Loading...
LDRSC Minutes 08/27/2014 Land Development Review Subcommittee of the Development Services Advisory Committee Minutes August 27 , 2014 August 27, 2014 MINUTES OF THE COLLIER COUNTY DEVELOPMENT SERVICES ADVISORY COMMITTEE LAND DEVELOPMENT REVIEW SUBCOMMITTEE Naples, Florida, August 27, 2014 LET IT BE REMEMBERED, the Collier County Development Services Advisory Committee Land Development Review Subcommittee in and for the County of Collier, having conducted business herein, met on this date at 3:30 PM in a REGULAR SESSION at the Growth Management Division Building, Room 609/610 2800 N. Horseshoe Drive, Naples, FL with the following persons present: Chairman: Clay Brooker Vice Chairman: Robert Mulhere Eleanor Taft ALSO PRESENT: Caroline Cilek, LDC Manager Mike Bosi, Planning and Zoning Dept. Director Stefanie Nawrocki, Planner 1 August 27, 2014 Any person in need of a verbatim record of the meeting may request a copy of the audio recording from the Collier County Growth Management Division, Department of Planning and Zoning. • Call to Order Mr. Brooker called the meeting to order at 3:40pm and a quorum was established. Alexis Crespo, member of the public was also present. • Appoint Chairman and Vice Chairman Mr. Mulhere nominated Clay Brooker as Chairman of the Subcommittee. Mr. Brooker nominated Robert Mulhere as Vice Chairman of the Subcommittee. Nominations were closed and Mr. Brooker and Mr. Mulhere were declared Chairman and Vice Chairman of the Subcommittee respectively. • Decide when to hear public comment The Subcommittee determined to take public comment after the presentation of the proposed amendment. • Amendment discussion- 5.05.05 Automobile Service Station- Changes regarding location and number of fuel pumps Ms. Cilek reported the amendment has been proposed at the direction of the Board of County Commissioners. The following documents were made available (in paper or online) for today's meeting: 1. Executive Summary "Recommendation to 1) Direct Staff to develop and bring forward a Land Development Code Amendment regarding the regulation of automobile service stations including gas stations, adjacent to residential property which have more than eight (8)fuel pumps or provide for fueling of more than (8) cars at any point in time; and 2) Adopt a resolution to stay the receipt of new applications for development orders regarding automobile service stations, including gas stations, adjacent to residential property while the proposed land use regulation is prepared and vetted" dated July 8, 2014. 2. Proposed LDC Amendment- LDC SECTION(S): 1.08.02 Definitions - 5.05.05 Automobile Service Stations. 3. Air Quality and Land Use Handbook. A Community Health Perspective—April 2005— California Environmental Protection Agency— California Air Resources Board. " Mr. Bosi provided the rationale for the amendment noting a proposed RaceTrac station on US 41 near Bayshore immediately abuts residential properties and concerns were raised by residents regarding the operation. There are more opportunities for these types of facilities and the BCC provided the above referenced directive to Staff. The proposed amendment will not affect the current Bayshore application. The following was noted during Committee Member/Staff discussions: • The BCC directive was primarily the result of traffic, noise, lighting and daily operations associated with the uses, not Benzine emissions. 2 August 27, 2014 • The C-4 zoning district is the most"intense" land use district. The public should be aware there is a higher level of activity experienced in these areas and consider this when making real estate purchases. • Should the distance requirement be governed by volumes of fuel pumped rather than the number of fuel pumps? • Any existing uses which become "non conforming"under the amendment will not be affected unless they propose an expansion in operations. • Is the amendment warranted given other sections of the LDC may adequately address noise traffic, lighting etc? • The definition for"shortest airline measurement" needs to be clarified and/or cited in the proposed amendment or LDC. • Has there been an analysis of how many existing gas stations are affected by the proposed amendment? • Should the distance requirement include schools, day cares or uses other than residential? • The distance should be measured from fuel pump to dwelling structure as opposed to fuel pump to property line given many residential developments have buffers such as preserves, etc. • The definition may want to include establishments providing automotive repairs and other similar services. • Consideration should be given to incorporating private establishments that fuel "fleet" vehicles. The Subcommittee discussed Sections of the proposed amendment with the following comments: • 1.08.02 Fuel Pump - eliminate sentences "A single fuel pump is a fuel pump that can serve only one vehicle at-a-time. Vehicle fuel dispensing devices that can service more than one vehicle at-a-time consists of multiple fuel pumps. " Clarify what pumps are included—self service and full service pumps wherever necessary. • 1.08.02 Fuel Pump Self Service—eliminate wording "and no other vehicle service is provided. " • 5.05.05 —Consider establishing an expanded chart for the setbacks which may require greater setbacks for certain threshold uses adjacent to residential development. • Is it more advantageous to strengthen other Sections of the existing LDC to require additional criteria when specific thresholds are met? • 5.05.05.C.2 d and f- Consider expanding and/or clarifying the definition or requirements of "features. " Speakers George Fogg Landscape Architect recommended: • Shortest airline distance be clarified or an alternate term be used. • Section 5.05.05.E.Lb.b - berm ground cover should cite "turf' is prohibited as other"grasses" should be acceptable. • Density of trees, should be examined—i.e. 10 feet on center is too close together as trees mature. • Section 5.05.05.E.1.d- add wording "or closer" at end of sentence. • Section 5.05.05.E 2.b - height of planting maintained to 5 feet is impractical - redefine language and cite a range parameter for removal and replanting if it exceeds the parameter(i.e. 5 — 8 feet in height). 3 August 27, 2014 • He will submit written comments to Staff. Rich Yovanovich queried on any research undertaken to identify any"problems"warranting the amendment. The research should have included the rationale for the number of pumps chosen. He recommends: • An analysis of complaints on other service stations of similar nature is completed by Staff. • The distance requirement for the waiver- fuel pump to fuel pump and for other sections fuel pump to dwelling, not property lines. • In fairness to landowners, the requirements contain quantitative guidelines to facilitate informed business decisions and related planning. Tom Hardy, RaceTrac reported: • The industry terminology is "fueling position"not"fuel pump" and consideration should be given to utilizing this term where necessary. • The current code handcuffs proponents of these uses for improving the quality of the operation's aesthetics. Examples are the prohibition of"banding," limitations on architectural colors and features of fuel pump, site designs, etc. He recommends this aspect of the code be reviewed and amended as necessary. • In anticipation of the availability of improving aesthetic standards, the company is developing an establishment at the corner of Manatee Road and Collier Blvd. with some features that may be retrofitted. • Technology has greatly improved in the area of"vapor capture" since the 2005 California study and he will determine if any more recent studies are available on the issue. Lee Van Gelder, Collier County Sheriffs Office—Crime Prevention—Reported property design can reduce fear of and potential for crime and improve safety. He provided the following for consideration when developing standards: • Ensure areas are adequately lit. • Enclosed dumpsters should be designed so a person can see underneath or inside through openings. • Restrooms should be required to be located indoors. • Ensure landscaping (i.e. 3 foot berm, with 3 foot landscaping on top) does not block natural surveillance views. • Ensure landscaping is properly placed or maintained as to not impede adequate site distances for drivers entering and exiting facilities. The Subcommittee noted: • Consideration may be given to directing the requirements to less intense zoning district other than C-4. • It may be prudent to review the requirements for berms, hedges, walls, etc. in all commercial zones including differentiating characteristics between those visible and non visible from a street. • Consider requiring public bathrooms to be located inside the facility. • Outline Recommendations to DSAC The Subcommittee determined to hold another meeting on the proposed amendment. 4 August 27, 2014 The Subcommittee requested Staff to consider the public comments including distances to pump positions/residential structures, landscaping requirements, building and site design elements, location of restrooms on the interior of buildings, etc. and report back at the next meeting. • Adjournment The next meeting will be held on September 8, 2014 at 8:30am. Being no further business, the meeting was adjourned at 5:24pm Collier County Development Services Advisory Committee - Land Development Review Subcommittee 2Y. , These minutes approved by the Board/Committee/Chairman/Vice Chairman on S meEti-Z y, 2014 as presented ✓ or as amended 5