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HomeMy WebLinkAbout08.06.92FROM THE LAND DEVELOPMENT COORDINATOR .7uly 29, 1992 TO: Planning and Zoning Coim ission SUBJECT: Regularly Scheduled Meeting of the Planning and Zoning Commission, 7 :00 P.M., Thursday, August 5, 1992, in the City Commission Chambers, City Hall, Sanford, Florida 1. Hold a Public Hearing to consider a small -scale Comprehensive Plan Amendment for property located in the 1140 block of Holly Avenue and Maple Avenue. Owner: Hellekson Real Estate Company Representative: Thomas Deppen 2. Hold a Public Hearing to consider a request to rezone from MR- 2, Multiple Family Residential, to that of GC-2, General Commercial, property located in the 1100 block of Holly Avenue and Maple Avenue. Owner: Hellekson Real Estate Company Representative: Thomas Deppen 3. Hold a Public Hearing to consider a request to rezone from RC- 1, Restricted Commercial, to that of GC -2, General Commercial, property located at 2590 Sanford Avenue. Owner /representative: Virgil L. Gracey 4. Hold a Public Hearing to consider a request to rezone from SR- 1A, Single Family Residential, to that of GC -2, General Commercial, property located as East of French Avenue, South of 15th Street to 18th Street. Owner: Seminole County Representative: Rick Hardwick 5. Hold a Public Hearing to consider a request for a conditional use in an AG, Agricultural Zoning District, for the purpose of a fruit and produce stand for property located at 1821 Airport Boulevard. Owner: Doris G. Beck Representative: Tommie Lee Holt 6. Any other business from floor or Commission Members. 7. Reports from Staff. 8. Approval of Minutes ADVICE TO THE PUBLIC. If a person decides to appeal a decision made with respect to any matter considered at the above meeting or hearing, he may need a verbatim record of the proceedings including the testimony and evidence, which record is not provided by the City of Sanford. (FS 286.0145). PERSONS WITH DISABILITIES NEEDING ASSISTANCE TO PARTICIPATE IN ANY OF THESE PROCEEDINGS SHOULD CONTACT THE PERSONNEL OFFICE ADA COORDINATOR AT 330-5626 4 8 HOURS IN ADVANCE OF THE MEETING. MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 6, 1992 7:00 F.M. CITY COMMISSION CHAMBERS MEMBERS PRESENT: John LeRoy Jim Brooks Helen Stairs Ben Dyal Make Davis Cathryn welch Tom Speer Leon Brooks Joe Dennison OTHERS PRESENT: Bettie Sonnenberg, Land Development Coordinator Russ Gibson, Planning Technician Marion Anderson, Recording Secretary Vice Chairman Speer, acting as Chairman in the absence of Joe Dennison, called the meeting to order at 7:00 P.M. Mr. Thomas Deppen, 2304 S. Park Avenue, representative for Items 1 and 2 on the Agenda, representing Hellekson Real Estate Company, asked if both items could be heard together. The Commission agreed that this would be acceptable. The first item on the Agenda was to hold a Public Hearing to consider a small scale Comprehensive Plan Amendment for property located in the 1100 block of Holly Avenue and Maple Avenue. Owner: Hellekson Real Estate Company; representative: Thomas Deppen. The next item on the Agenda was to hold a Public Hearing to consider a request to rezone from MR -2, Multiple Family Residential, to that of GC -2, General Commercial, property located in the 1100 block of Holy Avenue and Maple Avenue; owner: hellekson Real Estate Company; representative: Thomas Deppen. Mr. Thomas Deppen, 2304 S. Park Avenue, present on behalf of Mr. Hellekson, stated that this property is one block to the west of French Avenue and it encompasses the total block between Holly and Maple Avenues between 11th and 12th Streets. Aerial photos of 1974 showed wooden structures on the property, 1980 aerial photos show no structures with the property being vacant since that time. There have not been any residential buildings constructed in the area for a number of years. Mr. Deppen stated that Mr. Hellekson would like to construct a steel warehouse, office structure for personal office use only. He noted, the plus side, the property conforms to the property on the east which is a storage area. Mr. Deppen stated that this will not have an impact on the residential area on the northside. Mr. beppen stated that the use for overflow traffic eliminates the hazards on French Avenue for The Barn. The use of this lot will safeguard pedestrians and traffic. Mr. Deppen noted that this entire block was subject to the rights-of-way and easements that have been vacated. All utilities are - available to this lot and a fire hydrant is already in place on the property. MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 6, 1992 PAGE 2 Mrs Stairs asked what k�nd of buffering would be used to separate the commercial area from the existing residential uses in No. 5 of Staff's Recommendations. Mrs. Sonnenberg stated that it would be either by building setbacks, a wall or by a shrubbery buffer. Mrs. Stairs moved, based on Staff's findings, to recommend approval of the rezoning. Seconded by Mr. LeRoy. All in favor. Motion carried. Mr. Dyal moved to recommend approval based on Staff's findings of the small scale comp plan amendment. Seconded by Mrs Welch All in favor. Motion carried. Item 3 on the Agenda was to hold a Public Hearing to consider a request to rezone from RC -1, Restricted Commercial, to that of GC- 2, General Commercial, property located at 2590 Sanford avenue. Owner /representative: Virgil L. Gracey. Due to lack of representation, Mr. Dy al moved to table until the August 20th meeting. Mr. LeRoy seconded. All in favor. Motion carried. The next item on the Agenda was to hold a Public Hearing to consider a request to rezone from SR-1A, Single Family Residential, to that of GC--2, General Commercial, property located as East of French Avenue, South of 15th Street to 18th Street. Owner: Seminole County School Board; representative: Rick Hardwick. Mr. Speer noted that Mr. LeRoy and Mr. L. Brooks, employees of the School Board, and Mr. Davis, employee of the engineering firm that may be working on this project, would abstain from voting. Mr. Al Carpenter, Conklin, Porter & Holmes Engineers, residing at 399 Lake Road, Lake Mary, Florida, stated that he was present representing the applicant, Tidewater Enterprises. Mr. Carpenter distributed to the commission an exhibit which depicted the proposed center. He noted that Mr. Rick Hardwick, president of Tidewater Enterprises was in the audience. Mr Carpenter stated that Lots 20 to 38 are requested to be rezoned from residential to commercial. The lots fronting on French Avenue, Lots 1 through 19, are presently zoned commercial. The remaining lots are to remain residential. Sixteen of the residential lots are proposed to become a retention area, in turn providing some buffer from the single family residences. Mr. Carpenter stated that Tidewater Enterprises had made plans to buffer the residential zoning. A positive point was that Mr. Hardwick has approached the City regarding a proposed fire station site. The area of the proposed fire station is highly wooded. Utilities are available to this site. Mr. Carpenter stressed that the proposed rezoning conforms to the Comprehensive Plan. Mr. Dyal asked if the proposal consisted of Lots 20 through 38 only and how deep were the front lots. Mrs Sonnenberg stated that this request was for Lots 20 through 38 and that she believed the lots are 138' deep plus 7' of vacated alley. Mr. Dyal asked if the minimum depth of 200 is required for new lots. Mrs Sonnenberg stated that the general comment is for a minimum of 200' but that it �s not hardfast rule. Mr. Speer asked if the alley was paved for the bank to use. Mrs. Sonnenberg stated that this was correct. Checkers has a common access to the 14' alley but that their exit is onto 17 -92. MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 6, 1992 PAGE 3 Rick Hardwick of Tidewater Enterprises stated that a strip center was planned. They have received a letter of intent from Eckerd Drugs and have talked with Block Buster Video and also Dunkin Donuts. Mr. Hardwick stated that the City Planner suggested that an idea be presented and that was why the exhibit was handed out. The exhibit shows a location for Eckerd Drugs but that location might change to the corner. The layout was set up so that if the City decides to lease the land for a fire station, the fire trucks could come in from 18th Street. Mr. Hardwick stated that he had a homebuilder that had expressed some interest in the back lots. A Mr. Don Moore had provided drawings to him of what he plans along the back for the residential lots. Also, he has had some interest in multi - family developments. Mr. J. Brooks asked if the purchase of the property was subject to the rezoning change. Mr. Hardwick stated that this was correct although Tidewater Enterprises did purchase the property from the School Board for Checkers Restaurant. He stated that the purchase was pending rezoning and site plan approval. Mrs. Stairs asked what type of square footage will be in the single family homes. Mr. Hardwick stated that the homes would be 16100 to 1700 square. foot. Mr. J. Brooks as what the impact would be on the residential neighborhood. He stated that the type of lighting associated with Block Buster Video and the hours of operation would surely have some impact on the residents. Mr. Hardwick stated that he had no letter of intent from Block Buster Video but that he had heard they were looking for a site. If their lighting decor was not allowed in the commercial zoning then that mould have to be addressed. Mr. Hardwick stated that they have tried to buffer as much 'as possible in the rear. Behind the proposed fire station site, they will be trying to keep as many trees as possible. There was no one else in the audience present to speak in favor of the proposed rezoning. In opposition to the request was Mr. Herb Jensen, 221 W. 17th Street, who stated that it was a beautiful plan but that the plan left out all the homes that surround the area. If an Eckerd Drugs goes in, it would be directly across a small City street. Mr. Jensen stated that when there is any type of rain, there is flooding. If there were any more construction, the flooding and traffic would be worse. Mr. Jensen made it clear that the businesses that plan to go in this strip center will not close at 5:00 or 6:00; they will be opened later, some possibly 24- hours. The are is residential. Betsy Phillips, 423 W. 18th Street, was present and,in opposition. She stated that her home would be across from the proposed gas station /car wash. Ms. Phillips requested consideration be made regarding the fact that the area is a small residential community. She stated that 17 -92 has many abandoned properties. The community cannot support more commercial property. She cannot see where this would enhance the City. It will not make a difference in the job market. Ms. Phillips stated that this field was used daily as a par}. Sanford needs to beautify the City of Sanford and not trash it any more. Dot Young, 220 W. 18th Street, was present and in opposition. She stated that there are drainage and traffic problems. There are a MINUTES PLANNING AND ZONING COMMISSION MEETING of AUGUST 6, 1992 PAGE 4 number of buildings already up around the City that are not being used. Ms. Young stated that the City did not need to spoil this beautiful piece of ground. It was an oasis in a concrete jungle. Mr. R.C. Whitmire, 219 W. 19th Street, was present and in opposition. He stated that it was a shame to see the most beautiful piece of property in the City destroyed by one individual. on Saturdays and Sundays there are two black baseball teams that play there and take care of maintenance. Young kids practice baseball there. M.L. Raborn, 214 W. 15th Street, was present and in opposition. He stated that his property is 100 -yards from the corner of this property. He asked what arrangements had been made with -the City as to the purchase of the 2 -acres for the proposed fire station. He asked what would be the plans for that portion if the City had no interest in it. Mr. Hardwick stated that there were no plans. Mr. Raborn requested that the Commission deny the rezoning request. Ms. Julie Hallenburg, 122 W. 18th Street, was present and in opposition. She stated that her home was build in 1920 and was the first house built in the area. she stated that children play here and that the City did not need any more malls. Mark Platts, 1119 Magnolia Avenue, was present and in opposition. He stated that strip development along 17 -92 is not attractive. Sanford has something special that needs to be preserved. Mr. Platts stated that rezoning will not carry out the spirit of the Growth Management Plan. General commercial uses that this rezoning will permit are not conducive with the residential zoning adjacent to this property. Commercial development will plague the green space. Mr. Speer asked for a show of hands from the audience as to who was here and in opposition. There were a show of approximately 44 hands and Mr. Speer closed the opposition discussion. Ms. Sylvia Smith, 425 W. 18th Street, requested to make one brief statement. she handed out an old site plan and noted that it was considerably different from the one presented tonight. She requested that the request on the table being heard by the Commission now be thrown out due to the - fact that the site plans were considerably different. Mr. LeRoy asked if Lots 39 to 76 are zoned SR -1A. Mrs. Sonnenberg stated that this is correct and that the zoning allows for single family homes with a carport or garage and with a minimum living area of 1300 square feet. Mr. L. Brooks asked Commissioner Eckstein, who was in the audience, if this property had ever been in negotiation with the City to be used for a proposed fire station. Mr. Eckstein stated that, at the present time, there were no negotiations for a,f ire station, but there are plays in the future for more fire stations, Mrs. stairs asked if, in the future, someone comes in to build single family homes, would the audience still consider this as their park. It was the general consensus of the audience that they would. Mr. Dyal asked host zany people in the audience had called the School Board to inquire about this request. Ms. Sylvia Smith stated that she had called. MINUTES PLANNING AND ZONING COMMISSION MEETING OF AUGUST 6, 1992 PAGE 5 Steve Trease, realtor agent for the School Board, stated that he has worked on this piece of property approximately 9- months. He stated that he had offered to sell this piece of property to the City and that the School Board was willing to talk to the City. The School Board had three appraisals done, valued at $615,000.00. The School Board could not give it to the City. There were no expressions of interest from the City. Mr. Trease stated that he has had several interested buyers with one intent of the use of the property being catfish farming. Mr. J. Brooks made a motion to deny the rezoning request based on the tax pagers and homeowners who sponsor the School Board not wanting this property used as a commercial strip center. Motion denied for a lack of a second. Mr. Carpenter stated that he and Mr. Hardwick were not here to cause problems with the potential 'neighbors. He stated that he understands the concerns of the neighbors but that the property was vacant and could be put back on the tax rolls. He stated that the center will be a benefit to the City. Mrs. welch moved to deny the request based on the incompatibility of GC--2 with existing zoning and the City's policy to protect neighborhoods and to prevent incompatible uses. Seconded by Mr. J. Brooks. In favor. of the motion were Mrs. Stairs, Mr. J. Brooks, Mrs. welch and Mr. Speer. In opposition was Mr. Dyal. Motion carried. Mr. Hardwick stated that he would not have been here if he had known there was so much opposition. Item 5 on the Agenda was to hold a. Public Hearing to consider a request for a Conditional Use in an AG, Agricultural Zoning District, for the purpose of a fruit and produce stand for property located at 1821 Airport Boulevard. Owner: Doris G. Beck; representative: Tommie Lee Holt. Ms. Cynthia Holt Miller, 1827 Hawkins Avenue, stated that her father would like to sell produce. He has a garden on the back part of the property and will sell produce from the back part of his truck. This would be a day time operation. There would not be any structures on the property. Ms. Miller stated that her father had crops growing all the time and that he would like to sell his crops 6 -days per week, definitely not on Sundays. Mrs. Stairs stated that she had seen an iron railing on this property and asked if this was a circular drive. Ms. Miller stated that it was circular but that the iron railing would come down when her father was there. Mr. Dyal moved to approve as presented on a temporary basis with annual reconsideration. Seconded by Mr. L. Brooks and Mr. LeRoy. All in favor. Motion carried. Mr. Dyal moved to approve the minutes as circulated. seconded by Mr. LeRoy. All in favor. Motion carried. There being no further business, the meeting adjourned at 8:52 P . M. FORM SB MEMORANDUM OF VOTING CONFLICT FOR COUNTY, MUNICtPAL AND OTHER LOCAL PUBLIC OFFICERS � � NAME— FIRST NAME— .M1vu1. NAME NAME Of BOARD. COUNCIL, COMMISSION. AUTHORITY. OR COMMITTEE nci I!Snnina _ 7'FIE HOARD, COUJAIL. ('OMItiSISSIOk. AUTHgRITY. OK COMMITTEE On _ MJ ADDRESS WHICH I SERVE 1S A UNIT OF: j -A 10 0 ('1'fY .: C'(�UNI'Y OTHER !.O('AL AGENCY CITY couwrN' N �� F LITIC&L SUBDIVI L )ATE 0N VTOCCURREL) MY P-051 '10 i..: ELECTIVE APP OINTIVE WHO MUST FILE FORM This form is for use by any p erson serving at the coun city, or other local level of g overnment on a appointed or elected board, council, commis ion, authority, or committee. It applies equally to members of advisory and non- advisory bodies who are presented with a voting conflict of interest under Smion 112,3143, Florida Statutes. The requirements of this law are inun datory; although the use of this particular form is not required by taw, you are encouraged to use it in making the disclosure required by law. Your resp onsibilities under the lain when faced with a measure in which you have a conflict . of interest will s4ry greatly depending on whether you hold an elective or appointive position. For this reason, please pay close attention to the instructions on this form before completing the reverse Side and filing the form. INSTRUCTIONS FOR COMPLIANCE WITH SECTION i 12.3443 s FLORIDA STATUTES L,. E T D OFFICERS: A person holding, .elective count y, municipal, or other Deal public office MU ST AB TAIN from voting on a treasure which inures to his special private gain. Each local officer also is prohibited from knowingly voting on a measure which inures to the special gain of a principal (other than a government ag by whoa, h is reta In either case, you should disclose the conflict; PRIOR TO THE VOTE BEING TAKEN by publicly stating to the assembly the nature of your interest in the measure on which you are abstaining from voting; and 'ITHIN 15 DAYS AFTER THE VOTE OCC RS by completing and filing this form with the person responsible for recording the minutes of the meeting, who should incorporate the form in the minutes. APPOINTED OFFICERS: p erson holding a p p ointive c uniy, municipal, or other local public office MUST ABSTAIN] from voting on a measure which inures to his special private gain. Each local officer also is prohibited from kno voting on a measure which inures to the special gain of a principal (other than a government agency) by whom he is retained. person holding an appointive local office otherwise m participate in a matter in which he has a conflict of interest, but must disclose the nature of the conflict before making ing any attempt to influence the decision by oral or written communication, whether made b y the officer or at his direction. IF YOU INTEND TO MAKE ANY ATTE TO INFLUENCE THE DECISION PRIO TO THE MEETING AT WHICH THE VOTE WILL BE TAKEN: y ~ "'ou should complete and file this form (before making any attempt to influence the decision) with the person responsible for , ecording the minutes of the meeting, who will incorporate the form in the minutes. • A copy of the form should be provided immediatel y to the -other members of the agenc y. The form should be read publicly at the meeting prior to consideration of the matter in which you have a conflict of interest. .'S IF YOU MA N T"T' T TO INF E TH DECISION E XCEPT BY DISCUSSION T TH MEE TING: * You should disclose orally the nature of your conflict in the measure before participating. + You s complete the f orm - an d File it within 1 days after the vote occurs with the person r spun �blc f or r ord!ng t he m of the meeting, who should incorporate the form in the minutes. 1 ISCLOSURE of LOCAL OFFICER'S I TERES7 N l 1 hereby di that on. I a A measure - came or will core beforc my agency which (check one) inured to my s pecial private gain; or inured to the special gain of - - ' whom 1 m retain b The measure before my agency and the nature of my interest in the measure is as follows: Date Filed Signature r= NOTICE: UNDER PROVISIONS F FLORIDA IDA STATUTES §112.317 (1385), A FAILURE TO MAKE E ANY E UIF EI} DISCLOSURE CONSTITUTES GROUNDS FOR AND MAY BE PUNISHED BY ONE OR MORE O THE FOLLOWING: IMPEACHMENT, REMOVAL AL USP NSI 1 FROM OFFICE OR E iPL YMENT, DEMOTION, REDUCTION IN SALARY, REPRIMAND, OR A CIVIL PENALTY NOT TO EXCEED , (M. I II j� From the Director of Planning and Development July 31, 1992 TO: City of Sanford Planning and Zoning Commission SUBJECT: Planning Recommendations for Meeting of August 6, 1992 HELLEKSON REAL ESTATE COMPANY, INC. - Request for concurrent small -scale comprehensive plan amendment and rezoning to change Future Land Use Plan Map Designation from Medium Density Residential to Commercial and to rezone from MR- 2, Multiple Family Residential, to GC -2, General Commercial, property located at the 1 100 block of Holly Avenue and Maple Avenue. Site is designated as Medium Density Residential - 15 (15 dwelling units per acre or MDR -15) on the Future Land Use Plan Map and is Zoned MR -2, Multiple Family Residential on the Zoning District Map. Site is basically vacant at the present time and includes approximately .71 acres. 2. Uses adjacent to site include several single family dwellings to the north and west (MDR -15, Zoned MR -2), wholesale warehouse of building supplies to the east (Zoned GC -2), a commercial amusement facility, a railroad line and mixed commercial and industrial services to the south (Zoned GC -2). 3. In general, the site represents a transitional area between residential and nonresidential activities. The property is separated from adjacent uses by 82 foot wide rights -of -way. Residential uses adjacent to site appear to be deteriorated or dilapidated. One residential structure was in the process of being demolished at the time of survey. 4. Because of the relatively small size of the site of less than one acre, the difference in impact upon infrastructure including water, sewer, traffic generation, drainage and recreation caused by a change from Medium Density Residential to Commercial is anticipated to be insignificant. 5. Recommend approval of the small -scale comprehensive plan amendment of the Future Land Use Plan Map from Medium Density Residential - 15 to General Commercial plus rezoning from MR -2, Multiple Family Residential to GC -2, General Commercial based on the ability of future nonresidential development to be separated from existing residential uses in the immediate area and the existing nonresidential character of much of the immediate area at the present time. PLANNING RECOMMENDATIONS Page 2 VIRGIL L. GRACEY - Request to rezone from RC -1, Restricted Commercial, to GC -2, General Commercial, property located at 2590 Sanford Avenue. 1. Site is Zoned RC -1, Restricted Commercial, consists of platted lots fronting Sanford Avenue and includes an existing one - family dwelling. 2. Various one - family dwellings are located adjacent to site in area Zoned MR -2, Multiple Family Residential. A church is located east of the site in an SR -1, Single Family Residential Zone. 3. A small neighborhood shopping center is located southeast of the site in an RC -1 Zone. 4. The Future Land Use Plan Map of the Comprehensive Plan reflects a General Commercial land use designation. Several Zoning Districts could be permitted in the General Commercial designation including RMOI, Multiple Family Residential /Office /Institutional, RC -1, Restricted Commercial, GC -2, General Commercial, PD, Planned Development and AG, Agricultural. 5. In 1989 the site was rezoned to RC -1. The staff recommendation at that time was to rezone to RMOI, Multiple - Family Residential /Office /Institutional rather than RC -1 because nonresidential activities permitted in RMOI Zoning such as offices are compatible with the immediate area and because the existing development of site and adjacent properties are not suitable for uses permitted in RC -1 Zoning such as are located in the developed RC -1 Zone opposite the site on Sanford Avenue. Since then the City has approved several RC -1 rezoning requests in the immediate vicinity of site. 6. Recommend that the request for GC -2, General Commercial Zoning be denied because the site's characteristics prevent and otherwise limit the adequate accommodation of the on -site vehicular movement characterized by general commercial development. Such limitations include the configuration of the existing building on the site, limited size of site and relationship of building to Sanford Avenue. The recommendation to deny the request is also based on the City's policy of maintaining the established Zoning District of RC -1, Restricted Commercial in the immediate area. PLANNING RECOMMENDATIONS Page 3 R. HARDWICK/TIDEWATER ENTERPRISES, INC. - Request to rezone from SR -1, Single Family Residential to GC -2, General Commercial, property located on the East of French Avenue, South of 15th Street to 18th Street. 1. The site is Zoned SR -1, Single Family Residential and consists of a row of platted lots located between French Avenue /U.S. Highway 17 & 92 and an undeveloped segment of Laurel Avenue. Site includes approximately 2.64 acres. 2. Area adjacent to site that is presently Zoned GC -2, General Commercial includes truck repair, a drive -in bank, a drive -in restaurant under construction, used automobile sales and vacant land. The land immediately east of site that is Zoned SR -1, Single Family Residential is vacant at the present time. Existing single family dwellings are located east and south of site. 3. The Future Land Use Plan Map of the Comprehensive Plan designates the area west of the undeveloped Laurel Avenue right -of -way (including site) as General Commercial. The area between undeveloped Laurel Avenue right -of -way and Elm Avenue is designated as Medium Density Residential - 15, i.e., fifteen dwelling units per acre. 4. The existing GC -2 Zone located between French Avenue and the site is not of sufficient depth to adequately support a full range of highway oriented commercial activities. In general, a minimum depth of 200 feet is required for platting new lots adjacent to major arterial roadways such as French Avenue. 5. Recommend approval of the request to rezone from SR -1, Single Family Residential to GC -2, General Commercial based on overall consistency with the comprehensive plan's Future Land Use Map and the generally enhanced ability to conduct highway - oriented commercial uses in the immediate area due to the added lot depth for commercial development adjacent to French Avenue. TOMMIE LEE HOLT - Request conditional use approval to permit a fruit and produce stand in an AG, Agricultural Zone located at 1821 Airport Boulevard. Site is Zoned AG, Agricultural and includes less than one acre. Site includes several small and deteriorated buildings. Site fronts Airport Boulevard. PLANNING RECOMMENDATIONS Page 4 2. Adjacent uses include vacant land, several single family dwellings and an unfinished apartment building at the corner of Airport Boulevard and Country Club Road. 3. In general, structural conditions in the immediate area were observed to be deteriorated or dilapidated. The above - mentioned unfinished apartment building contributes to a blighted character of the neighborhood. Until the dilapidated apartment building is completed or demolished, it would appear unlikely that substantial investors would be interested in locating in the immediate area. 4. Recommend approval of the request to establish a fruit and vegetable stand on a temporary basis with the condition that such use shall be subject to annual review by the Planning and Zoning Commission. This recommendation is based on the existing neighborhood conditions in the immediate area -- if such conditions change, it may become undesirable to continue to permit transient type activities such as fruit and vegetable stands in this location. Therefore, the conditional approval reflects the ability to discontinue the use when the City deems appropriate.