his not being present tonight.

Our missing members. Yes. Alternate Member Zacharias and Member Aloy asked for excused absences. So I need a motion. I second. A motion made by Amber Lavette, seconded by Doris Gonzalez. All those in favor? Aye. Motion Any passes other comments from the board?

Just me. Just as a note, I won't definitely will not be here for November. I won't even be in the country. We then go with you? And then December, most likely, I won't be here either.

All of December? Yeah.

Well, December for the meeting.

So you want to go over our meeting dates?

Well, of right now, our next meeting date is October 9. So what's November? '13 and December 11. So the ninth, the thirteenth, and the eleventh.

I know that November 1, won't be here. But the December 1, I'm not sure. Just so you guys know. Just so it's on record.

Just as a side note, I will be adding to the October agenda discussion and possible action for the meeting dates for the remainder of this year and into 2026. So you all can look at your calendars. General

rule

of thumb, we always meet the second Thursday of the month. November, that can change depending upon what holidays and things. But please look and I know we don't always know what we're doing tomorrow, but keep it in the back of your mind. Look at your calendars and kind of get an idea. Thank

you. Any other items from members? Nope. This meeting is adjourned.

Madam Chair, just one item. October 9, when we have our meeting, it's a pretty light meeting for us. We don't have a lot of quasi judicial items. So as Julie alluded to, we're going to be bringing you guys our next round of land development code updates. They're just updates that we make within a year or two of the last passage that we've seen that we feel need updating. So again, you have the land development code. We'll send them to you. We'll send you these changes. You can compare them to the land development code. And again, ask us questions on them.

And in the meantime, as Julie had mentioned earlier, doesn't have to be next meeting or it could be whenever you guys are up there. If you see a code that we should be looking into because either it's just not working for us as we're going through. Codes change over the years, and they should. But if you see something that you want us to explore or look into maybe for modification somewhere down the line, please let us know. We'll certainly do the research in it, and we'll bring it forward. And it may wind up being one of the next code changes that we make.