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RECOMMENDATION Based on the above analysis, staff recommends that the Board of County Commissioners: (1) Find that the Planning and Zoning Commission did not fail in any of the 4 appeal review criteria areas, and, (2) Deny the appeals, and, (3) Uphold the Planning and Zoning Commission's decision to approve the Atlas Development major site plan application with conditions. ATTACHMENTS: I. Appeal Letters 2. Staff Report with Planning and Zoning Commission Minutes 3. January 16" Board of County Commission Minutes 4. Review memo from the Fire Division Director Boling stressed this was the third site plan the Board has seen for this site and showed the previous two site plans during the presentation. On the previous afternoon, the applicant submitted to staff an administrative approval application that would pull all of the pool and pool decking landward of the 1987 CCCL (coastal construction control line). Having received the new plan just the day before the meeting, it had not been processed pending the Board's decision. The Board could condition site plan approval, and apparently the applicant would have no objection having a condition that all pool and decking structures be pulled back landward of the 1987 CCCL. Director Boling responded to several questions and concerns of the Commissioners regarding building height, setbacks, as well as present and new requirements for emergency vehicles. He also addressed questions about the depth of the garage level. Discussion was held on whether or not this site plan would be subject to the new fire codes and the height of the structure. William G. Glynn, 1802 Barefoot Place, Vero Beach, president of the North Beach Civic Association, president of the Summerplace Improvement Association, and a member of the North Beach Civic Association, spoke about the designation of AIA as an historic April 3, 2001 es