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HomeMy WebLinkAboutPlanning and Zoning Commission-Minutes-4/24/2000 Planning & Zoning Commission Minutes - April 24, 2000 Page 1 of 12 The regular meeting of the Planning and Zoning Commission was called to order by Chairman Hart at 7:00 P.M. on April 24, 2000. Roll Call: Present: Rob Rutherford, Luann Edwards, Mike Collins, Jim Fletcher, Bryan Hill, Tom Hart William Tyler Barry LeBaron, Clayton Husband, Tom Niederauer, Jan Levy Absent: Staff: Invocation: Commissioner Rutherford Approval of Minutes: March 27, 2000 Commissioner Edwards moved to approve the minutes of March 27th meeting submitted. Commissioner Rutherford seconded the motion. The vote being: Ayes: Rutherford, Edwards, Fletcher, Hill, Hart, Noes: None Abstentions: Collins 1. A Final Plat for 2R, 7, 8, and 9, Block 2, Heritage High School Addition requested by W. Douglas Jennings on 2.4779 acres located on the south side of Gateway Drive in the 4100 block. Case P-00-017 Bryan Hill stepped down from the Commission and left the chambers due to a possible conflict of interest. Tom Niederauer presented the case to the Commission. Commissioner Edwards asked if the 25' front yard set backs within the cul-de-sac would reduce the ability to meet the landscaping requirements. Staff responded that parking could be moved to the rear of the buildings and the landscaping requirements could be met. Commissioner Rutherford moved to approve the final plat with the requested 25' front yard setback on the lots within the cul-de-sac. Commissioner Collins seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hart Noes: None Commissioner Hill rejoined the Commission. 2. A Combination Plat for Harden on Montclair Addition requested by Ernest Hedgcoth for Tommy E. Harden on 1.0124 acres located at 5413 Montclair Drive. Case P-00-028 Planning & Zoning Commission Minutes - April 24, 2000 Page 2 of 12 Tom Niederauer presented the case to the Commission. Commissioner Edwards inquired if this was a parcel of property carved out of a larger parcel. Staff responded that the adjoining parcels are in separate ownership. Commissioner Fletcher moved to approve the combination plat subject to the right-ot-way dimension and a new 40' setback being established prior to filing the plat. Commissioner Hill seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None 3. A Combination Plat for Lot 3, Block 1, Heritage High School Addition requested by Doug Henderson for P & K Japanese Restaurant on 2.138 acres located at the northwest corner of Gateway Drive and S. H. 121. Case P-00-029 Tom Niederauer presented the case to the Commission. Following discussion, Commissioner Collins moved to approve the combination plat subject to the provision that appropriate drawings are submitted tor an off-site easement. Commissioner Rutherford seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None 4. A Final Plat for Tanglewood requested by James Koch for Mark Gottfredson Land Development LLC on 25.955 acres located on the north side of John McCain Road, west of Pebble Hill Plantation Estates. Case P-00-024 Clayton Husband presented the case to the Commission. Discussion ensued regarding the DRC comments. Mr. Husband said that the developer has responded to the comments. Chairman Hart moved to approve the tinal plat. Commissioner Fletcher seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None 5. PUBLIC HEARING - A Zoning Change requested by Steve Free, from R40 to PUD-R on 11.286 acres located on the north side of the 800 W. block of Lavaca Trail - Lavaca Trails. Case Z-00-025 Clayton Husband presented the case to the Commission. He said that the applicant has requested that the case be tabled to allow them more time to deal with issues and concerns by the DRC. Mr. Husband said that staff recommended the public hearing be held since it was advertised and notification was sent, then table the case. Chairman Hart opened the public hearing. Those present wishing to speak were: Planning & Zoning Commission Minutes - April 24, 2000 Page 3 of 12 Steve Martin, 813 W. Lavaca Trail, stated that he is opposed to the zoning change because it does not conform to the surrounding uses. He said that everyone in the area has large estate lots and increased traffic is not desirable. Mr. Martin talked about the drainage problems associated with the property and how when it rains, the water goes over the street onto his property. Bob Monks, 901 W. LaVaca Trail, said that he is opposed as the proposed addition is not cohesive with the current residences on LaVaca Trail. He said that 25 lots are too many and there are already drainage problems with the property. He said that a dead end street is great for raising his children Nan Martin, 813 W. LaVaca Trail, opposed due to the fact that there are rural estates on LaVaca Trail with only 12 houses on the street and there is nothing comparable with the density the developer is proposing. She said that the neighborhood is what Colleyville used to be rather than higher density subdivisions that are common now and the residents would like it to remain that way. She said that a petition in opposition that has been circulated and signed by 10 out of the 12 families on LaVaca Trail and it will be presented to the Planning and Zoning office. Stephanie Giacomini, 805 W. LaVaca Trail, said that her house is in construction and she is opposed. She said that she has owned the property and is now building on it. Ms. Giacomini said that she has had several offers from people wanting to buy her home, but would not sell because she wants to live in a rural area. She said that this is one of the few spots in Fort Worth and it's suburbs that are country within the city. She said that the road with the pot holes makes up the character of the neighborhood. Tammy Nordling, 715 W. LaVaca Trail, spoke in opposition and said that she agrees with Steve Martin and her neighbors and does not want additional traffic. Chairman Hart asked if the applicant was present. He was not. Commissioner Edwards said that the development is not compatible with the neighborhood and there are no mitigating circumstances to prevent the developer from meeting all of the PUD-R requirements. She said that she agrees with the residents and a PUD is not compatible with the kind of neighborhood that is already there. Commissioner Hill said that he would echo those comments. Commissioner Rutherford said that he is concerned about the lack of open space. He said that there is no reason for the developer to not meet the requirements. Chairman Hart said that the Commission has valid concerns and the development is not compatible with what surrounds it. Commissioner Rutherford moved to table the rezoning case. Commissioner Edwards seconded the motion. Planning & Zoning Commission Minutes - April 24, 2000 Page 4 of 12 Commissioner Edwards questioned the need to table the case. Commissioner Fletcher said that he agreed and felt that the request was inappropriate for the area, and even if the developer brought in another PUD, it would not be compatible with the surrounding properties. Commissioner Edwards said that she is a little reluctant to take action without ever having talked to the developer, so she would let her second to the motion stand. Commissioner Rutherford said that it is difficult to vote against his own motion, but the point is well taken. Commissioner Collins asked staff what the applicant's recourse would be if the case were denied. Staff said that he could request an appeal hearing by the City Council. Staff said that if City Council denied the rezoning request on a straight zoning case, the applicant would not be allowed to re-fiIe the case for one year for the same zoning category. Mr. LeBaron, said that it becomes more difficult with a PUD-R, because the Commission would have to determine if the PUD is significantly different in order for the request to be heard again within the one year period. If the applicant complied with everything the Commission is wanting and the request was changed to be a specialized, customized zoning, it would be unfair to the applicant to not be heard. Mr. LeBaron said that he believed the reason the applicant is not present is because he heard the DRC concerns which have been reflected by the Commission and did not have enough time to reanalyze and redesign the subdivision to submit something somewhat different. He said that he would be uncomfortable for the Commission to deny the case. Chairman Hart said that the applicant was aware that this was a public hearing tonight and he needed to hear the concerns of the citizens in the area. The vote being: Ayes: Edwards, Collins, Noes: Rutherford, Fletcher, Hill, Hart Commissioner Fletcher said that the applicant has called all of the citizens in the neighborhood together for the public hearing tonight and he should have given the Commission and the citizens the courtesy of hearing their input. Commissioner Hill said that he agreed. Commissioner Fletcher moved to deny the zoning change request. Commissioner Rutherford seconded the Rutherford seconded the motion. Commissioner Hill said that if the applicant presents another request for a PUD, it would need to be drastically different from the original request in order for the Commission to reconsider it. Commissioner Edwards asked staff if the case was denied and the applicant resubmitted another request, would he have to pay the fees again? Staff responded that the applicant would have to re-pay the application fee of $500. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None Planning & Zoning Commission Minutes - April 24, 2000 Page 5 of 12 6. PUBLIC HEARING - A Zoning Change requested by Larry Cole, from PUD-R & R40 to R20 on 48,831 s.f. located on the north side of Van Oaks Drive - Remington Park, Phase 3A. Case Z-00-026 Clayton Husband presented the case to the Commission. Discussion ensued about the connection of Van Oaks Drive and the need for a cul-de-sac and other options for turnarounds and access, and the need to consider these issues at the time of zoning. Chairman Hart opened the public hearing. Those present wishing to speak were: Larry Cole, 6420 Remington Parkway, representing the case. He spoke about the benefits of a standard access with an emergency gate to the City rather than no additional access to Van Oaks Drive. He said that Remington Park has enough exits to satisfy any emergencies, but the citizens on Van Oaks would benefit in an emergency. Discussion ensued about the current street access to the last residential lots on Van Oaks and options to access the lots. He said that it would be cost prohibitive to construct a cul-de-sac for one lot since there is very little traffic on the street. Mike Richart, 308 W. Van Oaks, owner, said that no one on Van Oaks want the street to be a through street. He said that the developer is offering a compromise. He said that there are very few lots on the street with very little traffic and if anyone goes to the end of the street, they use his driveway to turn around. He said that there has never been a problem with that situation. There being no one else present wishing to speak, the public hearing was closed. Commissioner Rutherford moved to recommend approval of the zoning change request. Commissioner Collins seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None 7. PUBLIC HEARING - A Zoning Change requested by Burk Collins, from CC3, PUD-C, CN & R20 to PUD-C (planned unit development-commercial) with a SUP for alcoholic beverage sales on 15.856 acres located between Cheek Sparger Rd., Felps Drive, Acuff Lane & Colleyville Blvd. - Colleyville Commons. Case Z-00-027 Clayton Husband presented the case to the Commission. Chairman Hart opened the public hearing. Burk Collins, applicant, was present to represent the case. He said that he has a grocery anchor store and a retail shopping center in the front portion of the property and office/showrooms on the property along Felps Drive. He said that Wal-Mart is proposing to construct a grocery store that is not a super center nor is a regular Wal-Mart store, but one of their new concept stores. Mr. Collins said that it was their original plan to only develop the retail and grocery anchor store, but due to the layout of streets around the larger parcel, the parcels behind the shopping center would Planning & Zoning Commission Minutes - April 24, 2000 Page 6 of 12 become land-locked. He said that the office/showroom concept was the answer to that problem and they realize that the City will require a higher design standard. He said that he, the City Manager, and Mike Soab went to two homeowners associations in the area to receive their input and incorporated comments into the design. He said that he thought they were doing what was right and are open for suggestions and believes that the project is better than what is there now and will generate tax revenues for the City. Neil Strassman, 134 Felps Court, said that he is in favor of economic development along Colleyville Blvd., but wants to see quality development, not more lube, oil change shops or self storage facilities. He said that the proposed development goes too deeply into the quiet residential community and it should be scaled back to a more appropriate distance from the boulevard. He said that a Whole Foods Market or an upscale H.E.B. Market would be more desirable than Wal-Mart. He said that he imagines Wal-Mart is hoping to undercut prices of the three major grocery stores within a mile of the site. Mr. Strassman said that this community is not interested in bargain basement groceries and it is safe to say that the community is seeking high quality foods, and let the markets that are there now compete among themselves to offer citizens the best items. He said that there is currently significant empty retail space on the boulevard between Precinct Line Road and Glade Road, with a large former furniture store at Mayfair Village being empty for two years. He sited other empty retail spaces. . He said that we are possibly overbuilding small retail stores in the community. Mr. Strassman said that he wants wise decisions being made for development along the boulevard with classy stuff not garbage and is opposed to windfalls for the developers that will not serve the community and that is what this proposal appears to be. He said that a 15 acre development is too large and will lead to more traffic in the neighborhood with large delivery trucks, storm water runoff from oily parking lots, the problems associated with mixing alcohol sales and traffic. He said that he lives about 214' away from the project and was not given notice and the proper thing was not done by not contacting people who live closest to the area. Mr. Strassman said that office/showrooms sound like a weak proposal and with all of the vacant retail already in the are, they could remain vacant. Fred Skoog, 127 Cheek Sparger Road, said that he has a number of concerns and there is water in the pond that will be paved over. He said that there are many trees in the area the could be bull dozed flat and the trees along the south side of the property are the only buffer. He said that he has concerns about the road transitions in the area to allow big trucks to enter the loading docks. He said that he is concerned about light pollution with the use of security lights, alcoholic beverages sales, economic hardships for residential lots to the south, added traffic, and the amount of limited information being supplied by the developer. He said that the common driveway he shares with his neighbor is used to prevent having to back out onto Cheek Sparger Road and is often times used by the public and is concerned that it could be used by trucks missing the turnoff into the project. He said that he is concerned for the safety of his grandchildren. Rich Ulery, 123 Cheek Sparger, said that he moved into the area a year ago and would not have moved his family with little children to the area if he had known that a project like this could be developed. Planning & Zoning Commission Minutes - April 24, 2000 Page 7 of 12 Barry Whitmire, 3805 Oak Briar Lane, said that he is opposed to office/showrooms that translate to office/warehouse that could be small businesses like lawn mowing companies, carpet cleaning, etc. with a handful of service vehicles and labor type help hanging around the building. Del Bartlet, 3805 Felps Court, said that he was attacked by a gang three years ago at the intersection and is violently opposed to the development. He said that the developers do not live in the area nor did they talk to the people who live closest to the development. Curtis McKeown, 4105 Felps Drive, and has been in the wholesale grocery business since 1950. He said that if for no other reason to be against the development, Wal-Mark closed down 860 independent grocery stores in the state if Texas by undercutting their prices. He said that exiting Felps onto Cheek Sparger or Acuff onto Colleyville Blvd. in the morning is almost an impossibility. He said that he is also concerned about drainage problems. Brian Dunn, 3809 Felps Court, said that he is opposed because it is currently a quiet area and at night they can hear the Tarantula train and that atmosphere will be disturbed. He said that he is opposed to truck access off Cheek Sparger and alcoholic beverage sales. He said that rezoning signs are difficult to find and he has concerns about declining property values. Olivia Locker, 116 Cheek Sparger, spoke in favor. She said that in the last 10 years, she has had three offers and Burk Collins has put more effort into the plans and has a good plan for Colleyville. Peggy Dennie, 200 Cheek Sparger, spoke in favor. She said that people opposed to alcoholic beverage sales probably drive down the road farther to the other grocery stores to purchase beer and wine. She said that there are 15 acres that have promise of clean businesses being established and she has put up with the filth of other area business and has cleaned up after them. She said that Mr. Collins wants to develop the property correctly and do away with the water problems and clean up the area. Mrs. Dennie said that there are currently snakes including water moccasins and copperheads in the area and she appreciates Mr. Collins efforts to clean up the area and do what is right for Colleyville. Susie Dunn, 3805 Felps Court, said that she has concerns about alcoholic beverage sales so close to Cheek Sparger which is a small dangerous road. She said she has concerns about truck access, office/showroom lighting onto neighborhood properties and lack of fac;ade details for the buildings facing onto Felps Drive. Virginia Garrett, 128 Cheek Sparger Road, said that there has been meanness in the vicinity for the 32 years they have lived there. She said that the talk of widening Cheek Sparger has prevented the sale of her property and this is her opportunity to sell her 1 % acres. She said that she is a widow and maintaining the property is a burden and she would like to sell. Wanda Knight, 3917 Felps Court, said that she is concerned with the possibility of obtrusive lights and increased traffic. She said that Colleyville is growing much too fast as there are already 3 Planning & Zoning Commission Minutes - April 24, 2000 Page 8 of 12 grocery stores in the area. She said that she would like to see a green belt, and a noise barrier to be included in the project. Jim French, said that he has the commercial development to the north and the City made him comply with all of the PUD requirements and he had to describe all aspects of his development. He said that he is challenging the Commission to ask the developer to present their project on paper. Steven Cox, 309 Cheek Sparger, said that there have been 7 accidents in front of his house since he moved recently into the area and there would have been more if Cheek Sparger weren't closed for construction. He said that he is in favor of the enhancements associated with the project, however bringing the project to Felps and Wal-Mart is not what the area residents want. Joe Massimo, 215 Cheek Sparger, where his daughter and her two small children live. He said that Cheek Sparger is very dangerous and the development should be kept on Colleyville Blvd. He said that he is concerned about the negative effect the project and additional traffic will have of people's lives in the area. Vonnie Patterson, 313 Cheek Sparger, said that he is concerned about the hazards of Cheek Sparger. He said that it is a dumping ground and he has to pick up beer and coke bottles every day. He stated concerns that someone will get killed someday in the culvert. Mr. Patterson said that he is in favor of developing the front part of the project along Colleyville Blvd., but not back to Felps Drive. Joe Moore, 133 Acuff, said that he is a part of the buy-out, but he is speaking as a municipal employee. He said that 13 years ago he looked at the Future Land Use Map when he purchased his house and the property was commercial. He told the Commission that they have the same blue print to follow and this is an area of town that needs to be cleaned up. Mr. Moore said that through regulations and the permitting process, traffic, drainage, and lighting can be correctly installed and the area will be developed and it is better to look at the overall project rather than piece-meal the area's development. He said that emotions are high, but the Commissioners should weigh the emotions with their responsibility to move the city forward. Trent Podsednick, 125 Felps Ct., stated concerns about the traffic flow and said the entrance to his subdivision is within 200'. He said that the curve in Cheek Sparger is dangerous and even with a traffic light, cars would not be able to stop in time. He said that the project reaches too far back into the residential area. Rob McKowen, 4013 Felps, stated he has concerns about water runoff and increased traffic. Everret Greer, 4001 Felps Drive, said that he wants a sound barrier and is only in favor of a 6' high brick wall along the west side of Felps Drive and wants no exit onto Felps Drive. He said that he is opposed to the project. Planning & Zoning Commission Minutes - April 24, 2000 Page 9 of 12 Sam Ogden, 606 Green Meadow N., stated concerns about the need for quality development in the area and wants to ensure that Colleyville standards are met. He expressed concerns about additional traffic. Paul Dennie, 200 Cheek Sparger, said that he never drank in his life nor does he promote alcoholic beverage sales. He said that others were not opposed when the other grocery stores started selling alcoholic beverages. He said that the drainage problems are not Burk Collins' problems, they are the City's problems, yet Mr. Collins will correct them, and the City needs to address all traffic problems. He said that the development will enhance the city. He said that he has driven in this area since 1965 and has driven without problems, so maybe the reports are blown out of proportion. He supports the project. Del Bartlet said that the only people who spoke in support of the project are those who are selling their property and are going to make money off of it. He said that the ones left behind will be the ones to suffer. There being no one else present wishing to speak, Chairman Hart closed the public hearing. Burk Collins came forward to address the public comments. He apologized for having missed so many people for advance notice of the project. He said that he was given the Homeowners Associations names and held a meeting with 60 people at the Colleyville Community Center. He said in response to the alcoholic beverage and crime issue that he lived in Bedford before moving to Colleyville and was violently attacked in his home and there was no alcohol sold around his house. He said that when he moved to Colleyville he could go to Northeast Mall in 15 minutes, and now it takes him 20 minutes to get from his house on John McCain to Colleyville Blvd. He said that he doesn't complain about it because traffic is a product of the world we live in. He said that the service station on the corner of Cheek Sparger and Colleyville Blvd. is putting in a convenience store that will sell alcoholic beverage and those sales will take place whether or not he does this project. Commissioner Edwards raised questions regarding the office design and wanted examples of CC- 1 building designs. She raised questions about traffic signals, wetlands problems, hours of operation, and the Chevron. Mr. Collins said that he plans on building higher end buildings for people with computer type or architectural type businesses. He said that he initially did not want the back portion of the property, but when you look at the street layouts, nobody would every build a house on Felps Drive. Mr. Collins said that heavy landscaping would be used to buffer the residential properties. Mr. Collins said that the city sets the standards to deal with the wetlands problem and they will meet the requirements. He said that the Wal-Mart is a 24 hour operation and the Chevron station is not part of his project, but he understands that they will be selling alcoholic beverages. Commissioner Fletcher had questions about potential tenants. He said that there are already too many oil change shops and wondered if Mr. Collins is proposing any of them for his project. Mr. Collins said that economics would not allow that use with $18 to $20 rent space. The tenants that Planning & Zoning Commission Minutes - April 24, 2000 Page 10 of 12 would be more in line are Hollywood Video or Hallmark or higher end retail uses. Commissioner Fletcher said that the mixed residential with commercial uses seem to be a problem with the residents. He asked Mr. Collins if he world be opposed to increased setbacks along Felps Drive. Mr. Collins responded that the architect would have to look at the project, but he thought they had a good buffer with a lot of trees and berms in the area and he plans to heavily landscape the area. Commissioner Fletcher encouraged an additional buffer along Cheek Sparger so that in the future there is an option to have the space available. Mr. Collins said that he was told by staff that he would have to provide an additional 10' wide bike trail in the area and a buffer with a bike trail could possibly cut down on the size of available area to develop may hurt the cost of development. Commissioner Hill said that many of the people who spoke tonight were not included in the design phase of the project. He encouraged Mr. Collins to meet with the neighbors and table the case until after that meeting took place. Commissioner Rutherford had questions about the obtrusive lights associated with the project. Mr. Collins said that grocery stores react to the public's demands and provide lights for when women shop at night in order to feel safe. He said that he has visited other Wal-Mart grocery stores and they are quality business that sells cheaper and he believes that the public would like that. He said that the office/showroom buildings would have small lights that do not shine into the neighbors properties. Commissioner Edwards asked Mr. Collins if he intended the SUP for alcoholic beverage sales to be for the entire project or just the grocery store. Mr. Collins said that he would only want the SUP on the retail uses. Commissioner Collins questioned who were the Homeowner Associations that Mr. Collins met with. Bill Stimmels, Burk Collins Development, responded that he held two meeting in early March with Woodbriar Homeowners Association and Bridlewood Homeowners Association and they were not aware that there were numerous other groups to include. They met with the large groups and are not trying to hide anything, as it is sometimes impossible to contact every homeowner in the area, so they went with the large groups. Commissioner Fletcher asked questions about where Cheek Sparger narrows from a 4 lane road to a 2 lane road. He said that the trucks servicing the project will be entering off a narrow road where there are bar ditches along the south of the road. He said that it is a serious concern to him and asked if Mr. Collins has ideas in restricting their entrance to the Colleyville Blvd. side or improving the entrances. Mr. Collins said that the City staff would advise him of what improvements he needs to make. Commissioner Edwards asked Mike Soab, Economic Development Manager, if he had demographics to support another grocery store in Colleyville. Mr. Soab responded that Wal-Mart answers that question by wanting to be there and they are the experts in finding locations to build on. Mr. Soab said he asked Mr. Collins to meet with the area residents in order to prevent similar Planning & Zoning Commission Minutes - April 24, 2000 Page 11 of 12 problems Wal-Mart has encountered building in other communities. He said that he developed volumes of names and apologized to the developer and to the residents who were not notified stating that the list was not extensive enough. Mr. Soab said that grocery stores can generate from $300 to $800 per square foot in tax revenues and this is a fairly small store for a neighborhood project. He said that this is a very difficult site to develop because of having 14 to 16 different property owners and the wetlands problem and he commends anyone trying to develop the site. Discussion ensued about the conditions of Cheek Sparger Road. Commissioner Fletcher suggested that the developer break down the project into two zoning cases with two different development standards. Commissioner Collins moved to table the case. Commissioner Fletcher seconded the motion. The vote being: Ayes: Rutherford, Edwards, Collins, Fletcher, Hill, Hart Noes: None The Commission encouraged the developer to meet with the citizens in order to discuss solutions to any problems prior to the next meeting. Chairman Hart said that he would be inclined to reopen the public hearing at the next meeting. 8. TABLED ITEM - An amendment to the Zoning Ordinance regarding the requirements for accessory buildings on residential lots. Case Z-00-023 This item was not removed from the table for discussion. 9. Citizens' comments: Donna Rightenour requested a definition of an accessory building. 10. Staff comments, reports and discussion items: There were none. 11. Commissioners' comments and reports: There were none. ADJOURNMENT: Commissioner Rutherford moved to adjourn the meeting at 9:45 p.m. Commissioner Fletcher seconded the motion. The motion passed by acclamation. Planning & Zoning Commission Minutes - April 24, 2000 Page 12 of 12 Respectfully Submitted, Approved on: ~.5/off/O()~ ~-~ NOTE: As a matter of public record, an audio recording of the above Planning and Zoning Commission meeting is available upon request.