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99 OCT 11.doc CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. OPENING REMARKS: Chairman Walker opened the meeting at approximately 7:10 p.m. expressing appreciation for those in attendance and requested roll call. ROLL CALL: Commissioners: Ken Nabors, Bart Gray, Jr., Lester Piggee, Mark Perry, John Hardwick answered ROLL CALL. Chairman Bob Walker also answered ROLL CALL and declared a quorum. PRESENT five (5), ABSENT (2). Others present for the meeting were City Engineer Reel, Director of Administration Murice Green, Human Resource Director Dennis Foor, Alderman Gentry, Alderman Fletcher, Alderman Reedie Ray, Alderman Kenny Elliott, Mr. Tommy Bond, Mr. Jim Durham, Patriot Reporter Peggy Koury, and petitioners. ANNOUNCEMENT: Chairman Walker informed the Commission that he has tendered his resignation as Chairman of the Planning Commission, adding that it has been his sincere honor and privilege to serve on the Planning Commission with its members. He explained that he must resign as he and his family has moved outside the City. He turned the Chair to Vice Chairman Mark Perry. APPROVAL AND/OR CORRECTION OF MINUTES: Commissioner Piggee moved, seconded by Commissioner Hardwick that the minutes of the 9 August 1999 Regular Planning Commission Meeting be APPROVED. MOTION CARRIED. PUBLIC HEARINGS: a. Temporary Conditional Use Request for RV Parking at 1904 McArthur Drive. At approximately 7:09 p.m. Chairman Perry opened the public hearing. Mr. Mike Fosler representative for the Hope Lutheran Church stated that the fellowship hall of what was previously known as the McArthur Drive Assembly of God Church is rebuilding four classrooms in the sanctuary. He related that the request for RV parking will accommodate the "Labors for Christ" contractors who are retired Lutheran Contractors that will rebuild the class rooms. He presented a new site plan featuring the sewer, water and electrical lines along the edge of the building for more practical purposes regarding RV use. With no opposition, Chairman Perry closed the public hearing at 1 approximately 7:12 p.m. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Commissioner Piggee questioned the scale of plans for formal presentation. City Engineer Reel related that the site plan does not need to be more than a representation given that it is only a temporary request. It was noted that the temporary use would extend for a period of six weeks involving four RV's. Discussion ensued and it was related that a trailer currently located in the parking lot and containing reusable lumber will be removed shortly after construction begins. Commissioner Gray moved, seconded by Commissioner Hardwick to Grant the temporary conditional use for RV parking at 1904 McArthur Drive. MOTION CARRIED. b. MASTER SIDEWALK PLAN At approximately 7:14 p.m., Chairman Perry opened the public hearing. Director of Administration/Public Works Murice Green related that work on a Master Sidewalk Plan began three years ago. He said that the City has applied for a grant regarding sidewalk construction along Hwy 161 starting at Trickey Lane and going to the School. He stated that the grant process requires that Cities must have an adopted Master Sidewalk Plan. He stated that the City Council has approved a Resolution providing that the Planning Commission development a Master Sidewalk Plan. He related that he is offering information for review and recommendation by the Planning Commission. He recommended that the City Engineer and the Planning Commission work toward development of a plan, relating efforts with Metroplan and the technical coordinating committee of the Transportation Advisory Council in developing standard sidewalk requirements. He stated that the City has been approved for a $165,00.00 sidewalk grant for Hwy 161 and is working on a grant for sidewalk construction from the Community Center down Municipal Drive to Redmond Road and to Dupree Park. He referenced maps on the overhead projector showing the thirty-four miles of existing sidewalks, which vary from three feet to six feet in width and a mixed combination of relationship to curb. He related that the existing plan charts requirements for sidewalks and their location, adding that he has identified areas of the ordinance and included recommendations for an updated ordinance. He further reviewed areas of newly completed sidewalks and identified other phases. He included a cost $750,000.00 breakdown 2 of sidewalk construction since 1994 averaging between $130,000.00 to $150,000.00 per year. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. He stated that the plan will increase emphasis on newly developing subdivisions and other developments regarding sidewalk construction rather than later sidewalk development by the City. He related a trend toward a more pedestrian orientated society and efforts by the City to connect all sidewalks across the City. He stated that along with those efforts, the American Disabilities Act has placed requirements on sidewalks such as handicapped ramps for all connecting sidewalks with an increase of width to five feet and a buffer zone behind the curb of up to four feet. He mentioned exceptions and variances depending on location such as Main Street, pointing out that subdivisions are areas where compliance can be met. He reiterated that the requirements regarding grants will develop sidewalk use for the handicapped as well as all citizens. With no opposition, Chairman Perry closed the public hearing at approximately 7:21 p.m. Commissioner Gray stated that the difference from three feet to five feet is substantial and that predominately most of the City sidewalks are four feet. He requested further information regarding the recommended five feet. Mr. Green related that his survey found a range of three feet to six feet throughout the City and pointed out the area along North First Street featuring a six-foot sidewalk. He related that all sidewalk construction by the City in 1999 has been five feet. He acknowledged that it changes cost from $12.00 to $15.00 per running foot, however he noted that the ADA is a driving factor in sidewalk width, which is being adopted nationwide. He mentioned the combination of pedestrian and bikeways featuring sidewalks up to twelve feet and stated that grants will not be approved for sidewalk request of less than five feet. Commission Gray questioned if code requires a minimum of 42 or 48 inches (three and a half or four feet) does that preclude us from grant approval regarding specification of a five-foot sidewalk. Mr. Green related that Jacksonville as a Metroplan member is part of the program for designing and developing roadways, sidewalks, bikeways, trail programs. He stated that the intent of that program is to set standards. Commissioner Hardwick questioned requirement of a four-foot buffer in addition to five-foot sidewalks in order to receive grant money, pointing out a total of nine feet. 3 CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Mr. Green related that most rights-of-way have an eleven-foot easement behind the curb. Discussion ensued as to the continuous center lane and abutting curb sidewalk on North First Street, which is no longer allowed. Commissioner Gray related that he is not advocating that four-foot sidewalks are the appropriate width for all areas in the City, but would be adequate on internal streets within subdivisions. He related that the Planning Commission appreciates good planning and that if it does not interfere with future grant money he would like to bring specifications back down to four feet versus five feet, adding that some areas could specify higher demands. He stated that he does not agree with five feet as a standard requirement. Commissioner Hardwick questioned if Parkview subdivision requires a sidewalk to Redmond Road or from Overview Drive to the entrance in order to meet the proposed ordinance. City Engineer Reel related that the sidewalk requirement is not evoked in this particular subdivision, adding that if there were sidewalks in Parkview subdivision then it would require a sidewalk from Redmond Road up to the area. He stated that at a later time a sidewalk may need to be extended from Park Street up to James Street to provide access from the east side of town to Dupree Park. He stated that the primary concern now is to provide access from Dupree Park to the Community Center. He concluded by saying that if sidewalks are going to be required then it would need to provide a connection between the Subdivision and Redmond Road to tie into the Master Sidewalk Plan. Commissioner Hardwick questioned the responsibility of expense to bring the sidewalk to Redmond Road and sidewalks within the development. City Engineer Reel said that he thought the City would furnish the connection as part of the sidewalk program and the developer would furnish sidewalks within the subdivision. Discussion ensued as to considerations for Parkview Subdivision and ADA requirements. City Engineer Reel related liability concerns primarily focusing on handicap ramps with curb cuts at intersections and sidewalks that do not meet the width 4 requirement. He related further liability concerns regarding five- foot sidewalks with a four-foot buffer in subdivisions, as it becomes the standard requirement by the transportation committee. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Mr. Green related that as long as the City is making progress and working to comply with requirements liability issues are not a major concern, but if subdivisions are allowed to be developed without that sidewalk regards it would become a problem. He related that grant money usually involves primary arterial streets along highways and residential areas would not be applicable for grant money. Commissioner Hardwick related concerns for the increased lot cost in subdivisions regarding sidewalk development. Mr. Tommy Bond mentioned issues regarding sidewalk development in the mid 70's, and requirements for subdivisions with more than fifty-one lots. He stated that the increased cost would be substantial and that it would increase the lot cost by almost $500.00 for a 15 x 70 lot. It was noted that sidewalks on one side of the Parkview Subdivision would increase development cost by $45,000.00. City Attorney Bamburg related that the proposed Master Sidewalk Plan was created to bring the City in compliance with ADA. He stated that the City has been fortunate in the past because of its inroads to remain out of the ADA litigation mode that has hit most cities in the State. He stated that the Master Sidewalk Plan needs to be implemented with ADA compliance or the City could become a target for ADA litigation, adding that the cost factor would be far greater than the previously mentioned cost increase of $500.00 per lot or $45,000.00. Commissioner Hardwick questioned the leeway for waivers of sidewalk width and setback if the plan is adopted regarding the different aspects of certain areas. City Attorney Bamburg related that he does not think ADA allows for such discretion or variances regarding regulations based on lot size or number of areas served. Mr. Bond mentioned attitudes by the utility companies regarding placement of utilities and compliance with proposed sidewalk location. Mr. Green clarified that he would further research ADA regulations regarding the buffer zone and sidewalk width, adding that there is 5 no variance for ramp slope or slant. He suggested that if there is any leeway the minimum would be four-foot sidewalks with a two- foot buffer zone. He stated that five foot sidewalks is the standard adoption regarding the Highway Department or any grant money for CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. recommended programs. He offered to further research the regulations for any variances and stated that he has presented what he feels to be the best package for adoption as a Master Sidewalk Plan. He said that he would welcome any recommendations by the Planning Commission. Discussion ensued around the time factor and adoption of a Master Sidewalk Plan regarding any pending grants. Mr. Bond suggested that recommendations be clearly spelled out for developers. Discussion ensued regarding five-foot sidewalks for major thoroughfares and four-foot sidewalks in residential areas were suggested. Mr. Green offered the proposed plan and any further help desired by the Commission in the formation and adoption of a Master Sidewalk Plan as regarding the recent passage of a Resolution by City Council. Chairman Perry thanked Mr. Green for his good input and related that the Planning Commission would begin work for adoption. Commissioner Hardwick moved to table the issue pending further variance information from Mr. Green. Commissioner Hardwick explained that his primary concern is ADA compliance without hindering future development. Commissioner Hardwick amended the motion to continue the Public Hearing at the next regularly scheduled Planning Commission meeting with additional information by Mr. Green. Commissioner Piggee seconded the motion and MOTION CARRIED. c. LANDSCAPE/GREEN ORDINANCE At approximately 7:48 p.m., Chairman Perry opened the public hearing. Alderman Gentry related that in communication with the City Beautiful Commission of Little Rock he has provided drafts by that 6 commission for changes to their green ordinance. He suggested guidance from the Little Rock Commission, relating efforts by that commission to organize a variety of members to look at the issues involving changes and addition to their green ordinance. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Mr. Bond stated that while he is probably not opposed to the green ordinance, he feels it is "scary" given circumstances surrounding a homeowner in Atlanta who had damage to an older home from a tornado and their insurance did not cover the cost of plans as outlined in the new landscape ordinance. He related that a year and a half later the homeowner was still unable to rebuild her home because she could not comply with the landscape ordinance. Mr. Bond further related a similar incident regarding a commercial development after a natural disaster and stated that the article that carried these stories said that the landscape ordinance did not take into consideration those occurrences of natural disaster. Chairman Perry pointed out direction in the support data, offered by Alderman Gentry, to exempt a grading permit for certain situations. Alderman Fletcher stated that he is in support of the formation of a landscape/green ordinance and felt it would have been good to have in place prior to recent major developments in Jacksonville. He suggested that Main Street could also benefit from a landscape/green ordinance, pointing out that society is looking for places that are more pedestrian friendly with landscape. He related the high cost of returning to un-landscaped areas years later. Mr. Bond offered that other planning commissions involved in landscaping discussions feel a conflict of interest regarding landscaping issues and provision of utilities. Mr. Durham offered that he is in favor of landscaping around buildings, however as a developer he is aware that landscaping regulations and compliance can cause problems. Alderman Reedie Ray related that in having worked in the contractors’ field he is aware of problems caused by tree roots in sewer lines and power lines. He suggested that some developments have a buffer zone for landscaping. City Engineer Reel suggested that formulation of a landscaping/green ordinance would take time to carefully discern the data and decided on the strictness of the ordinance. He 7 suggested that the Planning Commission continue efforts in November, adding that the City may find itself in a "catch 22" situation regarding older trees and the problems they can present. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Discussion ensued as to the origin of material presented for consideration and City Attorney Bamburg explained its origin and the intent of members in the Little Rock City Beautiful Committee regarding changes and the additions as outlined in the draft titled "Land Alteration Regulations." He related that Little Rock has made extensive efforts along with the City Attorney's Office, the Planning Commission and the City Beautiful Committee. He related efforts began mostly because of the less than desirable manner that West Little Rock was being developed to which their Planning Commission was unable to make certain requirements. He agreed that the Planning Commission would need to take its time and make careful recommendations to the City Council, adding that not all recommendations in the data would apply to the City of Jacksonville. Commissioner Hardwick observed that some regulations were of a more technical nature and stated that they might require clarification in a more practical manner. Discussion ensued and it was suggested that the Little Rock City Beautiful Committee be invited to the next regularly scheduled Planning Commission meeting. Mr. Bob Walker commented that when the Wal-Mart development was brought before the Planning Commission it became apparent that the body had no regulations for landscaping requirements. He stated that he envisions that the formation of a landscaping ordinance will take several meetings and careful consideration. It was suggested that a committee be formed of Alderman and Planning Commission members to bring considerations and proposals back at a later time with ordinance verbiage. At approximately 8:10 p.m. it was the general consensus of the Planning Commission to continue efforts through a sub-committee appointed by the Mayor to report back at the next regularly scheduled Planning Commission meeting. REQUEST TO APPROVE BUILDING PERMITS: NORTH POINT PLAZA DEVELOPMENT Mr. Jim Durham related that plans include using the existing 8 entrance from Madden Road as a proposed drive into the shopping development, adding that it is his understanding that the drive does not entirely meet with distance requirements from the intersection. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. City Engineer Reel related that the development meets with the minimum requirements regarding setbacks and that the proposed parking spaces will accommodate the square footage requirement excluding square footage being utilized for storage. In response to a question from Commissioner Piggee, Mr. Durham related that the development will have a primary use entrance off T.P. White Drive, close to Bond Engineering, with parking angled in a direction, which will encourage primary use of that drive. He then related while the site plan shows the existing driveway in relationship to the intersection he hopes to move that drive further from the intersection on Madden Road. He related that while the property line runs straight it creates a peculiar angle and layout of the property. He further related that the property does not have a curb on Madden Road, and that he would voluntarily construct a sidewalk if the City would put in a curb. Commissioner Hardwick questioned if there would be an objection to the existing drive stipulating no left turn off Madden into the property. He related concerns for northbound traffic and traffic concerns on Madden Road, which may be self-limiting in left hand turns into the development. Mr. Durham said that he would not be in objection to a sign requesting no left hand turn, but acknowledged that vehicular traffic may or may not follow sign instruction. City Engineer related a similar situation where the City placed a sign at the First Jacksonville Bank prohibiting turning into the property from First Street. Discussion ensued as to a more difficult angle of the drive from Madden Road and Mr. Durham explained that the drive is square in relationship to the property. He further explained that the development was located as far back as possible. He then related that the aesthetics of the building would feature a metal construction with complete brick and mansard surround, a copper painted material for the roof. In response to a question from Commissioner Hardwick, Mr. Durham 9 related that the entrance off T.P. White is the proposed main entrance to the development, which is approximately 307 feet from the intersection. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Commissioner Gray raised questions regarding changing the parking angle to straight in parking and making the entrances one way in and one way out. Mr. Durham reported that a number of situations were considered and other options are being considered for additional parking, adding that there is no room to push the building any further back. He related that the intention of design is to angle the parking so that there is more parking available from the entrance off T.P. White. Discussion ensued and it was related that repeat customers would become trained in parking intentions. In response to a question posed by Commissioner Gray, City Engineer Reel related that the number of required parking spaces based on total square footage of the building is forty-two, adding that the development is designed with thirty-one parking spaces based the available customer occupancy square footage. Mr. Durham related that the design can accommodate more parking spaces by the tree area while maintaining the proposed handicap parking. Commissioner Gray questioned the construction of the building and Mr. Durham related that the building would be constructed with nine feet brick or glass around the entire perimeter of the building and above the brick there would be five to six feet of dryvit material and mansard around the entire building. He then explained the cooper roof material. Discussion ensued as to the view of the rear of the building and dumpster placement in that area. Mr. Durham related other considerations regarding the aesthetics for the rear of the property and safety issues involving a rear retaining wall with a chain link or privacy fence. Commissioner Gray then questioned signage and Mr. Durham related that the only signage would be on the face of the building with signage restrictions for leasing occupants. 10 Mr. Green addressed the issue of sidewalks, relating that Municipal Code 17.44.020 outlines sidewalk considerations by the Planning Commission regarding commercial developments. He cited examples of Wal-Mart and other developments regarding sidewalk compliance. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Commissioner Gray moved, seconded by Commissioner Hardwick to approve the building permit and site plan of North Point Plaza development stipulating that the developer construct sidewalks and consider relocation of parking at an angle that would emphasize the T.P. White entrance. To acknowledge that petitioner is also asking for and the Planning Commission is willing to grant a waiver for the number of required parking spaces and addition of a no left turn sign off Madden Road. MOTION CARRIED. REQUEST TO APPROVE PLATS: FINAL PARKVIEW SUBDIVISION Mr. Tommy Bond representative for Parkview Subdivision related that the preliminary plat was approved by the Planning Commission last spring, adding that the pavement for roads is not complete and utilities are in but have not yet been accepted. He stated that he is asking for approval stipulating acceptance of utilities and completion of the street. In response to a question posed by Commissioner Hardwick, Mr. Bond related that there is a retention pond located at the end of Yellow Stone Drive between lots eight and nine. City Engineer Reel related that a letter from Wastewater has been received stating the acceptance of the sewer lines. He stated that the Water Department will be performing hydrostatic test, which could be completed before the next regularly scheduled Planning Commission meeting. He related that signatures would be held until all items are completed. In response to a question posed by Commissioner Hardwick, Mr. Bond related that lots 23, 24, 25, 26, and 27 have been filled, but do not have a letter of amendment as yet. Commissioner Gray suggested that separate plats be recorded showing only those lots with the F designation. Commissioner Gray moved, seconded by Commissioner Hardwick to approve the FINAL plat of Parkview Subdivision subject to final letters of approval from Water & Wastewater Department and the streets being approved by the City Engineer and discretion from developer to plat all lots that are currently not in the flood 11 plain as one plat and bring back to the Planning Commission for final approval the remaining lots in the flood plain as another plat. MOTION CARRIED. REQUEST/STREET OR ALLEY CLOSING: CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. GENERAL: AHOD considerations on Sycamore Street City Engineer Reel related that as plans were submitted he was able to view a video regarding construction of a modular home. He stated that they are very well built because of the method of construction in a controlled environment and heavy enforcement. He related that this type of construction meets every qualification of stick built housing. He stated that they are attractive homes, adding that because of the mode of transportation he was not sure how it would be viewed by the Planning Commission. He related that this particular structure would have 2 X 10 floor joist and sills, adding that it would be the same as you would expect to see with stick built construction. He related that the only difference is a much shorter time of construction at the site. He stated that once it is completed the appearance is the same as stick built homes in the same neighborhood. He related an instance where there is a modular home on his street and saying that if you did not know it was a modular constructed home you would never be able to see the difference. He then stated that modular homes are constructed on a slab or pier and beam the same as stick built homes. Chairman Perry related that the insurance business has adopted insuring these homes the same as regular stick built homes instead of mobile home policies because of the manner of construction. City Engineer Reel requested clarification for procedure. Discussion ensued as to construction and location of Sycamore Street. Further discussion ensued as to the intent of the AHOD Ordinance granting the Planning Commission authority to designate those areas. City Engineer Reel requested information regarding permission for placement of the home. City Attorney Bamburg clarified that the Commission needs to make the designation of that lot as an AHOD area, adding that it may also qualify for the owner for financing available through the office of OECD. 12 City Engineer Reel highlighted some of the construction methods, adding that he himself would have no problem living in a modular home commending how well they are constructed. Alderman Ray and Fletcher entered a discussion regarding estimated cost of homes with regard to square footage and fairness of competition for the builders of standard stick built homes. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. City Engineer Reel related that the particular area in question has older homes and that the addition of a modular home will make it one of the largest homes in the area. Chairman Perry clarified that the designation of an AHOD district by the Planning Commission allows them to monitor AHOD construction in the City. He then pointed out that part of the criteria is that an area must not have shown growth in at least fifteen years. Discussion ensued and City Attorney Bamburg clarified that districts can be of any size, adding that the AHOD Ordinance will verify the need for a public hearing. He suggested the Commission could set a public hearing for November if the Ordinance requires and the petitioner submits a request and pays the appropriate fee. Commissioner Hardwick moved, seconded by Commissioner Piggee to designated Sycamore Street as an AHOD district unless a public hearing is required which will be scheduled for the next regularly scheduled November meeting. MOTION CARRIED. DEVIATION IN AGENDA: Mr. Bond related concerns regarding the development of an area known as Bridge Creek Farms, which consists of 80 acres divided into 13 lots. He stated that it was thought to be in the Pulaski County North Little Rock planning jurisdiction, however with further thought he believes it should be in the Jacksonville planning jurisdiction because of annexation of the Little Rock Air Base. He related that the subdivision is located 1.99 miles from the Air Base boundary, which is now the City of Jacksonville city limit. He then said that the subdivision is located 3.79 miles before North Little Rock jurisdiction begins. City Engineer Reel offered to contact Mary Beth Crawley in North Little Rock to inform them that the area is considered the City of Jacksonville planning jurisdiction and relating appreciation if other items of this nature be forwarded to Jacksonville. Alderman Elliott concurred that the issue needs to be addressed 13 citing earlier territory concerns with North Little Rock. Chairman Perry suggested that similar notification be made available to Pulaski County. CITY OF JACKSONVILLE, ARKANSAS REGULAR PLANNING COMMISSION MEETING OCTOBER 11, 1999 7:00 P.M. - 9:00 P.M. Commissioner Gray related that the AICUZ Ordinance reasserted Jacksonville boundaries and a review of overlapping areas may need to be considered. He suggested notification of the results and responsibility be made available to those involved. City Engineer Reel related that he is willing to accept North Little Rock's assessment of the subdivision. Mr. Bond stated that with approval there were two conditions one of which was to build the street and construct a turn around every nine-hundred feet, which is also the maximum length they carry for a culdesac. It was the general consensus of the Planning Commission to investigate these concerns. ANNOUNCEMENTS: ADJOURNMENT: Commissioner Piggee moved, seconded by Commissioner Nabors to adjourn the meeting at approximately 9:00 p.m. Respectfully, Susan L. Davitt Planning Commission Secretary CITY CLERK-TREASURER 14