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HomeMy WebLinkAboutMinutes P&Z 061097CITY OF PALM BEACH GARDENS PLANNING AND ZONING COMMISSION June 10, 1997 MINUTES The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens, Florida, was called to order by Chair Diane Carlino at 7 :30 P.M. in the Assemhly Room at the Municipal Complex, 10500 North Military Trail, Palm Beach Gardens, Florida, and opened with the Pledge of Allegiance to the Flag. The roll was called by Planner Bahareh Keshavarz, Secretary for the meeting. Present Diane Carlino John Glidden Christopher Jones William Mignogna John Nedvins Jeffrey Ornstein Thomas Paganini Thomas Pastore Absent Joel Channing Also present at the meeting were Assistant City Manager Greg Dunham, City Council Liaison David Clark, City Attorney Carol Wallace, Planning and Zoning Director Kim Glas Castro, Principal Planner Marty Minor, and Planner Bahareh Keshavarz. ITEMS BY PLANNING AND ZONING DIRECTOR Acting Planning and Zoning Director Kim Glas announced that the City Manager would be conducting interviews for Growth Management Director on Friday, June 13. Ms. Glas announced that the Planning and Zoning Commission would be sitting as the Zoning Board of Appeals for the first agenda item. ITEMS BY CITY COUNCIL LIAISON There were no items by the City Council Liaison. Minutes of May 27,1997 - Mr. Pastore made a motion to approve the minutes as submitted. Mr. Mignogna seconded the motion, which carried Planning & Zoning Commission Minutes June 10, 1997 by 4 -0 vote. John Glidden, Christopher Jones, Jeffrey Ornstein and Thomas Paganini abstained. ZONING BOARD OF APPEALS Public Searing. Petition VAR- 97 -01, by Urban Design Studio, agent for Mt. and Mrs. Don Murray, requesting a variance from the requirements of Land Development Regulations, sections 118- 201(g) (1) & (4), 118- 474(4), 118 - 474(5), 118 -476, 118 -539, 118 -569, and 110 -36(c) for the expansion of an existing preschool to include a private school in the Rffi', Residential Medium Density zoning district. The preschool is located on Ruby Street north of Holly Drive and West Ironwood Road. (7- 42S -43H) Principal Planner Marty Minor explained that this petition was in conjunction with the conditional use application by the same applicant and reviewed the staff report dated June 4, 1997, listing the eight variances requested. Mr. Minor referred the Board to page 4 of the staff report where six criteria were listed which must be met in order to approve a variance request. Mr. Minor reported that the petitioner is had not supplied the courtesy notice of this public hearing to owners of surrounding properties within 500 feet by mail at least ten days prior to the scheduled hearing, and as a result staff recommended continuation of this public hearing to June 24, 1997. Chair Carlino declared the Public Hearing open. Mr. Ornstein explained he could not be present at the June 24 meeting and questioned Allison Johnston with Urban Design Studio, agent for the petitioner, as to the hardship in this case. Ms. Johnston explained that this was an existing school which was expanding. Mr. Ornstein commented that the petitioner was making their own hardship by expanding, and therefore the variances could not be granted. Chair Carlino advised the petitioner to be prepared to answer all six criteria at the June 24 meeting. Chair Carlino declared the Public Hearing continued. PLANNING AND ZONING CODWISSION Public Searing: Petition 07-96-05, by Urban Design Studio, agent for Mr. and Mrs. Don Murray, for a conditional use approval for the expansion of as existing preschool to include a private school in the RM, Residential Medium Density zoning district. The preschool is located on Ruby Street north of Holly Drive and West Ironwood Road. 9 Planning & Zoning Commission Minutes June 10, 1997 (7- 42S -43H) Discussion was held whether to hear this public hearing at tonight's meeting since the variance application had not been heard. Ann Booth, Urban Design Studio, questioned the processing procedure and explained that the requested variances were only minimum variances in order to move the petition forward. After further discussion regarding whether to hear this petition or to continue it, Chair Carlino declared the public hearing open. Hearing no comments from the public, Chair Carlino declared the public hearing continued to June 24, 1997. Public Hearing: Petition CU-9 6 -06, by 76seph J. Verdone, agent for Mecca Fazms, Inc., is requesting a conditional use approval to amend table 1 and table 2 of Resolution 125, 1995 which approved a conditional use for the existing and proposed agricultural uses. (36- 41S-42B) Principal Planner Marty Minor reviewed the staff report dated June 4, 1997. • Joseph J. Verdone, agent for the petitioner, stated that all conditions of approval were acceptable. Chair Carlino declared the public hearing open. Hearing no comments from the public, Chair Carlino declared the public hearing closed. Mr. Ornstein made a motion to approve Petition CU -96-06 with the following conditions: 1. Prior to recommending Construction Plan approval, the Engineer -of- Record shall resize the drainage culvert pursuant to the City's and NPBCID's requirement and provide engineering calculations for review. 2. The petitioner shall obtain a permit from Palm Beach County and NPBCID for the widening of the entrance, the construction of guardrails, the extension of the equalization pipe and the rip - rap end walls prior to the issuance of a building permit. 3. Should the parking lot be used for three years or more, then the parking lot and entrance need to be constructed per the requirements of LDR Section 114 -206. These criteria require a minimum paved surface course and a minimum Structural Number of • 3 Planning & Zoning Commission Minutes June 10, 1997 1.5. 4. Prior to the approval of this petition, the applicant will need to provide a letter to Seacoast Utility Authority recognizing the shrubbery within the easement is at risk and hold the Authority harmless should Seacoast need to install, repair or maintain its facilities. Mr. Pastore seconded the motion, which carried by unanimous 7 -0 vote. Principal Planner Marty Minor requested that condition 3 be amended to state three calendar years. Mr. Ornstein amended the motion to be as reworded by staff. Chair Elect Xignogna seconded the amended motion, which carried by unanimous 7 -0 vote. Public Searing: Petition PUD - 9 7 - 01, by Larry J. Winker, agent for Diocese of Palm Beach, for the development of a Planned Unit Development (PUD) for a 15,000 square -foot expansion of the existing St. Ignatius Cathedral and the Pastoral Center and the construction of a 63,000 square -foot Parish School and Spiritual Earichmen t Center, a 17,000 square-foot Pami ly Center, a 7,000 square-foot Day Care Center, and a 24,000 square -foot Cathedral Center. The 18.97 acre site is located at the southwest corner of Military Trail and Holly Drive. (13-42S-42,H) Principal Planner Marty Minor reviewed the staff report dated June 4, 1997. Mr. Siro DeGasperis, Chairman of the Building Fundraising Project, explained that ultimately a school through 8th grade would exist o the property, and that a meeting had been held with the neighbors to discuss the project where some objections had been made to traffic and concerns with drainage had been expressed. Paula Winker with Studio 7, the architectural firm, commented on the parking analysis included in the packets for the meeting in terms of the non - concurrent use of the facility, under which the maximum number of parking spaces needed would be 358. Larry Winker with Studio 7 explained that items on the drainage plan had been submitted to the City engineer for approval. Mr. Winkler described the proposed architecture, and described how drainage problems would be addressed. Mr. Winker explained that all of the adjacent neighbors had fences, so that a fence was not necessary, and 4 • Planning & Zoning Commission Minutes June 10, 1997 described proposed landscaping. Seagrape was to provide the primary noise buffer. Chair Carlino declared the public hearing open. Steve Kavlic, Holly Drive, commented that he did not understand the day care center and family center, which were retail operations within a residential zoning area, and expressed drainage concerns. Mr. Kavlic described areas which flooded and also expressed parking concerns. Louise Zuckwcilu, corner of Holly and Seagrape, stated she also owned a house on Holly, and was very concerned about this project. Ms. Zuckwcilu expressed drainage concerns. Ms. Zuckwcilu objected to a baseball field and hockey field being moved in back of the houses, and suggested parking be placed in back of the houses instead; expressed concern that the seagrape would not be a sufficient buffer; and commented that a traffic problem would be created on Holly and Military Trail. Ms. Zuckwcilu expressed her opinion that the project was too large for the site. • Jackie Simms, 4549 Holly Drive commented that she and her husband also owned the property on the northwest corner of Holly and Military Trail, and the driveway of the church almost met her driveway. Ms. Simms described the configuration and described how dangerous the traffic situation was and commented on the amount of traffic generated by the church. Ms. Simms stated their main concern was the traffic and the exiting onto Holly Drive. Ben Simms, 4549 Holly Drive commented that most of the traffic came out onto Holly because of the traffic light, but there was another entrance to the church on Military Trail which could be used. Mr. Simms stated that their property was affected by the traffic more than that of anyone else. Larry Smith, Attorney, representing BallenIsles, expressed concern on behalf of Ballenlsles residents regarding a play area adjacent to their property, noise, buffering, and possible lighting. Mr. Smith cautioned that this was a commercial use being allowed in a residential area and urged extreme care by the Planning and Zoning Commission when reviewing the project. Mr. Smith asked that the Commission focus on parking, where 605 spaces were required and 415 provided. Mr. Smith explained the church was asking for shared parking, which had been rejected by the City Council in another • 5 0 Planning & Zoning Commission Minutes June 10, 1997 situation. Principal Planner Minor clarified that the difference in the situation Mr. Smith had mentioned and this project's parking was that part of the parking in the other situation had been located off - site, while the church parking was all on -site. Discussion ensued regarding these types of situations. Mr. Smith suggested that a block wall was needed to buffer sound, and commented that the 2 -story school building had windows from which the back yards of neighbors could be seen. Mr. Smith suggested that with a horseshoe- shaped school, activities could be kept in the center of the horseshoe. Mr. Smith asked that drainage, traffic, and parking be carefully considered. Jose Sovano, 4606 Holly Drive, expressed concern over the mosquito situation which had been developing over the past six years and that excavation would mean there would still be an open pond where mosquitos would be present. Vince Pappalardo, member of the Building Committee for the project, discussed drainage, and expressed his opinion that the water problem would disappear once the new drainage system was in place. Mr. Pappalardo commented that parking would be shared on this property with the same owner. In regard to traffic, Mr. Pappalardo stated that the uses on this property happened at different times. Richard Turner, Holly Drive, expressed concern for drainage and parking, and explained that the church had not lived up to its promises in the past to do something about those situations. Lou Oxneved, 4475 Holly Drive, expressed concern regarding the present traffic situation with cars going to the high school, and recommended a solution by having all church traffic enter and exit via Military Trail. Sidney Wither, 4653 Holly Drive, explained that promises to fix the drainage had not been done, and described the water problems. Mr. Wither stated that the parking was misrepresented by saying it would not be used at the same time for church and school, and described the current inadequate parking situation. Mr. Wither commented that more traffic would be generated from the commercial ventures. Chair Carlino declared the public hearing closed. Rocky Biby, Engineer with Kimley -Horn Associates, discussed drainage and described the present situation and the proposed solution. Mr. Biby clarified in response to questions from the Commission that the • 6 0 Planning & Zoning Commission Minutes June 10, 1997 same outfall structure would be used, that all drainage work would be done prior to obtaining a certificate of occupancy, and described berms which were in place. Mr. Ornstein recommended a visual and drainage berm and wall which would also be a sound barrier. Comments by other Commission members included statements that the church had not maintained their present drainage and retention needed to be 50W above the minimum. Mr. Biby suggested that the church could be provided with maintenance information. Mr. Glidden commented he had not seen a drainage problem on the site in ten years and was satisfied that SFWMD would require proper drainage. Chair Elect Mignogna agreed with Mr. Glidden. Traffic and parking was discussed. Chair Carlino questioned whether there was a way to eliminate parking on Holly Drive and on neighbors' yards and the ingress and egress. Mr. DeGasperis commented that overflow parking only occurred on specific occasions and that the church had told residents that use of the Military Trail entrance would be encouraged. Mr. DeGasperis assured residents that the church would correct the drainage and that SFWMD would assure that it was corrected. Mr. Ornstein discussed parking and expressed his opinion that the required number of parking spaces should be provided. Mr. Ornstein pointed out that several years ago the church had been allowed to construct offices with the promise that they would never have a school or other activities. Mr. Paganini expressed concern that parking would not be sufficient for special occasions, filling in the pond, and the ballfield. Mr. DeGasperis explained the shared use concept again. Mr. Pastore questioned project lighting, to which Mr. DeGasperis responded there would not be lighting for the ballfield. Mr. Winker explained that there would be 16 lights in the south parking area. Mr. Pastore expressed his opinion that SFWMD would assure proper drainage and that he had no problem with shared parking. Chair Elect Mignogna commented he had no problem with shared parking. In response to a question from a member of the Commission, Kim Glas explained the density for RM and RL zoning districts. Mr. Glidden commented that 50% impervious factor would be about the average between the two densities. Mr. Glidden commented he did not believe it was fair for any resident to have parking in their yard or swale. Ms. Glas pointed out that on- street parking was allowed. Mr. Glidden stated he was in favor of grass parking. Mr. Winker explained the difference between the cathedral and cathedral center. Mr. Winker verified that 339 parking spaces existed. Discussion ensued regarding a grass parking layout which would increase parking by approximately 20%. Mr. Glidden expressed his opinion that drop -off on Holly Drive with the traffic light was best and that a wall or berm should be 0 7 Planning & Zoning Commission Minutes June 10, 1997 constructed for sound reduction. Chair Carlino commented that drainage would be reviewed and would be required to meet all criteria of SFWMD; and questioned whether it was the consensus of the Board to have some kind of berm and wall around the property on at least two sides and possibly three sides to eliminate some of the noise and drainage issues. After a poll of the members, most wanted both a berm and wall. The petitioner was requested to come back with a creative plan for a wall and berm, a grass parking plan, and Chair Carlino indicated that all drainage was to be completed prior to the certificate of occupancy. Mr. Ornstein left at 9:45 P.M. Chair Elect Mignogna left at 9:45 P.M. because of a conflict of interest with the next petition. WorkahoR: Petition PUD- 96 -11, by Dow, Howell, Gilmore, Associates, agent for Gardens Presbyterian Church, for the development of a Planned Unit Development (PUD) for a 9,000 square foot, 300 seat religious facility. The 8.91 acre site is located at the northeast • corner of Hood Road and Central Boulevard (36 -415 -429) Principal Planner Minor reviewed the staff report dated June 4, 1997, and explained that the required amount of parking was all located on- site. Mark Ugowski, architect, agent for the Petitioner, reviewed the project, and requested approval to build phase one. Mr. Ugowski explained that shared parking would be with Temple Beth David. Hood Road Median and Central Boulevard Parkway landscaping was discussed. Mr. Ugowski explained that the petitioner was requesting that the Hood Road Median landscaping be installed in the future triggered by specific milestones as outlined in a letter to the City. Chair Carlino questioned the possibility of bonds for this situation, to which Ms. Glas responded that surety could be held until the improvements were installed. Mr. Pastore questioned alternates for the roundabout, which Mr. Ugowski explained were a cul -de- sac -de -sac, covered walkway, and memorial garden. Mr. Ugowski clarified the flow over the 161 drainage easement and explained outfall on the proposed project. Mr. Ugowski verified that most vegetation on the site was medium to high with slash pine being 80W of the trees. Mr. Ugowski commented on how the architectural theme fit in with the neighbor, Temple Beth David, by explaining that the temple architecture was a symbolic design and was the main feature of their property, while this • 8 0 Planning & Zoning Commission Minutes June 10, 1997 project was designed using the building in the background. Mr. Paganini questioned whether the City had a requirement for Temple Beth David in connection with the landscaping for the Hood Road Median and it was requested that staff provide that requirement at the next meeting so that consistency could be maintained between the requirements for the two projects. Dr. Bush, Pastor of Gardens Presbyterian Church, commented that final buildout was anticipated in 15 or 20 years. Mr. Jones expressed concern with the traffic circulation at a specific location. Discussion ensued. Mr. Ugowski verified that the color of the barrel tile was natural and that there was nothing placed on top of the building. Mr. Ugowski explained that a kitchen vent would be disguised as a dormer. The applicant was requested to bring material samples to the next meeting and to provide a roof plan. Chair Carlino questioned whether the applicant had a problem with the condition that the proposed school would be in association with the church services, to which Pastor Bush responded that there were no plans to run a commercial nursery or school with phase one. Chair Carlino reviewed direction to the applicant for items needed at the next meeting: Drainage plan must reflect the drainage easement changes and a roof plan must be provided. Ms. Glas • advised that this petition was only for the 9,000 square foot building so that traffic circulation to other buildings could not be addressed at this time. Chair Carlino questioned whether a condition could address Sunday only use of the school, since the Pastor had indicated the school might be used during the week also but with less intense use. Chair Carlino advised that staff would check on the condition for landscaping the Hood Road Median required of the last development, and the applicant should be aware that a requirement might be made regarding that landscaping. The applicant described the landscaping plan further. OLD BUSINESS Chair Carlino questioned the status of the outdoor seating issue, to which Mr. Minor responded that notifications were being sent to restaurants and a public hearing was scheduled for June 24. Mr. Glidden reported that the City of West Palm Beach was trying to enforce a provision prohibiting any commercial properties from assigning code - required parking spaces. • 9 0 Planning & Zoning Commission Minutes June 10, 1997 NEW BUSINESS There was no new business to come before the Planning and Zoning Commission. • • 10 • Planning & Zoning Commission Minutes June 10, 1997 MA • 1 i��. There being no further business, upon motion by Mr. Pastore, seconded by Mr. Glidden, and unanimously carried, the meeting was adjourned at 10:30 P.M. The next meeting will be held June 24, 1997. APPROVED: C Diane Carlino, Chair rJ- William Mignogna, Chair Elect (4v 6w", Jo n idden Jeffrey Ornstein Thomas P tore Thomas Pa anini Chris opher ones 11 i 4 i C0104ENTS FROM THE PUBLIC Request to Address City Council Please Print �% ` Name:-/3 E� (! Y)9 e /y 1 / / n. in,5 Address: City: Subject: 01? xJ e- _� l�-� d U, �. � LO/5 � 1 6 i Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each ipeaker is limited to three (3) minutes. • COMMENTS FROM T #E PUBLIC Request to Address;City Council Please Print i Name: Address: 44 -VQ City: T, y, � 1 Subject: 1 YeC-!1 k1%/9/1/,5 /Dst% � j� f Members of the public may address: the City Council during the "Comments by the Public" portion of!the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each s0eaker is limited to three (3) minutes. COMMENTS FROM THE PUBLIC Request to Address City Council Please Print Name: �O�ii f - E Zy Address: �()D S 7 Sty. A r 9*&i City: P��� Subject: P42 S; to a s ZQ vs r ig Members of the public may address the City Council during the "Comments by the Public" portion of the agenda and during "Public ® Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit forleach speaker is limited to three (3) minutes. • COMMENTS FROMITHE PUBLIC Request to Address City Council Please Print- Name:— L wt l'. Ac7T6 Address: 5 _ City: Subject: li i Members of the public may address, the City Council during the "Comments by the Public" portion of the agenda and during "Public Hearings ". This Request to Address the City Council must be delivered to the City Clerk prior to the commencement of the meeting. The time limit for each speaker is limited to three (3) minutes. 1 4 1 1 rq • •rl H M O a� P4 A pq to !Z H 1% N N. J O 41 °um v PC • act' •• m to to •• 0) � b b a z .. w u cA 4)Umm- V ',' 0 ON 4.4 A .0 m •r_ O� tr 0 0 b•ri.A m O •mob �b Abu° m+ .,., 0 U D� O -1 b� ur, CIO U Ub4A�+14 r- 4J a X41 42 a tNA 0 H 0 r. 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A4 m -9c 8 O� tr 43 'd •H 44 00 p Oqq �A 0gm b0 •A O q •.4 U p •� ro, �b u 4.)� •� uto Me A�m 0 14 FA0HO� 'C1 0� p'b to 41 0Wm $a0 b N >,O A r-1 0 0 43 • a a� q A •4 4) H 44 � H O to b W M14 tP4 P •ri 0 O 0 fd r1 0 A z= xel 0 0 T, mwn1%,1rAL. ANN VIMN LOCAL VUBLIG OFFICERS NAME —FIRST NAMLF— MI001 t NAM[ NAME OFF WARD. COUNCIL, COMMISSION. AUTHORITY. OR COMMITTI lk� 06411111* NAILINC: AUURESS 66(^ 04"S orto- Gz • i'1 Tl .6 lltVtio,*e,*2, E ON WHIC'II Vo)IL (W(URRFI) c, couN rl THL BOARIII COUNCIL. COMMISSION, AUTHORITY. OR COMMITTEE O* WHICH 1 SERVE IS A UNIT OF: 00, COUNTY OTHER (OC'At AGENCY 01• PUL ITIC'AL SUBUIVISION: MY pu%I r1AN IS'. . ELECIIVE WHO MUST FILE FORM 85 This form is for use by any person sen ing at the county, city, or other local level of government on an appointed or elected boarc council, commission, authority, or committee. It applies equally to members of advisory and non - advisory bodies who are presente with a voting conflict of interest under Section 112.3143, Florida Statutes. The requirements of this law are mandatory; althoug the use of this particular form is not required by law, you are encouraged to use it in making the disclosure required by law Your responsibilities under the law when faced with a measure in which you have a conflict of interest will vary greatly dependin on whether you hold an elective or appointive position. For this reason, please pay close attention to the instructions on this forr before completing the reverse side and filing the form. INSTRUCTIONS FOR COMPLIANCE WITH SECTION 112.3143, FLORIDA STATUTES ELECTED OFFICERS: A person holding elective county, municipal, or other local public office MUST ABSTAIN from voting on a measure which inure to his special private gain. Each local officer also is prohibited from knowingly voting on a measure which inures to the speciz in of a principal (other than a government agency) by whom he is retained. 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 o. which you are abstaining from voting; and WITHIN IS DAYS AFTER THE VOTE OCCURS by completing and filing this form with the person responsible for recordin. the minutes of the meeting, who should incorporate the form in the minutes. APPOINTED OFFICERS: A person holding appointive county. municipal, or other local public office MUST ABSTAIN from voting on a measure whic'. inures to his special private gain. Each local officer also is prohibited from knowingly voting on a measure which inures to th special gain of a principal (other than a government agency) by whom he is retained. A person holding an appointive local office otherwise may participate in a matter in which he has a conflict of interest, but mus disclose the nature of the conflict before making any attempt to influence the decision by oral or written communication, whethe made by the officer or at his direction. IF YOU INTEND TO MAKE ANY ATTEMPT TO INFLUENCE THE DECISION PRIOR TO THE MEETING AT WHICI- THE VOTE WILL BE TAKEN: • You should complete and file this form (before making any attempt to influence the decision) with the person responsible fo recording the minutes of the meeting, who will incorporate the form in the minutes. • A copy of the form should be provided immediately to the other members of the agency. foim should be read publicly at the meeting prior to consideration of the matter in which you have a conflict of interest %I.b 111•IIA PA. 14.YOU MAKE NO ATTEMPT TO INFLUENCE THE DECISION EXCEPT BY DISCUSSION AT THE MEETING: a You should disclose orally the nature of your conflict in the measure before participating. • You should complete the form and file it within IS days after the vote occurs with the person responsible for recording the minut of the meeting. who should incorporate the form in the minutes. DISCLOSURE OF LOCAL OFFICER'S INTEREST I. W11.�1er'►C+• ��d►'1Ni►VMr __ , hereby disclose that on (�a)) A measure came or will come before my agency which (check one) `� inured to my special private gain; or inured to the special gain of _,__ _ , by whom I am retainec (b) The measure before my agency and the nature of my interest in the measure is as follows: (Duo mckea, %\ G�c�•oews Pc�+as�za�►.�a C�►�.� MY � ►'tea. ,� zvr�F S�tt►u�+�,.n�.��,,Nser+_. 0 6 . � 0. %n- - Date Filed Signature NOTICE: UNDER PROVISIONS OF FLORIDA STATUTES ¢112.317 (1983), A FAILURE TO MAKE ANY REQUIRE DISCLOSURE CONSTITUTES GROUNDS FOR AND MAY BE PUNISHED BY ONE OR MORE OF THE FOLLOWING IMPEACHMENT, REMOVAL OR SUSPENSION FROM OFFICE Ok EMPLOYMENT, DEMOTION, REDUCTION I. SALARY, REPRIMAND, OR A CIVIL PENALTY NOT TO EXCEED $3,000. I to • taw P, I