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Minutes 04-11-95MINUTES OF THE PLANNING AND DEVELOPMENT BOARD MEETING HELD IN COMMISSIOI~ CHAMBERS, CITY HALL, BOYNTOH BEACH, FLORIDA, ON TUESDAY, APRIL 11, 1995, AT 7:00 PRESENT Stanley DubS, Vice Chairman Dave Beasley Robert Elsner Jim Golden Chris Reitz Maurice Rosenstock Lee Wische ABSENT Pat Frazier, Alternate Tambri Heyden, Planning and Zoning Director Mike Rumpf, Senior Planner Mike Haag, Zoning & Site Development Administrator 1, PLEDGE OF ALLEGIANCE Vice Chairman Dub~ called the meeting to order at 7:05 p.m. The Pledge of Allegiance to the Flag was recited. 2. INTRODUCTI~ OF MAYOR, CONMISSIOHERS, AND BOARD MEMBERS Vice Chairman DubA introduced Commissioner Sidney Rosen who was in the audience, and the Board members. 3. AGENDA APPROVAL Mr. Golden moved to approve the agenda as presented. Mr. Rosenstock seconded the motion which carried 7-0. 4. APPROVAL OF MINUTES Mr. Golden submitted a number of changes to the minutes of the March 14, I995 meeting to the recording secretary. Those changes were as follows: In the middle of the third paragraph on page 4, a sentence was corrected to read, "He felt these are pure speculative ventures; the purpose being to increase land values." The motion on page 7 was corrected to read, "Mr. Golden moved to recommend denial of the time extension for the Tara Oaks PUD and recommend that the City reevaluate the appropriate zoning for this parcel as part of the Evaluation and Appraisal Report." The last sentence on page 8 was corrected to read, "It seemed to Mr. Golden that the City would be putting itself in a potential legal bind if a service station is no longer allowed and a retroactive time extension is approved.' - 1 - HINUTES - PLANNING AND DEVELOPMENT BOARD MEETING BOYNTON BEACH, FEORIDA APRIL 11, 1995 The second sentence on page 10 was deleted. The next to the last paragraph on page 11 was corrected to read, "Hr. Kilday pointed out that the Boynton Beach Mall was approved in 1974 and got constructed ten years later. Mr. Golden pointed out that that was a DRI and has more in the way of vested rights." The last sentence in the third paragraph on page 15 was corrected to read, "It appeared to Mr. Golden that the additional driveway is being driven by the bank being changed to a fast food restaurant with a drive-through window." Motion Mr. Rosenstock moved to accept the minutes as changed. Mr, Golden seconded the motion which carried 7-0. COMMUNICATIONS AND ANNOUNCEMENTS A, Report from Planning and Zoning Department 1, Final disposition of last month's agenda items Ms. Heyden reported that at the applicant's request, the Boynton Beach Boulevard PCD, the Knuth Road PCD, and the Tara Oaks PUD requests for time extensions were tabled by the City Commission until April 18, 1995. In addition, the City Commission approved dental laboratories as a conditional use in the C-1 zoning district. 2. Land Development Regulations Ms. Heyden stated that the new Land Development Regulations are being printed and the members of this Board will receive copies of them with their next agenda packets. B, Filing of Quarterly Report for Site Plan Waivers and Minor Site Plan Modifications Ms. Heyden advised that pursuant to the City's site plan review ordinance, the Planning and Zoning Director must file a quarterly report on the site plan waivers and minor site plan modififcations that have been processed administra- tively by staff. She confirmed for Vice Chairman Dub~ that just because a request is listed on this report does not mean it was approved. 6, ELECTION OF CHAIRPERSON AND VICE CHAIRPERSON After a brief discussion regarding whether or not to hold the election this evening, Vice Chairman Dub~ opened nominations for Chairmar of the Board. Mr. Wische nominated Maurice Rosenstock as chairman. Mr. Golden nominated Stanley Dub~ as chairman. Stanley Dub~ was elected chairman by a vote of 4-3. -2- NINUTES- PLANNING AND DEVELOPNENT BOARD NEETING BOYNTON BEACH, FLORIDA APRZL 11, 1995 Chairman Dub~ accepted nominations for a vice chairperson. Jim Golden for vice chair. No other nominations were made. unanimously elected vice chair. Mr. Wische nominated Mr. Golden was 7. OLD BUSINESS A, Public Hearing Land use Element AmendmentlRezonln9 (continued from March 14, 1995 meeting) Project: Agent: Owner: Location: Description: Nalnstreet Car Wash Jim Zengage Forward Progress, Inc. Approximately 185 feet north of the northeast corner of N. E. 1st Street and Boynton Beach Boulevard Request to amend the future land use map of the Comprehensive Plan from Medium Density Residential to Local Retail Commercial and rezoning from R-2 (Single and Duplex Dwelling District) to C-3 (Community Commercial) Mike Rumpf, Senior Planner, stated that Jim Zengage, agent for Forward Progress Inc., owner/operator of the Main Street Car Wash, proposes to change the land use and zoning on a .23 acre parcel located on the east side of N. E. 1st Street, immediately north of the Main Street Car Wash business. The current land use and zoning on this parcel is Medium Density Residential and R-2 Single and Duplex Dwelling District, respectively. The applicant requests the subject property be reclassified to Local Retail Commercial and rezoned to C-3 (Community Commercial) for expansion of the Main Street Car Wash operation to alleviate increased stacking and parking needs experienced during peak hour operation. Mr. Rumpf used the overhead projector to point out the location of the car wash and the adjacent l~nd~ u~es. He stated that the car wash business has overgrown its site and has a need for expansion (mainly circulation needs). Zhere is currently a separate stacking lane along N. E. 1st Street. The applicant would like to be able to accommodate that stacking traffic/circulation on the subject property as well as employee and other parking needs and passive type activities. Mr. Rumpf summarized the two principal issues (impacts on the residential uses and the recommendations in the Community Redevelopment Plan). He stated that by their nature, car washes generate noise and traffic experienced both on and off the premises. The primary noise from the car wash is emitted from the wash tun- nel and is projected southward, away from the adjacent neighborhood. However, noise is also generated around the car wash building property by both cars and work crews. Utilization of the subject lot as proposed could move the car and work crew noises closer to single-family homes and, therefore, impact two addi- tional single-family homes that are not impacted by the current boundary limits of the car wash. -3- HINUTE$ - PLANN1'NG AND DEVELOPMENT BOARD NEETING BOYNTOH BEACH, FLORZDA APRIL Z1, 1995 Impacts are also generated from traffic, specifically from circulation, parking and stacking activity. With respect to stacking, one reason for this request is to utilize the subject lot for customers waiting for service, thereby reducing the potential for this traffic to stack within the turn lane on N. E. 1st Street. Parking impacts are felt on and off the premises due to the lack of space, resulting from increased business on the site. The business is currently forced to utilize off-street parking as well as the existing vacant lot. The potential consequences of these negative effects~on the impacted residential properties could affect property values and further conversion of residential properties tn the immediate area to commercial use, especially in light of the fact that there are two vacant lots in this immediate area. The Community Redevelopment Plan and Comprehensive Plan Policy 1.9.5 contain recom~nendations pertaining to zoning, car washes, and the appropriate uses for this area. Page v-19 of t~is document contains the following three statements applicable to properties along Boynton Beach Boulveard, east of Seacrest Boulevard: (1) the C-3 zoning district is more permissive than necessary for this location; (2) car washes and lumber yards are permitted uses within the C-3 zoning distr~ct, but are deemed unsuitable for this segment of Boynton Beach Boulevard; and (3) it is recommended that n.ew development envisioned for this area would ~e primarily one and two-story structures for retail and services businesses supporting the needs of the local community. Based on the following, staff could not support this request as submitted: (1) the potential impacts of the expansion into the adjacent residential area, which is contrary to the Comprehensive Plan objectives and policies; (2) the requests and proposed use would further adversely impact the surrounding residential area due to noise and visual effects from the commercial activity of the car wash; (3) the potential lon2-term effects of the proposed use on surrounding property values and the possible domino effect oT the conversion of residential property to commercial use; (4) the property is developable under the existing zoning; (5) there are other commercially-zoned properties within the City that permit car washes; and (6) the requests and proposed use are inconsistent with the general recommendations contained in the Community Redevelopment Plan. -4- MINUTES - PLANNING AND DEVELOPHENT BOARD HEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 In response to Mr. Wische, Mr. Rumpf stated that the Community Redevelopment Advisory Board's recommendation was in favor of the car wash rezoning and use of that site as proposed. The reason this was not mentioned in staff's report is because this location is outside the auspices of the Community Redevelopment Advisory Board. Kieran Kilday stated that the Main Street Car Wash is a very viable, active and successful business. Traffic arriving on the site tends to stack up along the local street so that it ends up coming out to Boynton Beach Boulevard. The lot to the north was purchased to try to alleviate this problem. He displayed an aerial of the site. He submitted a letter'from the owner of the single-family house at 313 M. E. 1st Street (behind Kentucky Fried Chicken) in support of the rezoning. To the north of the site is a single-family house and a large building which is permitted as a garage facility. It is a huge facility and is used for permitted uses. It is not a business, but the building has a commer- Cial look to it. To the east of the site is a vacant area, which will most likel~ be zoned commercial In the future. At one time, rezoning s.ome areas was considered. However, a decision was made to take each case on an individual basis. Mr. Ki. lday submitted some photographs of the site showing the stacking situation that occurs routinely during the midday hours. He stated that the plan pre- sented would allow for stacking to be put on the site. Currently, there is a wall on the north part of the site. Part of the plan is to move the wall to the back part of the site, but that would have to go through the site plan review process. There is a house to the north of the existi:ng wall. The lot was purchasled a year ago by the Zengages. At that time the house was a wreck. It ~s revamped a~nd put back in good order and has been used fdr residential pur- poses an~ for parking for the emplpyees of the car ~ash. It was t~r~ugh the efforts of the Zengages t:hat made ~ha% a v~able residential use, They would now like to move it back. They have been very good'neighbors. They even kept the property that was not part of the car wash in good repair. Mr. Kilday d~St~ibu~ed a memo, dated ~arch 9, 1995, to ~r. Rumpf f~om Ann Ford. This memo c~n~a~ned MS. For~'s comments relatiw tO the expansion of the car wash as it afCects the downtown area. ~r. K$1day stated that many of the users of the car wash~come from west of I~95. T~e car wash draws them into town. He s~ated t~at because the car wash is drawing people to the downtown area, the car wash i.s viewed in a positive way. ~r. Kilday distributed a copy of the minutes of the March t3, 1995 Community Redevelopment Advisory Board meeting. At ~hat meeting, a motion unanimously carried ~o support th~ expansion of the Main Street Car Wash. Mr. Kilday also distributed a copy of a letter, dated April 10, 1995, from the Treasure Coast Regional Planning Council, stating that the proposed car wash expansion is consistent with the goals presented in the first draft of the Redevelopment and Revitalization Plan for the City of Boynton Beach. -5 - HINUTES - PLANNING AND DEVELOPMENT BOARD HEET]*NG BOYNTON BEACH, FLORIDA APRIL 11, 1995 Mr. Kilday felt this proposal meets all the objectives contained in the plan, except for Policy 1.9.5 {Implement the Community Redevelopment Plan). Mr. Kilday said the Plan was adopted in 1989 and that the Code allows certain uses. However, the writer of that document felt car washes may not be appropriate. Mr. Kilday stated that this is more of a comment, not a mandate in the Plan. He stated that there is no prohibition of this use in the Code. Furthermore, the applicant wants to expand the stacking area to get the vehicles off the street. He does not want to expand the building. Mr. Kilday asked the Board to support this petition. He stated that all the surrounding neighbors were notified and spoken to and are supportive of this expansion. Mr. Kilday felt this expansion meets the purpose and intent of the Comprehensive Plan and the Redevelopment Plan for the downtown area. In response to Chairman DubS, Mr. Kilday advised that the existing house will be moved to another residential lot if it is structurally sound, and that area will become a stacking area. In response to Mr. Wische, Jim Zengage advised that the structure alongside the house will be removed. Mr. Rei.tz expressed concern about approving this expansion and then running into the same problem agai: a few months from now. Mr. Zengage explained that a double stacking lane will be going into a single stacking lane in the tunnel area. To alleviate any problems, there will be a double vacuum system to move the cars more expeditiously into the tunnel. Mr, Zengage did not think the stacking problem will reoccur. Mr. Kilday said the new stacking area allows twice as' many cars to stack on the property than currently stack on the street. He said the timing through the car wash is going to stay relatively constant. The number of cars going through should also be constant. Mr. Rosenstock was disturbed that the Planning and Zoning Department and Ms. Ford seem to be at odds regarding this project. He stated that it sounds like Ms. Ford's main interest is to draw people to the downtown area. Mr. Rosenstock did not think drawing people to the downtown area, regardless of the usage, is something that should be ~orthcoming f?om the Plan~ing Department. He pointed out that the Planni;ng and Zoning Department said they cannot support this request until the Commission adopts the downtown plan recently drafted by the Treasure Coast Regi:onal Planning Council, including related revisions to the Community Development Plan to, le~d specific direction. Mr. Rosenstock felt this was sufficient at ~his point in time to deny this ~request, Ann Ford, the Downtown Development District Coordinator, stated that this car wash has been a plus, not a detriment. She stated that the Zengages would like to expand the car wash to get the cars out of the right-of-way to improve the current facility, not to serve more people. Additional tunnels are not being proposed. The Zengages are willing to spend their own money and add vaccums to get the cars off the street. She stated that the City could not ~sk for a better business citizen in the downtown. Ms. Ford felt this is extremely impor- tant to improve the downtown. She said the Zengages have been tremendously -6- MINUTES - PLANNING AND OEVELOPHENT BOARD NEETZNG BOYNTON BEACH, FLORIDA APRIL 11, 1995 helpful in the downtown redevelopment efforts. They are extremely cooperative and will landscape in any way requested. She greatly appreciated their efforts. Ms. Ford stated that the car wash does not create a noise problem and is beauti- fully landscaped. In response to Mr. Reitz, Ms. Ford stated that Mr. Rumpf asked her for her thoughts. Her first reaction was that the last thing we need is more car wash. However, once she took into consideration the fact that they are a wonderful business citizen and that a problem exists and needs to be solved, she was very much in support of the expansion. She stated that the Zengages are working with the City. They are tryin9 to imDrove things. They are buying decrepit proper- ties in that area and improvin9 what other people have not bothered to improve. They are taking financial risks to make Boynton Beach Boulevard look better. She stated that not many businesses would incur this much of an expense to solve a car storage problem and alleviate a Boynton Beach Boulevard problem. Mr. Rosenstock suggested that Mr. Zengage return to the Board after the Board hears what the Planning and Zoning Department and the Treasure Coast Regional Pla~n~ing Council have to say about future redevelopment of the downtown area. Lloyd Powell, Chairman of the Community Redevelopment Advisory Board, stated that the members of his B~ard felt that the expansion would alleviate the safety concerns by removing excess stacking of cars. He also pointed out the tax con- sideration if the property is rezoned. ~e felt the car wash is a good neighbor and is not noisy. He pointed out that it is a daytime operation, six days a week, and that it brin~s people into thearea. On behalf of the Community Redevelopment Advisory Board, Mr. Powell recommended that the applicant's peti- tion be approved. No one else wishing to speak, Chairman Dub& declared the public hearing closed. Vice Chairman Golden was very familiar with the site and sympathized with the applicant's cause. However, he stated that right now there is a fairly straight Iin~ that separates residential and commercial zoning. If this request is approved, it will set the stage for future commercial reportings of those other residential properties. Then the question will arise as to where you draw the line. It will just kee~ moving north. For this reason, he was not in favor of this request. Mr. Reitz expressed the same concern as Vice Chairman Golden. He was primarily concerned with safety and applauded Mr. Zengage for considering the safety issue. He stated that we should do as much as we can, within reasonable guidelines, to support new businesses and good neighbors in the downtown area. If there are no major issues from a Community Development Plan prospective, he would support this applicant. Mr. Wische said he was on the Commission when they approved the applicant's request to widen the street because of a problem with stacking. He stated that -7- MINUTES - PLANNING AND DEVELOPMENT BOARD MEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 the car wash and Kentu:ky Fried Chicken maintain their properties, have fine landscaping, and have been a tremendous asset to the City. With regard to Vice Chairman Golden's question about where to draw the line, Mr. Wische said this particular site is surrounded by commercial properties, He has yet to hear any neighbor come forward and object to what is being proposed. Bearing all this in mind, he could not possibly refuse this applicant. Mr. Beasley said he would not be in favor of big rezoning of residential to com- mercial. However, in this case, he sees that it is practically surrounded by commercial. He thinks the land on the east that is vacant now is probably going to end up being commercial; He believes this fits in with future plans. He did not think that strip of commercially zoned land along Boynton Beach Boulevard is going to remain that narrow. He felt it will eventually be widened. He pointed out that the Zengages have been good neighbors and are taking care of this problem at their own expense. In followup to Mr. W~sche's and Mr. Beasley's comments, Vice Chairman Golden stated that at some point in the future that whole area is planned to be rede- veloped. He felt there needs to be a plan to define what is going to happen at some future day.. However, right now, this is only a small part of the picture and is isclated unto itself without considering everything around it. From that standpoint, this may be premature. Chairman Dub~ said he attended the charrette and was at the City Commission meeting ~hem thais was propesed, and he was at the workshop in January when the Planning and Development Board met with the Commission on this matter. He stated that if the ~ommission had already adopted the redevelopment plan, he would not nave a problem with this request. However, at this time, he felt it was a little premature. He felt the area will probably eventually end up rezoned. However, untiq the Commission adopts the Treasure Coast Regional Pl.ann~ng Council's Redevelopment Plan, he would have to vote against approval. Mr. Reitz asked if this area falls within the scope of the Community Redevelopment Plan. Ms. Ford answered affirmatively. .l~tton Mr. Rosenstock moved that we reject this petition at this point in time in accordance with the recommendations of our Planning Department. Vice Chairman Golden seconded the motion. The motion carried 4-3. Mr. Beasley, Mr, Wische and Mr. Reitz cast the dissenting votes. For the record, Mr. Rumpf commented that the site plan provided by the applicant was only for conceptual purposes and is not being reviewed or processed by staff at the present time. -8- NINUTES - PLANNING AND DEVELOPNENT BOARD NEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 8. NEW BUSINESS Public Hearing Land Use Element Amendment/Rezonlng (to be continued to the May 9, 1995 meeting) Project: Agent: Owner: Location: Description: Lake Worth Christian School J. Richard Harris, Esquire Condor Investments, Inc. East side of High Ridge Road, approximately one-half {~} mile south of High Ridge Road Request to amend the future land use map of the Comprehensive Plan from Low Density Residential to Public and Governmental/Institutional and rezoning from Planned Unit Development {PUD) to R-1AA, Single Family Residential Notieq Vice Chairman Golden moved to continue the public hearing for the Lake Worth Christian School to the May 9, 1995 meeting. Mr. Wische seconded the motion which carrieU 7-0. Rezonlng Project: Agent: Owner: Location: Description: Lots 9 and 10, Palm Beach County Club Estates City of Boynton Beach City of Boynton Beech South side of H. E. 8th Avenue, approximately 100 feet west of N. E. 1st Street Request for rezoning of Lots 9 and 10 of the Palm Beach County Club Estates subdivision from PU, Public Usage, to R-2, Single and Two Family Residential Mr. Rumpf stated that the City of Boynton Beach owns Lots 9 and 10 of the Palm Beach County Club Estates subdivision and plans to use these lots in conjunction with the City's Infili Housing Program. In order for these two lots to be used for construction of single-family homes, they must be rezoned from public usage to a residential zoning district. The R-2 zoning district has been proposed, as it is the predominant district in this area. Adjacent uses include St. John Missionary Church and School to the north, a multi-family apartment building to the east, the Bible Church of God to the seuth and southeast, and single-family homes to the west. The proposed zoning corresponds with the present Future Land Use Map designation (Medium Density Residential) and furthers two plan objec- tives and policies through promotion of the City's Infilt Housing Program. The Planning and Zoning Department recommended: that the rezoning request be approved and specifically that Lots 9 and 10 be rezoned to R-2, a single and two-family district, based on the following: -9 - HINUTES - PLANNIN~ AND DEVELOPHENT BOARD HEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 (I) the proposed zoning is consistent with the Comprehensive Plan Future Land Use Map; and (2) the proposed zoning and use is consistent with all goals, objectives and policies in the Comprehensive Plan. No one wishing to speak for or against this matter, the public hearing was closed. Motion Vice Chairman Golden moved to recommend approval of the rezoning for Lots 9 and 10, Palm Beach County Club Estates, subject to staff comments. Mr. Reitz seconded the motion which carried 7-0. Project: Agent: Owner: Location: Description: Boynton Beach Tri-Rall Station Joe Handley, Craven Thompson & Associates Tri-County Commuter Rail Authority East side of High Ridge Road and 460 feet north of Gateway Boulevard Request for relief from Article X - Parking Lots, Section 5-142(h){7) Driveway, to construct four driveways onto a right-of-way With the use of an overhead projector, Mr. Haag pointed out the location of the site of the proposed Tri-Rail station in Quantum Park. The applicant is requesting a variance to Chapter 5, Article X, Section 5-142{h}{7) of the parking lot regulations in connection with the expansion of the park and ride area. and redevelopment of the road and the existing Tri-Rail station. The Code states that no more than two driveways shall be permitted from any property. Where properties abut more than one public or private right-of-way, additional driveways may be permitted depending upon traffic volumes, but in no instance shall the number of driveways exceed two on each street. Using the overhead projector, he displayed and reviewed an overlay of the site plan. The applicant's justification for the request is that additional driveways are required to allow the traffic to be separated according to use. This eliminates the conflicts in traffic flow that would occur if the buses, the Kiss-N-Ride participants and the travelling passengers would all have to utilize the same driveway. At their March 14, 1995 meeting, the Technical Review Committee reviewed this request and unanimously recommended approval as submitted. They concluded that due to the type of use and the difference and volume of traffic generated by the use, separation of the four different types of traffic needs to be provided via separate driveways for the purpose of safety and efficiency of traffic move- ments. No one wished to speak for or against this request. Therefore, Chairman Dub~ closed the public hearing. 10- HINUTE$ - PLANNING AND DEVELOPHENT BOARD MEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 Vice Chairman Golden felt the variance was warranted because this is a public facility and there are some benefits to be derived from the multiple driveways for safety and traffic flow considerations. Motion With regard to Item 8.A.3, Boynton Beach Tri-Rail Station, located on the east side of High Ridge Road and 460 feet north of Gateway Boulevard, Mr. Rosenstock moved to recommend approval of the request for relief from Article X, Parking Lots, Section 5-142(h)(7) Driveway, to construct four driveways onto a right-of- way. Mr. Wische seconded the motion which carried 7-0. B, Site Plans New Site Plan Project: Agent: Owner: Location: Description: Boynton Beach Trl-Rail Station Joe Handley, Craven Thompson & Associates Tri-County Commuter Rail Authority East side of High Ridge Road and 460 feet north of Gateway Boulevard Request for site plan approval to constru:t a 629 space parking facility and expanded platform for the Tri-County Commuter Rail station Mr. Haag displayed and reviewed an overlay of the location map of this site. The zoning district is Ptan~ed Industrial Development and is located in Quantum Park. The site is approximately one acre. Mr. Haag displayed and reviewed an overlay of the survey, the existing facility, and the surrounding land uses and zoning districts. He explained that both properties are under single ownership; however, the properties will not be unified. Therefore, some variances will be needed. Mr. Haag stated that Quantum Park is vested for concurrency, specifically traf- fic and drainage levels of service. The parking facility has 640 spaces, including employee parking. Landscaping is in excess of the Code. No buildings are proposed for this development. However, part of the building and site regu- lations for property in the PID is that there be a peripheral greenbelt around the perimeter of the entire PID property. A variance to omit this greenbelt will be heard by the Board of Adjustment on April 17, 1995. One freestanding sign is being proposed. The applicant needs to modify the current Quantum Park sign program. All other requirements have been met on the site. Staff recommended approval of this project subject to staff comments. Mr. Rosenstock inquired about the date of completion, as well as the number of cars presently parking on this site. Mr. Handley estimated that 70 to 80 cars park there. The applicant plans on going out to bid for this project in - 11 - HINUTES - PLANNING .'AHD DEVELOPHEHT BOARD HEETING BOYNTON BEACH, FLOI~IDA APRIL 11, 1995 approximately four months. The project should be completed in seven or eight months. Mr. Handley referred to comment lO of Planning and Zoning Department Memorandum No. 95-127 (the need for a cul-de-sac to be developed at the end of the road). He did not think there was a need for a cul-de-sac. He believed that the way the site is designed that it functions as a large cu]-de-sac and that there is no dead-end situation. Mr. Haag explained that staff is looking for an easement to have access to the property. Staff believes that these radiuses will work, which will be equivalent to a cul-de-sac. Mr. Handley had no objection to that. Mr. Handley explained that as much vegetation as possible was preserved on the site, taking into consideration safety and visibility. This was designed to try to m~nimize the conflicts between vehicular traffic and pedestrian traffic. Two large, pedestrian walkway systems were put in to avoid conflict with the cars coming in and going out. Mr. Rosenstock expressed concern about security and asked what Tri-Rail proposed to do to adequately light the site. Mr. Handley advised that Tri-Rail is also concerned with secumity. He stated that the lighting consultant assured him that the foot candles are in excess of the City Code. Tri~Rail. has proposed 55' high poles within the parking lot to heavily light the area. However, they will be dropped to 45' at the request of City staff. The rest of the areas along the pedestrian walkways, around the bus area, and at the entrance are all heavily lit with more asethically pleasing light (old railroad lights). Vice Chairman Golden moved to move Item 8.C.1 up on the agenda for discussion after th~s item. Mr. Wische seconded the motion which carried 7-0. In response to Chairman DubS, Mr. Handley advised that Quantum is going to take care of moving the gopher tortoises off the site. In response to Chairman DubS, Mr. Handley had no objections to staff's comments, including the use of Melaleuca mulch. Mr. Haag clarified the issue between the peripheral greenbelt that is required along the perimeter of the PID and the vehicle use area screens. He stated that the vehicle use area screening is being appealled by the applicant. (Article II, Landscape Code, Section 7.5-35(e).) That portion of the Code requires that wherever there is a vehicle use area, a hedge and a landscape strip are required. If the properties abut, the landscape strip needs to be 2½' wide and totally with hedges 2' on center, 18" high at planting. If the properties are adjacent and under single ownership, they are unified by title. Staff recom- mended approval of the landscape appeal, subject to the landscaping being installed as shown on the plan. - 12 - MIHUTES - PLANNING AND DEVELOPMENT BOARD FLEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 Motion Mr. Reitz moved to approve the new site plan for the Boynton Beach Tri-Rail Station, Item 8.B.1, subject to staff comments. Vice Chairman Golden seconded the motion which carried 7-0. Landscape Appeal Project: Agent: Owner: Location: Description: Boynton Beach Trl-Ra11 Station Joe Handley, Craven Thompson & Associates Tri-County Commuter Rail Authority East side of High Ridge Road and 460 feet north of Gateway Boulevard Request for relief from Article II - Landscape Code, Section 7.5-35{e} to omit landscaping along an interior lot line used for vehicular use (See discussion under Item 8,B.1.) Motion Vice Chairman Golden moved to recommend approval of the landscape appeal for the Boynton Beach Tri-Rail Station request for relief from Article II, Landscape Code, Section 7.5-35(e) to omit landscaping along an interior lot line used for vehicular use, subject to staff comments. Mr. Beasley seconded the motion which · carried 7-0. Major Site Plan Modification 1. Project: Agent: Owner: Location: Description: Palm Beach Leisurevllle Recreation I Michael P. Corbett Palm Beach Leisureville, Inc. 1007 Ocean Drive Request to amend the previously approved site plan to construct a 1,685 square foot office addition to the recreation building Using an overhead projector, Mr. Haag displayed and reviewed a location map of the site. He also displayed an overlay of the survey that was submitted. The zoning district is recreation. The type of use is an addition to an existing recreation building. The site is approximately 2 acres. The building addition is 1,685 square feet. Mr. Haag reviewed the surrounding zoning districts and land uses. The new addition is attached to and located between two existing buildings. No units are being added; therefore, traffic will not be impacted. The drainage for the project wilt meet the Engineering Department's requirements when the permit is submitted. Mr. Haag also displayed an overlay of the area that is being renovated. He stated that in 1990 a variance was approved by the Board of Adjustment establishing 58 parking spaces for the entire facility. The proposed addition of 1,685 square feet will require 17 additional parking spaces. The plan only - 13 - HINUTES - PLANNING AND DEVELOPNENT BOARDHEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 indicates 9 additional parking spaces. This project was accelerated through the review process and only received one review. Therefore, the applicant did not have the opportunity to modify the plan. However, approval would be subject to a total of 75 parking spaces being provided on the site. The landscaping will be placed around the vehicle use area. There will be a hedge along the entire perimeter as well as trees along Ocean Drive. Color ele- vations were displayed. The addition will match the existing building. There are no signage requirements because no signage is being proposed for this site plan modification. Mr. Haag stated that in 1990, when one of the buildings was expanded, a portion of the parking lot ordinance was revised to exempt residential developments from upgrading their entire parking facility when they added parking spaces or square footage to buildings. However, if they added units to the residential develop- merit, they would have to upgrade the parking facility. In this case, no resi- dential units are being added. Parking spaces are being added because of the addition. Mr. Haag referred to Engineering Division Memorandum No. 95-095 and stated that Mr. Hukill believes that the Code could be i~terpreted otherwise. Howeve~r, Mr. Hukill was not employed by the Ci, ty at that time an.d did not understand the intent of that revision. Mr. Haag advised that the Building Department had some objections to the way the interior of the building was laid out. However, the applicant is going to address those concerns. The Planning and Zoning Department's concerns were basically for the additional parking that has not been provided. The other comments are minimal and relate to landscaping. Staff recommends approval of this project, subject to staff comments. Chairman Dub~ pointed out that there is a beauty parlor in that building, but the plan indicates it is an office building. Mr. Rosenstock advised that the beauty parlor is for the people who live in Leisureville. Michael Corbett, architect and agent for Leisureville, complimented the members of this Board and, particularly, the Planning and Zoning Department for the assistance they have given him om this project. Mr. Corbett stated that the majority of the project is used for recreational purposes. There are some office uses, but they are used by organizations ano groups that provide recreational services to Leisureville. The little beauty shop is a service to the residents of Leisureville. Mr. Corbett stated that the addition will expand the existing facility. Since it is an office, there will be a conference room and a place for organizations to meet. Nothing more will be taking place than what is taking place already. This addition will merely allow a little more space to work in. No new 14- HINUTES - PLANNING AND DEVELOPHENT BOARD HEETING BOYNTON BEACH, FLORIDA APRIL 11~ 1995 employees will be added to the staff. The majority of people who use the recreational site are walk-ins or are dropped off. Mr. Corbett said he has never seen the parking lot close to capacity. He advised that he might ask for some reli, ef from the parking ordinance in the future because the additional parking is only being provided because of the additional square footage. He said no additional people or cars are being added and walk-in traffic will not impact the site. He feels the project is needed and will fall within all of the guidelines of the City's intent and Codes. As far as Mr. Hukill's interpretatio,n of the parking lot ordinance, Mr. Rosenstock remembered the intent of the revision of that ordinance. He stated that the revision was unanimously supported by the Commission and the Planning and Zoning Department, who felt that there was no need to make com- munit)es upgrade their entire parking facility when they wanted to make a minor change to a building because the numbers of people in those areas remain static. Hotio~ Vice Chairman Golden moved to recommend approval of the major site plan modifi- cation for Palm Beach Leisureville Recreation Area I to amend the previously approved site plan to construct a 1,685 square foot office addition to the recreation building, subject to staff comments. Mr. Reitz seconded the motion, Mr. Wische advised that he lives in Leisureville, but since he is not going to profit monetarily from this, he will vote on this matter. The motion carried 7-0. Mr. Haag stated that even though it is exempt from the parking lot ordinance, that particular parking area does meet the horizontal control dimensions of the parking lot ordinance. C, Appeals Landscape Appeal Project: Agent: Owner: Location: Description: Boynton Beach Trl-Ratl Station Joe Handtey, Craven Thompson & Associates TN-County Commuter Rail Authority East side of High Ridge Road and 460 feet north of Gateway Boulevard Request for relief from Article II - Landscape Code, Section 7,5-35(e) to omi~ landscaping along an interior lot line used for vehicular use This item was dispensed with earlier in the meeting. - 15 - HINUTE$ - PLANNING AND DEVELOPHENT BOARD HEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 C~n'munlt,y De$tgn Plan Appeal Project: Agent: Owner: Location: Description: Denny's Restaurant Louis Fenkell, Capital Signs Denny's 2201 South Federal Highway Request for relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting Mr. Haag stated that the reason for this request is that Denny's Restaurant is going through a major upgrading of the interior and exterior of the building, as well as upgrading the landscaping and some of the exterior features of the site. With that in mind, they are proposing to add neon around the perimeter of the building. He circulated a photograph of a Denny's Restaurant with exposed neon and a sample of the Plexiglas cover fort the neon which were submitted by the applicant. The neon lighting is proposed around the perimeter of the roof on all four elevations, The applicant is also requesting the use of fluorescent lighting mounted to the underside of the soffit of the building. The fluorescent lighting will shine down on the face of the building and the landscaping around the perimeter of the building. Section lO.F.6 of the Community Design Plan that is being appealled states that lighting attached to the form of the exterior of the building or part of the building exterior or visible from the exterior of the building shall not be per- mitted if it is contrary to the architectural style of the building. Staff feels that the covered neon lighting around the perimeter of the roof of the building, which is appropriate to an art deco style, is contrary to the archi- tectural style of the Denny's building. However, the fluorescent lighting around the fascia and soffit, which is not going to be exposed, is acceptable to staff. Staff's recommends denial of the roof edge neon and approval of the fluorescent lighting with the condition that the fluorescent lights be white and enclosed with a white translucent cover to subdue its intensity. Vice Chairman Golden stated that when the Land Development Regulations (LDRs) were reviewed by this Board for consistency, he felt they were open to too much interpretation. Since the members of the Board have not yet received a copy of the LDRs that were adopted, he felt it is hard to evaluate this request. Ms. Heyden stated that one of the problems with the new Community Design Plan ordinance is that decisions have to be made on a case-by-case basis. She advised that that neon is being used more and more to outline buildings as si]gnage to draw attention to the building. Mr. Reitz did not feel comfortable making a decision about this request without seeing the Community Design Plan in its entirety. 16- Vice Chairman Golden stated that when the Community Design Plan was reviewed by this Board for consistency, he felt it was open to too much interpretation. Since the members of the Board have not yet received a copy of the regulations that were adopted, he felt it is hard to evaluate this request." MINUTES - PLANNING AND DEVELOPMENT BOARD MEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 Chairman Dub~ did not see any purpose for putting the lighting on top of the Denny's building. He asked if the purpose of putting the lighting %here is to attract more customers. Louis Fenkell stated that the lighting is designed to be a sign to increase customer traffic. It is part of the overall design of the building. Sixteen hundred:Denny's buildings are currently being remodeled. Alt of them call for a strip of green lighting around the roof line. Forty-six Denny's in Palm Beach, Dade and BrowardCounties have been complet6d. The Denny's in Boynton Beach will be the first one having a green plastic lens because exposed neon was not allowed in Boynton Beach. Mr. Fenkell pointed out that putting fluorescent lighting behind the green plastic lens would be no different than putting neon behind it. The only difference is that with fluorescent lighting, the lighting would not be continuous and there would be breaks in the lighting. Mr. Fenkell stated that the intent is not to have bright ]ighting to draw atten- tion. The intent is to have something aesthetically and tastefully fit in with the design of the building. The colors of the building are g~reen and beige. Mr. Fenkell stated that over the last six months, the Denny's buildings have been converted and he has not received any complaints from the residential areas near those buildings. In response to Mr. Wische, Mr. Fenkell advised that no great lighting will be cast off because Plexiglas is being used. The Plexiglas will illuminate green, Many retailers in the City currently have illuminated channel letters (individual letters over the storefront that light up). The neon covered by the Plexiglas is identical to those illuminated channel letters. The letters are illuminated from within by a band of neon. Mr. Rosenstock felt there should be a design plan and it should be abided by. He feared that Federal Highway will eventually become one big strip mall. He was against constantly making exceptions. Vice Chairman GDIden stated that this is an older commercial strip and we are not trying to create any type of a design district here. He felt that what is being proposed by Denny's and Miami Subs (Item S.C.3) is reasonable. For these reasons, and because he feels the new ordinance needs to be made more specific, he will vote in favor of this request and the request of Miami Subs. Mr. Beasley had no objections to the use of neon with the Plexiglas shield. Mr. Reitz had no objections to this request or that of Miami Subs. However, he believes in consistency. He would like to have a copy of the Land Development Regulations before making decisions in the future. Mr. Rosenstock warned the members of the Board against setting a precedent. In response to Chairman DubS, Ms. Heyden advised that this item will not appear under the public hearing portion of the City Commission agenda. It will appear under the Non-Consent portion of the agenda. - 17 - MINUTES - PLANNING AND DEVELOPMENT BOARD MEETING BOYNTOH BEACH, FLORIDA APRIL 11, 1995 Motion Mr. Rosenstock moved to reject Item 8.C.2., Denny's Restaurant, located at 2201 South Federal Highway, request for relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting. The motion died for lack of a second. Motion Vice Chairman Golden moved to recommend approval of the request of Denny's Restaurant for relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting as proposed by the applicant. Mr. Beasley seconded the motion. Mr. Wische stated that he could not vote against the applicant because he does not have the Community Design Plan in front of him. Vice Chairman Golden reiterated the comments he made earlier regarding why he recommends approval. Mn. Rosenstock felt the Land Development Regulations should be in front of the Board as a guide before approving or denying a request. Vice Chairman Golden stated that there may be times when this Board has to pro- vide the Commission with direction when they think staff's interpretation is inappropriate. The motion carried 4-3. Mr. Reitz, Mr. Elsner and Mr. Rosenstock cast the dissenting votes. (See further discussion under Item 8.C.3.) e Project: Agent: Location: Description: Miami Subs Joe Marouf 1920 South Federal Highway RequeSt for]relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting With the use of the overhead projector, Mr. Haag displayed an overlay of the location map regarding this site. This request is in connection with the appli- cant submitting a permit request for neon lighting around the perimeter of the building. In !989, the City Commission approved a site plan modification which allowed renovation to the building for its present appearance. This modification was for a Mr. Submarine restaurant which changed to a Miami Subs in 1991. The neon lighting proposed for the parapet Wall is exposed and colored to match the existing pink and aqua painted trim. This color scheme is customary to Miami Subs. - 18 - MINUTES - PLANNING AND DEVELOPMENT BOARO MEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 Staff feels that the proposed neon lighting is contrary to the architectural style of the building, Staff has made a determination to try to maintain some consistency and recommends that the neon be allowed in the three locations where the raised arches are located. Mr. Reitz asked why staff is recommending approval of exposed neon for Miami Subs when they just recommended that neon not be allowed on the Denny's building at all. Mr. Hang explained that staff recommended allowing the exposed neon on the Miami Subs because the Commission previously approved exposed neon on the Miami Subs at the northeast corner of Plaza Lane and Congress Avenue. Mr. Reitz asked if exposed neon is allowed on Miami Subs only. Ms. Heyden explained that because of the design of the building and the arch, attention can only be drawn to that Dortion of the roof. Miami Subs has a certain feature that can be high- lighted, The City Commission and Miami Subs negotiated and the Commission allowed the neon on the arches only, not along the entire roof line of the building. Contrastly, you cannot physically outline only part of the roof on a Denny~s-buildi~g. Staff is allowing OenrLv's to use lighting on the soffits, but no~ on the roof tine. Mr. Wische expressed a desire to reconsider the vote on the Denny's Restaurant. Denny's Restaurant Notion Vice Chairman Golden moved to reconsider the motion made on the previous request for Denny's Restaurant. Mr. Beasley seconded the motion which carried 7-0. Notion Vice Chairman Golden moved to recommend approval of the request of Denny's Restaurant for relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting as proposed by the applicant. Mr. Beasley seconded the motion. Mr. Reitz reiterated that he is extremely disappointed with staff that the members of the Board were not provided with a copy of the LDRs. He would like this Board to be in a position to make an intelligent recommendation. He state~ that without the proper backup paperwork, the Board is put in an ambiguous position. Ms. Heyden apologized. She felt that since there was only one or two sentences in the Community Design Plan that dealt with this issue, that the excerpt she provided in the backup woulU be sufficient. Vice Chairman Golden felt that in order to fully evaluate a request, you really have to take it on the context of the overall ordinance and the flavor of the ordinance. He stated that the entire ordinance contains n~ny design features that are integrated with each other. - 19 - MINUTES - PLANNING AND ~bi~{~ELOPI4ENT BOARD MEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 The motion failed 2-5. Chairman DubS, and Messrs. Elsner, Reitz, Rosenstock and Wische cast the dissenting votes. Ms. Heyden suggested making a motion to deny since the motion to approve failed. At this point in the meeting, Mr. Rosenstock left the chambers. Not,on Mr. Reitz moved to deny the request with regard to Item 8.C.2, Denny's Restaurant, for relief from Section lO.F.6 of the Community Design Plan. Mr. Wische seconded the motion which carried 4-2. Vice Chairman Golden and Mr. Beasley cast the dissenting votes, and Mr. Rosenstock was not present. M~aml Subs Mr. Marouf, who took over this location on March l, 1995, explained that neon is a trademark of ~iami Subs. He owns several Miami Subs and has not had any problems with the neon, except for this particular location. He pointed out that Miami Subs is open late at night and the neon adds more lighting. Notion Vice Chairman Golden moved to recommend approval of Miami Subs' request for relief from Section 10.F.6 of the Community Design Plan regarding exterior lighting. This approval is for the design submitted by the applicant. Mr. Beasley seconded the motion. Chairman Dub~ pointed out that the applicant's request is not the same as staff's recommendation, and that the applicant was agreeable to staff's recom- mendation. Amended Motion Vice Chairman Golden amended his motion to agree with staff's recommendation. Mr. Beasley agreed to the amended motion. Mr. Reitz pointed out that the Board just denied the use of neon in the previous case. He felt it is incumbent upon this Board to begin to set some precedence of consistency. Vice Chairman Golden agreed with Mr. Reitz. However, he pointed out that the City has different areas and different characteristics. He did not feel that the same standard should be applied to all areas of the City. He felt that what has been proposed in this part of the City is not too excessive and does not create a problem for that particular area. The motion failed 3-4. Mr. Elsner, Mr. Rosenstock, Mr. Reitz and Mr. Wische cast the dissenting votes. - 20 - HINUTE$ - PLANHING AND DEVELOPMENT BOARD HEETING BOYNTON BEACH, FLORIDA APRIL 11, 1995 Mr. Rosenstock moved to recommend denial of Miami Subs' request for relief from Section IO.F.G of the Community Design Plan regarding exterior lighting. Mr. Wische seconded the motion which carried 4-2. Chairman DubS, Vice Chairman Golden and Mr. Beasley cast the dissenting votes. O. Use Approval Project: Agent: Owner: Location: Description: Boynton Coanerce Cen~er PIO Peter Reed, MIG Management Services of Florida, Inc. Boynton Commerce Center, Ltd. Southside of Woolbright Road, 100 feet west of 1-95 Request to amend the list of permitted uses for the Boynton Commerce Center to allow wholesale distribu- tion, retail, repair and assembly of lawn maintenance equipment Ms. Heyden stated that unlike other zoning districts, there is no specific set of PID permitted uses set forth ~n the zoning code. Instead, the zoning codes state that uses m~y be permitted orovided that such uses are approved by the Planning and Development Board. However, the City Commission bas final disposi- tion in the matter. In approving uses, findings shall be made that the use pro- posed will not be in conflict with the performance standards listed in Section 4.N of the zoning code and that the use is consistent with the intent and pur- pose of the Planned Industrial Development District. A specific list of permitted uses ts not established because PIDs are intended to fill a niche in the current demand for light industrial zoned land, which reflects a change in technology and allows for economics of scale in industrial development. This can often include allowing combining of uses not permitted to be combined in other zoning districts in exchange for more stringent regula- tions governing unified control, landscaping, open space, harmony of design and common use of improvements. This particular request is for approval of wholesale distribution (and limited retail) assembly and repair of commercial turf maintenance equipment, such as lawn tools, lawn supplies (excluding fertilizers and pesticides), mowers, trac- tors and parts for this particular type of equipment. Staff believes that noise and liquid waste will be generated by the assembly and repair aspects of the use. Based on the description of the repair work that the applicant provided, this would require use and storage of solvents, other hazar- dous liquid wastes, and oil. Ms. Heyden pointed out that there are six wellfields on this piece of property. Ms. Heyden stated that the City is governed by the Palm Beach County Wellfield Protection Ordinance which requires certain uses located within wellfield pro- tection zones to obtain a building permit for interior completion from the Departmen~ of Environmental Resources Management (DERM). Depending on the use, DERM has typically required mitigation measures such as special containment - 21 - MINUTES - PLANNING AND DEVELOPNENT BOARD NEETZNG BOYNTON BEACH, FLORIDA APRIL 11, 1995 structures and/or monitoring wells to be employed. The applicant and a repre- sentative of the property owner met with DERM and have agreed to the mitigation measures that DERM has set forth for them. However, it is still the position of our Utilities Department that the risk is too great to allow this type of use in this area because it is a source of the City's drinking water, as well as the recharge areas. Their position is further supported by the existence of other properties within the City that can accommodate this type of use. Another issue is the appropriateness of this use in this particular PID. The current tenants of the Boynton Commerce. Center are varied. It is a mixture of office and industrial. None of these uses include engine repair or servicing which can be noisy and dirty. Since this use includes operation centers and offices, repair a~d assembl~ might be incompatible with the existing tenants. Staff does not have any concern with the retail or wholesale aspects. Retail is currently allowed in the Boynton Commerce Center. Therefore, staff recommends that the wholesale and retail aspects be allowed, but repair and assembly not be allowed. In response to Chairman DubA, Ms. Heyden stated that ACME recently went through an environmental review and is primarily wholesale distribution. They d.o very little assembly work. Peter Reed, a representative of the Boynton Commerce Center, stated that this operation is a clean operation. The company is an established company in Boynton Beach. They have expanded their business. The machines cost between $3~,000 and $60,000 and cu~ the greens a~ golf courses, municipalities and institutions. This business is not a designated repair shop and only the machi- nes they sell will be repaired. If major warranty work is involved, such as replacement of a motor, the equipment would be sent back to the manufacturer. Mr. Reed stated that the equipment comes in crates and must be assembled. Therefore, assembly is required on the site. He stated that the company has to vacate space in 90 days in Broward County and wou~d like to combine their loca- tion in Boynton Beach. They would eventually like to build a 40,000 square foot building. Mr. Reed stated that a potable well will be installed to monitor the well system. Any other requirements by DER~ for this use wilt be met. He felt this operation would benefit the community and increase the tax base. He advised that this will be a temporary situation, lasting about 18 months. Mr. Reed reiterated that repair work is an insignificant part of this business. It is not a repair shop ope: to the pub$~c." Only the machines sold by this business will be repaired under warrant~. If any major repair work is needed, the machine will be sent to the manufacturer. In response to Mr. Wische, Mr. Reed sta~ed that the mach'nes will be hosed off and DERM's requirements will be met with~ regard to any overflow water. - 22 - MINUTES - PLANNING AND DEVELOPHENT BOARD MEETING BOYNTON BEACH, FLORTDA APRIL 11, 1995 Mr. Rosenstock was opposed to repairing and cleaning of the equipment at this location. He did not want to take the chance of contaminating the drinking water. Mr. Reed pointed out that there are environmental concerns all over the county, That is why there are agencies like DERM that set requirements. Vice Chairman Golden felt this use is more appropriate for M-1 Zoning rather than this particular PID. He also expressed concerns about the water supply wellfield issues. Chai.rman Dub~ wished the tenant was present to hear the environmental concerns. Notlon Mr. Reitz moved to approve the Boynton Commerce Center PID use approval subject to staff recommendations. Mr. Beasley seconded the motion which carried 4-3. Mr. Wische, Mr. Elsner and Mr. Rosenstock cast the dissenting votes. 9. CONNENTS BY MEMBERS Chairman DubA expressed his gratitude for being elected Chairman of the Board for the coming year. 10, ADJOURNNENT There being no further business to come before the Board, the meeting was adjourned at 10:33 p.m. Recording Secretary (Three Tapes) - 23 -