HomeMy WebLinkAbout10-05-2006 Planning and Zoning Commission
PLANNING AND ZONING COMMISSION
Monday, October 2,2006 -7:30 PM
Informal Meeting
Iowa City City Hall
Lobby Conference Room
410 E. Washington Street
Thursday, October 5,2006 -7:30 PM
Formal Meeting
Iowa City City Hall
Emma J. Harvat Hall
410 E. Washington Street
AGENDA:
A. Call to Order
B. Public Discussion of Any Item Not on the Agenda
REZ06-00021: Discussion of an application submitted by James Davis for a rezoning of
17.75 acres of property located at. Eagle View and Grace Drive from Intensive Commercial
(CI-1) zone to Community Commercial (CC-2) zone.
C. Other Items
D. Consideration of the September 21, 2006 Meeting Minutes
E. Adjournment
Informal
Formal
Commission Meetin s:
November 13 December 4 December 18
November 16 December 7 December 21
STAFF REPORT
To: Planning & Zoning Commission
Prepared by: Drew E. Westberg, Planning Intern
Item: REZ06-00021
Date: October 5,2006
GENERAL INFORMATION
Applicant:
James R. Davis
4097 Kitty Lee Rd.
Iowa City, IA 52240
Contact Person:
David Larsen
c/o 277 Hickory St.
Kalona, IA 52247
Phone:
(319) 656-5271
Requested Action:
Rezoning from CI-1 to CC-2
Purpose:
To allow retail type uses
Location:
Eagle View and property surrounding Grace Dr
Size:
17.75 acres
Existing Land Use and Zoning:
Intensive Commercial (CI-1)
Surrounding Land Use and Zoning:
North:
South:
East:
West:
Neighborhood Public (P-1)
County Agricultural (A)
County Agricultural (A)
Highway Commercial (CH-1)
Comprehensive Plan:
Intensive or Highway Commercial
File Date:
August 2, 2006
45 Day Limitation Period:
September 21, 2006 (at the request of the
applicant)
BACKGROUND INFORMATION
This property was annexed into Iowa City in 2003. The City and the applicant collaborated on
the appropriate zoning for the area to support the City's goal of enabling development of a new
industrial area in Iowa City and the property owner's goal of developing commercial zoning
(Highway Commercial, CH1, and Intensive Commercial, CI1). The City recognized the property
owners need to develop his land for uses that might be more profitable. and immediate than
industrial development.
To accomplish this zoning pattern, the City amended the Comprehensive Plan because the CI-1
zone fulfills the policy goal behind the construction of Mormon Trek Boulevard extended, which
2
was to provide a location within the city, sheltered from incompatible uses, for intensive
commercial and industrial development. Retail commercial zoning was not considered as it was
seen as a likely impediment to industrial development within the area.
The applicant, James Davis, is now requesting that his property be rezoned from CI-1 to
Community Commercial (CC-2). The applicant states that the purpose for this request stems
from changes made to the CI-1 zone in the newly adopted 2006 Iowa City Zoning Code, namely
the elimination of eating/drinking establishments and medical offices as possible uses.
ANAL YSIS
Current Zoning: The Intensive Commercial (CI-1) is designed to provide areas for businesses
that are land-intensive or light industrial in nature. These businesses characteristically require
space for outdoor storage and display of merchandise. Typical uses in the CI-1 zone include
vehicle sales and repair; technical/light and general manufacturing; warehousing and industrial
service uses. CI-1 zone uses are generally not compatible with residential and less-intensive
zones. Consequently, CI-1 zones are typically located within major commercial areas to provide
adequate vehicular access, but are ideally shielded visually, geographically, or topographically
from less-intensive zones. In most locations CI-1 land is relatively more affordable to firms
wishing to locate in the city when compared to CC-2 zoned land where retail businesses are
willing to pay more for land.
Requested Zoning: The purpose of the CC-2 zone is to provide major business districts in
areas which can serve a significant segment of the total community population. CC-2
businesses are typically large traffic-generators which require access from major thoroughfares.
CC-2 zones are developed as retail shopping centers or stand alone retail, restaurant or
personal service, medical offices, banks and related businesses. These uses are relatively
more compatible with less-intensive zones than the CI-1 zone. Typically CC-2 locations reflect
this general compatibility as they are easily accessible from residential zones.
Compliance with Comprehensive Plan: The Comprehensive Plan and its land use and
economic development chapters support the continuation of the existing CI-1 zoning of this
property. Recently, the City has rezoned several acres of land in the vicinity of the Waterfront
Drive Hy-Vee, Boyrum Street, Gilbert Street, and north of the Airport from CI-1 to CC-2.
Although appropriate for their locations and consistent with South District Plan, these rezonings
have reduced the amount of available CI-1 property in the city.
The availability of land is a concern noted in the Comprehensive Plan, particularly for industrial
uses. The Plan states, "There is currently a shortage of land zoned and available for
manufacturing and light industrial uses (p. 27)." It is important that the City maintain an adequate
supply of both CI-1 and 1-1 land as the Plan makes clear when it states, "The availability of land
which is appropriately located, is zoned properly, land is ready for development is central to the
City's continued economic vitality (p. 27)." The economic development chapter specifically
identifies the area southwest of the airport as appropriate for industrial type development due to
its access to the airport and the Interstate highway system via Highway 1 and 218. This is one
of the reasons that the City chose to invest over $7 million in public funds to construct the
extension of Mormon Trek Boulevard and to zone this land CI-1 with plans to zone the adjacent
land to the east 1-1 upon annexation.
Land zoned for CI-1 and 1-1 development generally sells for less than land zoned CC-2 and it
takes longer for industrial parks to fully develo.p. So there is often pressure to rezone land from
CI-1 and 1-1 to CC-2 so that property owners may realize immediate profit. In this location
much of the value of this land is derived from the street access that was made available when
the City constructed Mormon Trek Boulevard to open an area for industrial development.
3
When considering the request to rezone this land to CC-2 thought should not only be given to
displacing CI-1 zoning and potentially impeding future industrial development in this area, but
consideration should also be given to whether this is an appropriate location for CC-2 zoning.
The Comprehensive Plan specifically states that new commercial development should be
targeted at existing core areas or neighborhood commercial centers. It states, "[The City
should] encourage commercial activity to take place in existing core areas or neighborhood
commercial centers [and] discourage the proliferation of new major commercial areas. (p. 41)"
The Plan also notes that linear-commercial strip development should be discouraged.
Existing Community Commercial areas include development along Riverside Drive, Highway 1,
Highway 6, Pepperwood Plaza, 1st Avenue, Sycamore Mall, and Gilbert Street along with
smaller retail areas on North Dodge Street, Mormon Trek Boulevard, and a newly developing
area at the corner of Scott Boulevard and Rochester Avenue. One of the reasons for this policy
of concentrating retail commercial in existing areas is so that new areas along the fringe of the
community do not dilute the existing market. In other words, it is not wise to add more retail
commercial areas than the market can absorb. Rather than attracting new businesses, such a
diluted market will result instead in competition for and relocation of existing businesses among
too many shopping areas, with no area being completely successful.
Additionally, the Plan states that it would not be prudent of the City to create new large
commercial centers, but does suggest that future growth may require smaller centers to
develop. However, these new commercial centers should be proposed only for locations where:
"old and new development can be served most efficiently with the least vehicle trip distance, the
commercial development has the least negative impact on the neighborhood, and vehicular and
pedestrian traffic is sufficient to support commercial entities" (p.29). The South Central District
Plan states that the subject area provides opportunities for large lot development and is suitable
for intensive commercial uses with extensive outdoor storage needs. (p. 24)" The subject
property provides an ideal location for CI-1 property. It is shielded from less-intensive zones by
the airport to the north, Highway 1 to the west, and is compatible with the planned industrial
area to the east. If this requested rezoning is approved staff is concerned that additional
requests for CC-2 zoning will result in a strip commercial development and will erode the
planned industrial development in this area.
It is clear that the requested zoning does not comply with the Comprehensive Plan. If this
rezoning is to be approved, a Comprehensive Plan amendment would be necessary and
consideration should be given not only to this property but to the land use and economic
development policies for the entire area south of the airport.
Compatibility with neighborhood: The subject property is surrounded by the Airport to the
north and Highway Commercial (CH-1) development to the south and west owned by the
applicant. The CH-1 zone is designed to allow service uses relating to expressways or along
arterial streets. This zone allows for food, lodging, motor vehicle service, and fuel to be easily
accessible to these roadway users. According to the South Central District Future Land Use
Scenario map, the property immediately east of the subject property is a planned
industrial/manufacturing area. As discussed above the City's motivation to invest in the
construction of Mormon Trek Boulevard was to encourage industrial development in this area.
PIP Printing is in the process of constructing a production plant at the intersection of Mormon
Trek Boulevard and Grace Drive within the area requested for rezoning. If the CC-2 zone is
approved PIP Printing's use of the property would be nonconforming and would not be able to
expand or be rebuilt if substantially destroyed.
In Staff's opinion, the requested CC-2 zone would not be compatible with surrounding uses.
4
The CI-1 zone provides an appropriate transition between the highly visible CH-1 to the west
and the planned industrial area to the east. The CC-2 zone, although not necessarily
incompatible with the CH-1 zone, is less compatible with the negative externalities stemming
from industrial and manufacturing uses and perhaps more importantly may lead to further
requests to rezone additional land for retail rather than intensive commercial and industrial
development.
Summary: The City has received a number of applications to rezone property from CI-1 to CC-2.
Due to these requests and their subsequent approval, the amount of available CI-1 zoned land
has decreased. The Comprehensive Plan notes the difficulty many firms experience finding
appropriately zoned land in Iowa City. It is important to the city's economic diversity to maintain
an adequate supply of CI-1land and areas for future industrial development.
The applicant points out that there are uses allowed in the previous CI-1 code which are no
longer allowed under the current code. The uses removed from the CI-1 zone were primarily
eating and drinking establishments and medical/dental offices. Staff does not find this to be an
adequate justification for the requested rezoning. The applicant owns land west of Mormon
Trek that is zoned CH-1, and property southwest of the Highway 1/ Highway 218 interchange
zoned CC-2 and CO-1 that will allow these uses.
STAFF RECOMMENDATION
Staff recommends that REZ06-00021, an application to rezone 17.75 acres of land generally
located east of Mormon Trek Boulevard and west of Dane Road, be denied.
Attachments:
1. Location Map
2. Applicant's Statement
Approved by: ~~
Robert Miklo, Senior Planner,
Department of Planning and Community Development
S;PCD/Staff Reports/REZ06-00021 CI-1 to CC-2
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Statements as to Zoning Change
1. Our original intent for the land was to be zoned for commercial,
retail, restaurants and office use. Because the City has recently
changed CI-l zoning to exclude certain uses previously accepted
before Jan 06 zoning ordinance change. This has hurt the leasing
and pre-leasing opportunities by several people either currently
building or wanting to build.
2. The CC-2 zoning still allows Provisional use for light and general
manufacturing.
3. There is substantial CI-l already along Hi-way One (12 acres
vacant east of old Menards) and more possibly planned on
Mormon Trek on Airport Ground once Mormon Trek is completed.
4. PUBLIC BENNIFIT
A. Always a benefit when a property is used in its highest and best
use.
B. We currently have a number of buyers that need CC-2 zoning not CI-l
zoning, if we can accommodate them construction could begin this
year. This would provide tax dollars that would help pay for the 5 to 7
million dollars spent by Iowa City on the new Mormon Trek
expansion. Currently we have no new buildings on the drawing board
needing specifically CI -1.
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MINUTES
PLANNING AND ZONING COMMISSION
EMMA J. HARVAT HALL
SEPTEMBER 21,2006
PRELIMINARY
MEMBERS PRESENT: Dean Shannon, Charlie Eastham, Ann Freerks, Bob Brooks, Wally Plahutnik,
Beth Koppes
MEMBERS ABSENT: Terry Smith
STAFF PRESENT: Bob Miklo, Karen Howard, Sara H.
RECOMMENDATIONS TO CITY COUNCIL:
Recommended approval, by a vote of 6-0 (Smith absent), REZ06-00023, a rezoning from Commercial
Office (CO-1) and Interim Development-Office Research Park (ID-ORP) zone to Research Development
Park (RDP) zone for 37. 92-acres of property located on Northgate Drive.
Recommended approval, by a vote of 6-0 (Smith absent), REZ06-00024, a rezoning from Intensive
Commercial (CI-1) to Community Commercial (CC-2) for approximately 9.83-acres of property along both
sides of Stevens Drive east of Gilbert Street and property along Waterfront Drive north of Stevens Drive.
Recommended approval, by a vote of 6-0 (Smith absent), Amendments to Title 14, Zoning Code as
listed on the Agenda for the Planning and Zoning Commission's 9/18/06 and 9/21/06 meetings.
Recommended approval, by a vote of 6-0 (Smith absent), amendments to the Iowa City/Johnson County
Fringe Area Agreement.
Recommended approval, by a vote of 5-1 (Shannon voting no, Smith absent), an amendment to the
Subdivider's Agreement; Saddlebrook Addition Part 2 to allow a temporary increase in the number of
permitted dwelling units prior to the provision of secondary access.
CALL TO ORDER:
Brooks called the meeting to order at 7:32 pm.
PUBLIC DISCUSSION OF ANY ITEM NOT ON THE AGENDA:
There was none.
REZONING ITEMS:
REZ06-00023, discussion of an application submitted by Southgate Development Services LLC for a
rezoning from Commercial Office (CO-1) and Interim Development-Office Research Park (ID-ORP) zone
to Research Development Park (RDP) zone for 37.92-acres of property located on Northgate Drive.
Miklo said the current zoning on the 3-acre parcel was CO-1, Office Commercial, and IDRP, Interim
Development-Office Research Park on the larger tract to the north. An interim zoning was typically
applied to properties which did not have sufficient urban infrastructure to allow development. The
applicant had requested that both areas be zoned Research Development Park, which would allow firms
that had office, research or laboratory, or light manufacturing functions. An example was the Press
Citizen building located on North Dodge Street which had both an editorial office where the newspaper
was edited and a printing plant where the newspaper was printed. A Commercial Office zone allowed
only office uses and light incidental retail uses. A minimum lot size of 1-acre was required of properties
zoned RDP to create a campus type of environment. In this particular location there was a Conditional
Zoning Agreement (CZA) which required a minimum of 1-acre lots in the CO-1 zone so that it was more in
keeping with the Office Park originally envisioned for Northgate Corporate Park. The Comprehensive
Plan recognized this area as appropriate for Office Research Park or Research Development Park area.
Planning and Zoning Commission
September 21, 2006
Page 2 of 6
Staff felt that the proposed rezoning to Research Development Park complied with the Comprehensive
Land Use Plan.
A number of current property owners in that development had expressed concerns to Staff that there was
only one street access to the development via Northgate Drive. At peak times of the day there was
typically an extended wait for vehicles exiting the development onto North Dodge Street. In the long term
the problem would be resolved when Northgate Drive was extended to the north and Oakdale Boulevard
crossed the property which would provide additional access to Highway 1 and access to Scott Boulevard.
The City was working with the Department of Transportation on some short term solutions which would
include two left hand turn lanes from Northgate Drive onto Highway 1, but was not currently funded. The
build out of the proposed zoning area would not be immediate and in the long term the traffic concerns for
the research development park would be addressed so Staff recommended approval of REZ06-00023.
Public discussion was opened. There was none. Public discussion was closed.
Motion: Eastham made a motion to approve REZ06-00023, a rezoning from Commercial Office (CO-1)
and Interim Development-Office Research Park (ID-ORP) zone to Research Development Park (RDP)
zone for 37.92-acres of property located on Northgate Drive. Koppes seconded. The motion carried on a
vote of 6-0 (Smith absent.)
REZ06-00024, discussion of an application submitted by Williamson LLC for a rezoning from Intensive
Commercial (CI-1) zone to Community Commercial (CC-2) zone for approximately 9.83-acres of property
located both north and south of Stevens Drive between S. Gilbert Street and Waterfront Drive.
Miklo said the properties on both sides of South Gilbert Street which fronted onto South Gilbert Street had
been recently rezoned from CI-1 Intensive Commercial to CC-2 Community Commercial. The applicant
was now seeking CC-2 zoning for the general area to the east on Stevens Drive and on Waterfront Drive.
Staff had recommended to the applicant that he seek the consent of the surrounding property owners on
Stevens Drive and Waterfront Drive to rezone their properties to avoid leaving an island of CI-1 north of
Stevens Drive. Consent had been received from all except one property owner; Staff had visited with that
particular property owner earlier in the day but had not received a definitive answer from him.
The proposed zoning, Community Commercial, was a retail type zone which would allow retail shops,
restaurants, office uses and similar type uses. The Comprehensive Plan for this area showed the
possibility of CC-2 zoning throughout the area along Gilbert Street. That policy had been adopted in 1997
with the recognition that significant residential development farther to the south would occur and that this
particular area would be a gateway to the city. Development in the proposed CC-2 zoning would provide
a more presentable appearance than the current CI-1 Intensive Commercial, quasi-industrial zoning.
The area contained a gas station, several office type uses. Improvements to address the existing traffic
issues at the intersection of Gilbert Street and Hwy 6 were in the Capital Improvements Program. Staff
did not recommend delaying the improvements to that intersection given that the planned conversion of
the surrounding area to Community Commercial uses would likely generate even more traffic. Staff
recommended approval of REZ06-00024.
Plahutnik asked if the properties owned by the one uncommitted property owner would become non-
conforming in any way if they were rezoned to CC-2. Miklo said no, Plumbers Supply was considered a
retail business; Bochner Chocolates a "cottage industry" manufacturing use and retail use would be an
allowed provisional use; the Hy-Vee gas station would be a special exception in either zone.
Public discussion was opened. There was none. Public discussion was closed.
Eastham asked if this item should be deferred to allow the property owner who had not consented to the
rezoning to make his position known. Miklo said that owner was aware of tonight's meeting but apparently
chose not to object to the rezoning. If he does object he will be able to do so with the City Council.
Planning and Zoning Commission
September 21, 2006
Page 3 of 6
Motion: Koppes made a motion to approve REZ06-00024, a rezoning from Intensive Commercial (CI-1)
zone to Community Commercial (CC-2) zone for approximately 9.83-acres of property located both north
and south of Stevens Drive between S. Gilbert Street and Waterfront Drive. Plahutnik seconded. The
motion carried on a vote of 6-0 (Smith absent).
REZONING/DEVELOPMENT ITEM:
REZ05-00019/SUB05-00029, discussion of an application submitted by S&J Development LLP for a
rezoning from Rural Residential (RR-1), Interim Development Single-Family Residential (ID-RS) zone and
Low Density Single-Family Residential (RS-5) zone to Planned Development Overlay/Low Density Single-
Family Residential (OPD5) and a preliminary plat of Country Club Estates, Parts 3-8, a 154-lot, 82.30-
acre residential subdivision located north of Rohret Road and west of Phoenix Drive.
Miklo said Staff had received a letter from the applicant's consultant requesting an indefinite deferral. It
was Staffs understanding that the applicants were going to review and modify their plan and re-submit at
a later date.
Public discussion was opened. There was none. Public discussion was closed.
Motion: Freerks made a motion to indefinitely defer REZ05-00019/SUB05-00029. Eastham seconded.
The motion carried on a vote of 6-0 (Smith absent).
DISCUSSION OF AMENDMENTS TO TITLE 14. ZONING CODE:
Brooks said the Commission would receive public comment from the audience on any of the proposed 33
amendments to the Zoning Code. Most were minor housekeeping and/or corrections that had been found
since the Code had been adopted. No comment from the public was received.
Motion: Koppes made a motion to approve the proposed amendments to Title 14, Zoning Code, as listed
on the Agenda for the Planning and Zoning Commission's 9/18/06 and 9/21/06 meetings. Freerks
seconded. The motion carried on a vote of 6-0 (Smith absent).
REZONING ITEMS:
REZ06-00017. discussion of an application submitted by Pentacrest Garden Apartments for a rezoning of
3.41-acres of property located at 12 East Court Street from High Density Multi-Family Residential (RM-44)
zone to Central Business (CB-1 0) zone.
REZ06-00018, discussion of an application submitted by University View Partners for a rezoning of .08-
acres of property located at 22 East Court Street from Central Business Support (CB-5) zone to Central
Business (CB-10) zone
REZ06-00019, discussion of an application submitted by University View Partners for a rezoning of .17-
acres of property located at 335 South Clinton Street from Central Business Support (CB-5) zone to
Central Business (CB-10) zone.
REZ06-00020, discussion of an application submitted by Center City Partners for a rezoning of .33-acres
of property located at 336 South Clinton Street from Central Business Support (CB-5) zone to Central
Business (CB-10) zone.
Motion: Freerks made a motion to indefinitely defer items REZ06-0017 through REZ06-00020 at the
request of the applicant. Eastham seconded. The motion carried on a vote of 6-0 (Smith absent).
REZ06-00021, discussion of an application submitted by James Davis for a rezoning of 17.75-acres of
property located at Eagle View and Grace Drive from Intensive Commercial (CI-1) zone to Community
Commercial (CC-2) zone.
Motion: Koppes made a motion to defer REZ06-00021 to 10/5/2006 as requested by the applicant.
Plahutnik seconded the motion. The motion carried on a vote of 6-0 (Smith absent).
Planning and Zoning Commission
September 21,2006
Page 4 of 6
OTHER:
Discussion of Amendments to the Iowa City/Johnson County Frinqe Area Aqreement.
Miklo said the Fringe Area Agreement was a policy document adopted by the City of Iowa City and
Johnson County to guide the regulation of properties within two miles of the city's corporate limit. The
most recent agreement had been adopted in 2000 for a term of five-years. It had been extended an
additional year while a committee comprised of the City Council, the County Board of Supervisors and
Staff from both bodies prepared the proposed amendments to the Agreement. One proposed
amendment would clarify that for rural areas outside of the City's growth area, agricultural uses would be
the preferred uses as opposed to residential use. It would be a tightening of development in some
circumstances in favor of agricultural uses. The exception would be the north corridor area between the
Iowa River and HWY 1 north of Iowa City, which had been identified by the County as an area for
residential development.
A second area of proposed change was the interchange area of Herbert Hoover Highway and Interstate
80. The County had proposed to shift the commercial designation to the west to include more acreage for
highway commercial and highway related uses such as hotels, motels, truck stops, gas stations, etc. The
proposal indicated that if development would occur in that area it would conform to City standards if they
were more stringent than County standards ie: sign regulation, parking lots, landscaping. Miklo said, if
approved, the Agreement would be good for a period of 5-years and if at the end of 5-years neither party
objected, it would continue for another 5-years.
Public discussion was opened. There was none. Public discussion was closed.
Motion: Plahutnik made motion to approve the amendments to the Iowa City/Johnson County Frinae
Area Aqreement as listed in the Staff Report of September 15, 2006. Eastham seconded. The motion
carried on a vote of 6-0 (Smith absent).
Discussion of an amendment to the Subdivider's Aareement: Saddlebrook Addition Part 2 to allow a
temporary increase in the number of permitted dwelling units allowed prior to the provision of a secondary
street access.
Miklo said based on the City's Secondary Access policy, the Subdivider's Agreement for Saddlebrook
Addition Part 2 had placed a cap of 416 units on the number of dwellings that could be developed prior to
a second street access to the property. Since the original agreement had been adopted, plats had been
approved for a second access leading into the Whispering Meadows subdivision. The applicant was not
ready to install that access but did have zoning for 27 dwelling units further to the east on Heinz Road
which did have sewer, water and street access. The applicant was seeking to amend the Agreement to
allow the 27-units to be built. Staff had drafted an agreement which had a time period of 3 years and
would allow the proposed amendment to take place. The applicant had a Letter of Credit so if the street
was not built within 3-years the City could build the street at that time. With the Letter of Credit assurance
Staff felt that the proposed amendment to the Subdivider's Agreement was reasonable.
Public discussion was opened. There was none. Public discussion was closed.
Motion: Eastham made a motion to approve the proposed amendment to the Subdivider's Agreement;
Saddlebrook Addition Part 2. Freerks seconded the motion.
Shannon said he was familiar with the subdivision and had gone out to look at the site. The applicant had
known for quite some time that they were approaching the dwelling unit cap before needing to install a
secondary access. He did not feel that it would be of benefit to the City or an advantage to the citizens
currently residing in that neighborhood to allow the additional units to be constructed prior to the
secondary access. He would not support this amendment.
The motion passed on a vote of 5-1 (Shannon voting in the negative, Smith absent).
CONSIDERATION OF 9/7/06 MEETING MINUTES:
Planning and Zoning Commission
September 21, 2006
Page 5 of 6
Motion: Koppes made a motion to approve the minutes as typed and corrected. Eastham seconded.
Motion passed on a vote of 6-0 (Smith absent).
ADJOURNMENT:
Motion: Eastham made a motion to adjourn. Freerks seconded. The motion carried on a vote of 6-0
(Smith absent).
The meeting was adjourned at 8: 13 pm.
Elizabeth Koppes, Secretary
Minutes submitted by Candy Barnhill
s/pcd/mins/p&z120206/9-21-06.doc
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