##VIDEO ID:YURYfRFIvfg## I he takes one half I took another half and we're doing that I think hey don't make me get my gavl come on you guys ready y oh you don't want to be part of it today sure you know question yep no I'm not ready page the meetings at 6 now instead of 1 o00 I like I don't have an agenda you here I have take this all right all right this time we call to order the meeting of the Planning and Zoning today is October the 24th it is now 6:04 PM please stand for the pledge of allegiance iedge to the flag of the United States of America to the it stands Nation indivisible andice roll call please chairman Sean P here member Randy stout here member Lorie Simpson here member Joe me let the record show Joe is absent from tonight's meeting member Michael FZ let the record show the member Mike forez is also absent from tonight's meeting City attorney Nancy Meyer here perfect okay do we have any discussion regarding the me uh the minutes from the meeting on 6 if not do you have a motion to accept those I'm we accept those minutes have a second all in favor and I apologize I had those ready and I just didn't put them on the last meeting so that's why they're from July so theyve just been sitting so do we have one from we have another meeting after that you you do I just haven't okay we have no comments here would there be any comments from the general public regarding today's meeting there you go that was easy any comments from anybody on the board regarding this would you like to just move on okay moving along today's agenda Miss Tammy be discussing 8202 cormel Avenue so there's two applications that Tammy's going to discuss the first one um is a change and the second is a resoning of the same parcel um the second part of that the resoning is a quasi judicial matter so I'm going to explain what that means the um to everybody yes if you would stand please repeat raise your right hand and repeat agree too yes do you swear or affirm that the testimony you're about to give is the truth the whole truth and nothing but the truth I do I do perfect thank you now I'll stop talking and my turn all righty well thank you thank you for that my name is Tammy Verana Verana Consulting Safety Harbor and I serve as the city's planning staff and tonight uh we are the they're going to combine these two uh presentations together and then afterward Nancy will ask you all to make your action relative to the first case which is the comprehensive plan Amendment and then a recommendation for the second case which is a reasoning okay and we're here tonight for you to um make a finding of consistency with the comprehensive plan and also your recommendation to city council so the request of this first case is to amend the future land use map of the city's comprehensive plan to classify the subject parcel from residential res land use category to the commercial mixed use CMU land use category the intent as described in the application is to build 1 to3 Warehouse Office Buildings to support service-based companies such as Plumbing or electrical contractors or other office types that do not require visibility on a major thoroughfare and generate limited traffic so this is an image of the subject parcel in its context you can see it's located west of US1 19 uh generally between miles Boulevard and Pasco way on cormell Street it has 07 Acres approximately this image shows the parcel Dimensions um you can read that yourself and I also wanted to point out that the applicant does own the properties that are outlined in pink or red or whatever the color is so we did an analysis of the comprehensive plan consistency uh first looking at the future land use category consistency for the uses that are proposed the commercial mixed use category would be consistent with the comprehensive plan so that would need to be adopted before the um if the second case comes up that this first first part needs to be adopted before the second one is adopted uh then we looked at neighborhood compatibility uh this would be a commercial use that's uh across the street from some Residential Properties or some other commercial in the area office in the area uh so we're going to look at surrounding land jues and also the surrounding development pattern so this part this chart shows the uh existing land use of the subject parcel which is vacant residential and it's current future land use and Zoning classifications to the north of this is a unimproved public RightWay that I believe is under the city of Port Richie's ownership uh a drainage ditch and then vacant commercial beyond that to the South is vacant commercial a warehouse distribution business multif family residential and a store SL office and this information is derived from the Pasco County Property Appraisers parcel data to the east of the property is vacant residential single family residential multif family residential and then office SL store I believe closer to um Pasco way and then to the West um is Municipal vacant vacant I have these mixed up sorry it's East and West so west of this are those residential and office and then to the east across US 19 you've got um and and also on the west of US 19 uh Municipal vacant vacant commercial stores and office sorry about that this is an image of the neighborhood so you'll see the subject parcel in yellow and then there's uh some vacant residential property that's uh to the west and then you can see it's right across the street from some single family houses here's the birds view here's the view from cormel street so that the Black Arrow always is pointing to the subject parcel so you've got looking south from cormell from Miles Boulevard and then this is the uh the only in Ingress to the site is off of cormal so even though it's got some proximity to us19 it does not have access and here's the view looking South at the residences to the west of the subject parcel and then looking North at the vacant residential that's east of the subject and then this is the view from Miles Boulevard so looking North you can see it's unimproved and then looking South it's a you know a narrow um narrow City street so looking at the in relative to development patterns so what's available or what could be built there today is shown in the orange so under the residential you could have up to uh 12 dwelling units per acre and then non-residential with a special exception use you could build up to 7600 Square ft of of um I believe it's office office res office retail and then on the south on the bot not the South to the bottom is the commercial mixed use which is requested um so that also would allow for the um 18 units oh it's 18 units per acre oh it's the same 12 dwelling units could be achieved but you would get more non-residential um little over 18,000 square feet so um what we're indicating is that this is adjacent AB budding a residential area and so for that purpose or for that reason compatibility with the city's comprehensive plan policies and I'll point to a few that the policy l. 1.62 directs the city to evaluate all proposed development within the context of the adopted comprehensive plan to ensure the overall health safety convenience and general welfare of the city and its citizens that will be reasonably and properly protected upon development of proposed land use and then one more is policy l. 1.11.2 which directs the city to preserve existing compatible uses and the city shall require that all future developments will enhance maintain and be compatible with the existing land use pattern so then we looked at public facilities and services and we found in all cases that the public facilities and services at the city's adopted level of service standards could be met with the development of the site Parkland and recreational facilities would not apply to a commercial site and then uh what's shown in the boxes are the land use codes from the international traffic um Engineers manual the trip generation rate so at the amount of property that the uh subject parcel has an office use would generate approximately 200 vehicle trips per day and a manufacturing use would generate approximately 69 vehicle trips per day so what was requested by the applicant are fairly fairly low-level uh trip generators I think that's all I have with this one so um staff's recommendation to the planning and Z zoning board is to find the proposed comprehensive plan Amendment because we're going to talk a little bit more about some stipulations that come up next so if those all go together we would find that the prop the proposed comprehensive plan amendment is consistent with the goals objectives and policies of the comprehensive plan and that we would recommend that you uh recommend to city council that it be approved okay so I'm going to go on the next one it'll make more sense so this is for the rezoning the same applicant same property the request is to amend the city's official zoning Atlas to reone the subject parcel from the R2 single family zoning District to the C3 commercial General commercial zoning district and same intent one to three Warehouse Office Buildings service-based companies other uses that may that do not require visibility um from a major thoroughfare and generate limited traffic same location same acreage parcel Dimensions so we looked at the zoning District comparison and what you'll for the permitted uses under the R2 district is generally residential there is some provision for very low level of non-residential uses for the C3 uh General commercial zoning District all of the uses that are available under the C3 General commercial District as well as those under the C1 General uh excuse me Community commercial District would be um available to the site for the development standards we looked at the R2 and the R3 and I'll just kind of direct you over to the far right two R2 columns under the current R2 uh zoning designation you could achieve four units two uh family units would be up to six and then professional office would be 7623 square ft and then under the C3 um 18,295 th000 Square ft could be achieved so then we looked at the comprehensive plan consistency so relative to the Future land use category if it were adopted then yes it would be consistent with that as neighborhood compatibility we look at the same things um you know what's surrounding the property to understand what its character is neighborhood view bird's eye view the view from cormell Street including the sole Ingress on cormel Street you can see cormell Street and the residences to the West also you can see the width and the overall uh character of cormel Street the view from Miles Boulevard and then also the um the same table we went through before we looked again for this uh uh case at the public facilities and services standard which in all case cases they they would meet those level of service standards and then we looked at the Land Development code criteria in um I had the section there I don't have it anymore uh to just to look for um compatibility with that criteria we saw some issues relative to these that are enumerated to in each line um there are 19 overall uh criteria and so the ones that were that um that were issues affect on living conditions in the immediate area of the neighborhood so we feel that the commercial use encroachment upon that area would affect living conditions whether there was adequate access and effect on traffic congestion and safety that full range of commercial uses that's available could have negative effects on congestion Traffic Safety um and the access point is probably you know more for a minor type of commercial use versus uh the full set of uses uh there could be an effect on property values so if you have a residential use and now you're looking out the front door at commercial uses that could um make your property less valuable to people seeking in the marketplace um effect on Improvement or development of the adjacent property uh we felt that that could be a consideration for the full range of C3 uses whether or not this is a su suitable location for commercial development you know we understand that this is sort of a continuation of a predominantly commercial area that's off of us9 um however it does not have access on US 19 and it would be more of U an impact on residences in the area and then overall consistency with the comprehensive plan by virtue of the things that were identified on this slide so in this particular case staff's recommendation to the Planning and Zoning Board would be to limit the permitted uses on the subject parcel to those that have been specified in the application and then with that to find the proposed amendment to be consistent with the comprehensive plan and then to recommend that city council approve the amendment and Nancy can provide more details on the mechanism by which those uses would be limited and what the um implications are for changing them down the road um that you um could ask be included into what it essentially does and I have drafted one so um the applicant has seen the idea behind it that would limit um the use on this property should you grant the applications to just those things he asked for in the application um and it would run with the property if he sold the property it would still be on there um to change it whether it's um the current applicant or someone he sells to in the future they like to change it they need to come back through this process and show what's changed to make that the ability to have all those uses on that property so this would actually indicate that he the owner we'll develop Warehouse Office Buildings to support service based companies such as Plumbing or electrical contractors or other office types that do not require visibility on a major thoroughfare and generate limited traffic andless that changes between your that's that's way that's the way that would limit that limitation would be imposed and that would be filed in the official record should property be put up for sale do a title search on that kind of thing and it would pop up and they would know about it so any point you have any questions for Tammy nothing for Tammy from me Randy is this this is basically a deed restriction right but yeah okay but the record show Mike forz has joined the meeting sorry my other question is if we restrict it to the for service based company like an automotive repair shop with that a service company uh so I think he said contractor I guess as long as the company the other uses what does it say again the my thing every everything's turned off Warehouse Office Buildings to support service based companies such as PL or electrical contractors or other office types that do not require visibility on a major thorough fair so it's a contractor's office or it's other types that do other office types that do not generate so I don't I think an auto repair would not be an office right and it wouldn't be um Warehouse use about a tire tire store it's a retail yeah service Lor questions questions okay I have no questions from Miss Tammy thank you do you want to hear from the applicant at this point yes please state your name for the record name and address for the record hello Brian Smith uh 8202 cormell Street um owner of W Smith Properties um yeah as my intention of course was discussed is you know Warehouse size office um commercial building and uh nice big buffers between the residential street residential piece of M Street there uh bushes trees there's 10 or so trees there now so more bushes and and such to come to buffer the against the residential but I agree with kind of what you're saying Mr Stout there about you know might need to loosen up that plumbing electrical sort of language if we can just to give me some flexibility but I but I foresee the property not being a tire shop Because you know that would definitely you know be a major thare type uh client if you will but you know who knows right things things change um maybe a boat repair shop you know would be would be a good fit since it's the proximity to the uh the boat dock you know and you could argue hey that's maybe not a super high volume business so you know I guess I would ask maybe the Border or potentially Nancy to somehow maybe soften some of that language to give some some flexibility to who my tenant might be um or something to think about um beyond that um yeah I'm we I spoke earlier about the you know the running with the land sort of um restriction there and um you know she made it clear and I respect the you know the fact that I can say come back in a year maybe two years if some if conditions on the ground change if the whole neighborhood changes or you know we have another you know horrible storm you know whatever the case might be she said I do have the opportunity to come back and ask for that restriction to be lifted so so thank you for that um I think that's really about all I have to say Okay questions did you Collide during this recent store I did yes probably about halfway through the property there's a um a little bit of an elevation change from the cormell street up to the DAR the 19 side of the property so the water did did reach that that top shelf and um I had a my tractor parked on the property and came about halfway up the tractor and killed my starter so I had to you know get a new starter on a tractor but luckily just a starter um but but yeah so we had some we had uh I say at least four to five feet of storm surge to hit that property and um so that's another you know reason I wanted to maybe revisit you know what I put there in a few years because if the flood maps change you know I may have to build up so high that it'll be it'll be you know cost prohibitive perhaps so there's still lot a lot to to be determined I guess um on that next phase of building something um and I know obviously commercial is a little bit less stringent as far as versus residential you know as far as I I guess right now for residents I believe you had to build maybe 11 ft up um but maybe commercial is a little bit less than that I'm understanding um obviously it's risky to not but but uh um yeah we had storm surge and hopefully won't get anymore question Mike I mean I if the intent of this is to set it to set it to office effect ly warehouse and office space that would not have high flow traffic of customer client moving through it um so that is it's support it's effectively administrative buildings for businesses that do other things um then I think you I me unless you guys wanted to do something with it seems to me like you're not talking about anything that's a service base where you're doing the work there um you know where you're working on something it's sounds I me at least from the original verbage the original verbage was yeah like next door there's an alarm company and obviously he just he stores you know I'm sure equipment you know and but he obviously travels to do his alarm work so so yeah for see it being something similar to that um someone who needs a some sort of a warehouse SL office and then travels to the job site you know around town or around the state housing an administrative staff for yeah for a plumbing company any of those any kind of specialty contractor I mean it could be be done in that way is it's spe you know specialty contractors um but for warehousing of equipment and administrative staff not the performance of Duty at that location because then you'd be shifting into light industrial or tamy can answer that better but or or two true true C3 at that point so without without Den so the question was if you do operation of yeah if you're doing the thing there so you the difference between a service based company that's warehousing equipment and STA and administrative staff versus something like a boat repair the way I understand it it's an office and a warehouse so I don't know that that's service provision or retail provision um you know I don't know if there's some other type of office that we're not anticipating but the criteria would be something that didn't require a a maj access row with visibility and then also a minor trip generation so I think that would be a something that we would use in the site development stage to decide if it was an appropriate yeah because it has to come back anyway sure okay parking certain number of parking spaces you're so that would be that would be addressed in the um site plan phase there there'll be there's parking standards in the code under for all your zoning districts um so those same things would apply but that'll go back to staff and they go to the planning phase and everything else at that point anyway you when does site development so you're going to see it again because you can have a plumber with 50 trucks right yeah it doesn't anticipate that you could have warehousing that has um parking but we're also looking for at the site plan stage is some buffering so that whatever people are looking out from their front doors at every day is um mitigated by some level of buffering that's all I perect I have no questions for I know I know the property very well so my my actually one off at the corner PCO in cormell so that's where my real estate office is and and keep in mind too that this is just one piece the rest of the applicants property behind it has C3 zoning the appropriate land use category so this is not restricting that so I do have one question for the applicant then um the part that's currently fenced off is it just this piece we're talking about or is it the entire parcel you have the entire Parcels spined off so we're just trying to make it all inclusive basically yes consistent yeah understood so it's a total of one like basically 1.4 acres then roughly right yeah yeah overall section4 yeah 1.42 or something like that yeah any questions yes do you have any public comment or questions regarding from our from the public there's there's so many of you sure public they're public they're in shorts today he's a public he's definitely public they're just citizens yeah dress down John coover 8703 Green Street I also uh representing Hoover invest LC which I own 8131 US Highway 19 which is the US 19 portion of uh that butts this property um so the just to give you a little background on that property the uh residential 2 which is what you guys were talking about now and On The Backs side proper there's two additional properties that are C3 already next street I'm almost 90% sure that the the rest of the properties that have butt that property all the way out to uh the road to ENT cormell I'm not sure what that wrote is uh Pasa yes pasaway um those are C3 um the only thing that I would opine on here is that uh if you're looking at special restrictions for that one parcel um those those restrictions aren't in place for the rest of that street um so it doesn't I don't know if it makes sense just to restrict something on that that one parcel there when everything around it even the backs side of that the two Parcels that are part of that uh plant um don't have those restrictions so that's that's only one one thing I want to mention thanks that being said I have a question then for you miss an this declaration of restrictions who where did this come from me okay it was just it's a a proposed a sample a possibility it can be changed it can be discarded um it was just something to show the applicant um and the board um how that could work with the staff's recommendation to limit um this particular parcel based uses to make it more consistent so that be would be a question that now G going to turn to miss Veronica then I know you didn't think you're gonna talk today um if that was the recommendation that you guys put on in place for that was what was the reasoning behind that barie oh miss Tam so in our review of the comprehensive plan to determine its consistency looking at those compatibility policies we determined that the um a commercial use across the street from residential and there's also residential on cormill Street on the east side well so um I can't speak to the decisions that were made prior to this on the area to the south of this sure but this particular area of cormell is residential it's a I guess about 284 ft of residential across the street from vacant residential and also existing single family residential and I believe those prop I think at least two of those properties are Homestead Properties um I mean a house is a house it's where you live um but just bringing that up there so but it was the proximity the adjacency to residential and having such a heavy uh set of commercial that could possibly be built there uh across the street and also the limited lack of access so it's one access on on a relatively it's a local street it's not even a collector street so um just the ability to handle the traffic on that would would be could be an issue if you had a full set of commercial uses so we could modify the decoration of restrictions to say you know office warehouse space and with a start Spas business business based off of during the actual design and planning stage looking at then just to how I'm just thinking for the app I think that the um what probably what from a compatibility perspective looking at the traffic generation so those low volume that would be important and the buffering and the applicant has mentioned that he's willing to do some buffering so you know is if you look out your your door and you see trees maybe and there's service-based businesses behind it maybe that's not a big issue but we we didn't know with this full set if it was going to be you know a tall Warehouse building or but if there's some attention to mitigating the visual impacts and the potential economic impacts to those Property Owners by by having to look at something like that that this way there'd be a so I I just don't know if I know I know what the site plan stage when we would actually talk about buffering not NE necessarily with the zoning but I don't know Nancy if you think that that's the stipulation that could be I'm just curious from the standpoint of it's it seems like are we putting the cart before the hor are we are we tying the hands of the applicant based off the fact that what we could be doing a for Sight plan in the future because once we make these changes to the comprehensive plan on that we have to revisit that accordingly if there's a the comprehensive plan will be fine because it's already going to the CMU category we change the zoning but it's a zoning with that the ISO that they would have to come back to modify that again but we cannot at this point in time you know the site plan is going to be based on the zoning and if we don't have anything that stipulates um what we're trying to what we're doing to try to maintain compatibility with the neighborhood um I just felt that there needed to be some and there is a provision within your code that allows you to place conditions on a resoning is let me I'm going ask a question a personal question is this a very common thing to do in other other municipalities in 20 years of sitting on this board I've never seen one of these come across dur zoning change ever so that's why I'm asking that question certainly yeah if you have if you have a provision in your code I mean it's the first thing in that section that says that if somebody if the city wished to they could limit or they could modify what is available under that district and I think that's cited in your value in it based on the fact the size is so small and we're Lally running out of space to continue developing and by controlling controll is probably not the best word by requesting control of certain things will and so we still want to invite developers to be able to do things in the city at the same time we want to make sure that we're not having to revisit the same parcel multiple times do the same job also also from the board perspective and the council's perspective you want to make sure that consistency is there you don't want allow something that truly your staff saying would not be consistent about those I the the comprehensive plan is your guiding document right everything goes in line with that comprehensive plan so we want to be able to say that the action that's being requested is consistent with a comprehensive plan but you have policies that say that you need to maintain the Integrity of existing land use patterns and um making sure that you're looking out for the health safety welfare and those are those criteria that you actually have the 19 criteria in the Land Development code that I go through meticulously and those were the things I found so certainly you can make your decision but I'm telling you what my opinion is and sure I I appreciate your um I just know from the history of that particular property it's it's come a long way to what it was it was pretty much a very a deric building and they parked anything and everything there there was homeless it was it was awful I mean yeah mive I don't know how many I don't know how many syringes he drove over when he was cleaning the property off but I guarantee you they were there so it seems to me like I mean the direction you're taking makes sense to me that we're always dealing with with this you're as you're chewing into residential that's right rarely are you chewing up commercial to build residential it's always going the other direction um that the heavy use that's just on the other side um probably does need some degree of buffer there because it's not almost like the same tiered approach we're talking about with all the other water front stuff that we want to keep you know the residence wants to have you we want to allow you to have stuff there but want to make sure that it's not it doesn't get and it's not even just your use right it's we make a change and then somebody else comes in and goes like you said builds to the edge of the of the far so they can get as much as they could possibly get in there um because encroachment a commercial is a thing that in fact I think when we we met months ago regarding this and it was like well there's already commercial here on that street but why was the decision to you know so maybe it was just different I don't I I wasn't involved in that one so I don't know if there was a planner involved but you know people look at those things as precedent although they don't legally need to be precedent sure um and things have a way of creeping you have a lot of commercial in areas of the city that you know I think that you know I've been asked before is this typical you know like is this encouragement of of not encouragement but is this placement of commercial in this area typical and really if there's not order I I can't say that it's atypical because I guess it's typical for the decisions that have been made but in this particular case I have not been involved in using that provision of the code uh prior to this but we may have not have the same conditions available um that called for this and I think every I think development of the entire space is on everybody's mind but I think everybody's doing a pretty good job so far of trying to think of as a whole sure and starting to instead of spot checking we this fell in here this you're going to have office on the site which I would imagine there's going to be with this whole site there would be a need for offices perhaps that's where the offices are located and that's what I thought with the applicant coming forward and saying that his intent was to do office SL Warehouse um for a contractor type of business that the idea was that who knows what's going to happen on the rest of the site um but maybe in that particular area where it was a little bit more sensitive for the adjacent residences um you know they're modest homes in that area I I drove through there they if the if the applicant had five six feet of water I can't imagine how much water they had in those houses we haven't seen those residents those residents haven't been back I don't know if she seen them I I personally not yeah so um from my pers from my personal perspective the Declaration of restrictions is fine except for my I would only suggest one change to the the verbiage the number two where it says to support service based companies I would remove the such as Plumbing electrical C and just in keep the part of their they or other office types that do not require ma Vis visibility in a major thorough pair that part is key I think think I agree 100% especially limiting the traffic and he probably agrees wholeheartly with that as well so I think by putting Plumbing in electrical contractor I would take that part out okay and that would give us something to stand on during the site zoning or the site planning stage Agreed 100% agree Miss Lori Miss Dan if the questions are done now it's time to I have another question for that are you playing I'm building these out is just going to be a empty shell of a warehouse then you're going to rent it and the Tenant is going to come build out their office space more than likely but yeah that's yeah modular in some fashion office okay so you know I think we're using the word office all the time that makes sound really Grand but in reality that's not what it's going to look like okay it's going to be a warehouses and there's going to be trucks and stuff like that like a people door to get into the office and you say large garage door right Stu like that that's yeah that correct that's my one entry doors and in a garage door seems it's most flexible in my mind but um yeah questions are done um we ready to consider the applications okay so the first one you're going to consider is the request get my cellone already here request for change um the comprehensive plan map change from currently residential to commercial mixed youth that was the first application that Timmy discussed that's what you need to have a motion and discussion and recommendation on I'll entertaining motions regarding modifying the future Lan that yes M Tammy oh I was going to go to the recommendation ations yeah exactly just to help out yep that's your motion you want put your motion on the board I could said it better myself when that case you can say it do I have motion I move that we uh approve the staff recommendation to uh does it say the change is it comprehensive plan Amendment we're doing yes to the mixed commercial C3 we need to have a finding just number one that it's consistent so you could just actually read that like that I'll read the whole thing y I recommend we accept the staff recommendation to find the proposed comprehensive plan Amendment consistent with the goals objectives and policies of the comprehensive plan and also recommend that city council approve the amendment perfect do I have a second second all in favor I I okay okay next is um you're going to address the second which for which was for rezoning from R2 to C3 and there's a proposed motion should someone wish to make it all entertain any motions you to read it I'd like to move that staff sorry uh move that we use staff recommendation to the PNC board to limit the permitted uses on the subject partial to those specified in the application to find the proposed comprehensive planned Amendment consistent with the goals and objectives and policies of the comprehensive plan and to recommend the city council approve the amendment only thing I would say for number one um based on the conversation with the questions you guys had you I believe want to say for number one you want to limit it limit um the uses to State develop Warehouse Office Buildings to support service based companies that do not require visibility on a major th fair and generate limited traffic yeah brother whiteboard white board for writing anything about buffering on there that'll come through site plan you but you can you can put it in there I I would amend it to include buffering for residential okay nearby residential Miss Nancy do we have to get into defining what that is or to weet no that'll be handled because buffering defined in addressed in the code so it'll be fine all right do I accordingly do I have a second you got rewrite it okay all right buffering is already in the code right so it's already there I guess the important thing is if it's adequate like or sufficient to what's being proposed maybe I think it might be good just to Pro to okay state it but you're right it is in the code but I think the applicant was looking towards maybe something a little bit more opaque or okay or not opaque which will show up during site plan process anyway so we are not putting buffering in it's up to you you can add a yes just the recommendation of buffering per the code right ter the recommendation of buffering but per the code the existing code we wouldn't need that because it's already there this would be if you're GNA recommend request more or the ability to require more right so I'm just requesting with with the recommendation of buffering between commercial and residential space it's been a long three weeks guys right I would like to move that we use the staff recommendation to the pnz board to limit permitted uses on the subject parcel to use only as warehouse and Office Buildings to support service-based companies of the types that do not require visibility on a major thorough fair and generate limited traffic with the recommendation of buffering between commercial and residential parcels and we find the proposed comprehensive planned Amendment consistent with the goals and objectives and policies of the comprehensive plan and we recommend that city council approve the amendment good job I second all in favor all right at this time is there any old business we need to discuss thank you if not I will entertain any other motions do I have a second all in favor I well done Michael