Planning and Zoning Commission Minutes - 12/20/2000MINUTES
PLANNING & ZONING COMMISSION
December 20, 2000
PRESENT:
David Rhone, Chairman • Members
Cliff Berg •
Bruce Harris •
Lin Purtle•
Rusty Sons •
Ken Birck •
J. C. Bradberry •
David A. Clark, Director of Community Development • Staff
Steve Seese, City Planning Administrator •
Paul Stillson, Planner 11 •
ABSENT:
Lou Ann Phillips • Members
Danny Richardson •
Randy Wachsman •
Greg Wright •
I. CALL TO ORDER
The meeting was called to order by Chairman Rhone at 2:00 p.m.,
11. PUBLIC COMMENTS
No one from the audience wished to address the Commission.
Chairman Rhone introduced the three new Commission members sifting in the
audience: Mr. L. O. Nelson, Mr. Bill Rowland, and Ms. Susan Reeves.
111. APPROVAL OF MINUTES
Mr. Sons made a motion to approve the November 8, 2000 minutes as submitted. Mr.
Berg seconded the motion. The minutes were passed with a unanimous vote in favor.
PLANNING & ZONING COMMISSI(
DECEMBER 20, 2000 * PAGE 1
IV. CONSENT AGENDA
Public Hearing on Preliminary Plats
The Planning & Zoning Commission recommended approval of the following plat(s)
subject to the Standard Conditions of Approval for Preliminary Plats and any specific
conditions listed below:
Standard Conditions of Approval for Preliminary Plats
• Provide utility and drainage easements as required by utility companies and the
Director of Public Works.
• Submit water and sewer to the Utilities Engineer; water plans to the Fire Marshall
and street, sidewalk and drainage plans to the Director of Public Works.
Drainage plans must be complete enough to include impact on surrounding
property and include detention facilities as required by Director of Public Works.
• Coordinate street lighting plan and provide utility easements as required by the
Director of Traffic and Transportation.
Submit two (2) copies of corrected preliminary plat to Planning Division beforz
final platting.
Note: Approval of a plat does not imply development of property in violation of
the Zoning Ordinance.
Recommend approval subject to standard conditions and any specific conditions list-O"
below: I
1. Cimarron Subdivision, Lots 2A & 3A, Block 4 (Dec.'00)
a. Lots are served by water and sewer, ((PUBLIC WORKS)
b. Comply with storm water detention ordinance. (PUBLIC WORKS)
C. Comply with curb and gutter ordinance. (PUBLIC WORKS)
Public Hearing on Final Plats
The Planning & Zoning commission recommended approval of the following plats
subject to the Standard Conditions of Approval for Final Plats and Replats and any
specific conditions listed below:
Recommend approval subject to standard conditions and any specific conditions list-?-9
below: I
• Provide utility easements as required by utility companies and Director of Public
Utilities and drainage easements as required by Director of Public Works.
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 # PAGE 2
• Submit water and sewer plans to Utilities Engineer; water plans to the it
Marshall; and street, sidewalk and drainage plans to the Director of Public
Works. Drainage plans must be complete enough to include impact on
surrounding property and include detention facilities as required by Director of
Public Works.
• Coordinate street fighting plan with Director of Traffic and Transportation, if
underground electric utilities are to be provided.
Note: Approval of a plat does not imply development of property in violation of
the Zoning Ordinance.
1. Airport Addition, Lot I B, 2B & 3A (Dec. '00)
a. Provide utility slips.
b. Lots are served by water and sewer. (PUBLIC WORKS)
C. Comply with storm water detention ordinance. (PUBLIC WORKS)
2. Belair Subdivision, Lot 1A, 2A, 3A, 313 & 3C, Block 12 (Dec. '00)
a. Lots are served by water. (PUBLIC WORKS)
b. Lots 2-A, 3-A, 3-13, and 3-C are served by sewer. (PUBLIC WORKS)
C. Extend sewer to serve Lot 1- . (PUBLIC WORKS)
3. Cimarron Subdivision Lot 2A, Block 4 (Dec. '00)
a. Remove references to city limits. Entire area is now within the city.
b. Provide utility slips.
C. Lot is served by water and sewer, (PUBLIC WORKS)
d. Meet storm water detention ordinance. (PUBLIC WORKS)
e. Comply with curb and gutter requirements. (PUBLIC WORKS)
4. Holliday Gardens Subdivision (Dec. '00)
a. Provide utility slips.
b. Lot is served by water and sewer. (PUBLIC WORKS)
c Comply with storm water detention ordinance. (PUBLIC WORKS)
d. Existing storm sewer on property must comply with current storm water design
criteria. (PUBLIC WORKS)
5. Parkway Addition, Lot 3D (Dec. '00)
a. Label unplatted part of Lot 4, "unplafted" and show owners name.
b. Provide utility slips.
C. Redraw east side of flood way. Current drawing does not match flood maps.
d. Lot is served by water and sewer. (PUBLIC WORKS)
e. Comply with storm water detention ordinance. (PUBLIC WORKS)
f. Existing drainage channel must comply with current stormwater design criteria.
(PUBLIC WORKS)
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 * PAGE 3
6. South Park Addition, Lot 1A, Block 8 (Dec.'00)
a. Abandonment of easements in Walker Ave. and Virginia Ave. will require it
Council approval. Record ordinance number on plat. Abandonment procedure
shall be subject to established city procedures. The easement cannot be "herein
vacated" unless equal easements are being dedicated.
b. Provide utility slips.
C. Label TXU easement on the north side of Walker Street. (TXU)
d. Lot is served by sewer and water., (PUBLIC WORKS)
e. Comply with storm water detention ordinance. (PUBLIC WORKS)
f. Meet curb and gutter requirements on Kentucky. (PUBLIC WORKS)
Mr. Harris made a motion to approve the consent agenda. Mr. Berg seconded. The
consent agenda was approved with a unanimous vote in favor.
V. REGULAR AGENDA
1. Final Plat
Public Hearing and Approval of Sikes Trail, First Section, Block 1, Lots 1-5
and Block 2, Lots 1-5.
a. Use a number to identify lots now labeled "open space." Show building limit lines.
All lots must meet minimum lot sizes. Combine small open space lots with
adjacent lots.
b. Remove Open Space designation from lots.
C. Provide a street plan showing the alignment of East Shepherds Glen and Lake
Park Road at the north end of this subdivision. Such alignment shall be subject to
City approval. This was a condition of approval for the preliminary plat.
d. Easement of 7.5' required along south lines of Lots 2-5, Block 1, parallel to the
Holliday Creek right-of-way lines.
e. Extend water and sewer to serve all lots. (PUBLIC WORKS)
f. Comply with storm water detention ordinance. (PUBLIC WORKS)
g. Improve drainage easement in accordance with current storm water design criteria.
(PUBLIC WORKS)
h. Construct interior street in accordance with City standards. (PUBLIC WORKS)
1. Show open space as lots. (PUBLIC WORKS)
j. Extend drainage easement across "open space" lot on north side of South
Shepherds Glen. (PUBLIC WORKS)
Mr. Seese stated that staffs primary concern is emergency access. The developer has
been notified of the proposed changes and has indicated there would not be a problem
with compliance. The changes are k) provide a paved access to the Holliday Creek
Trail for emergency vehicle access; and 1) provide a vehicle turnaround. Mr. Clark
cautioned the Commission on future preliminary plats to check for emergency accesses
towards the entrance of the subdivision.
A motion was made by Mr. Sons to add k) and 1) to the conditions of this plat. Mr. Sons
seconded the motion. The plat was passed with a unanimous vote in favor.
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE
2. Recommendation Concerning a Waiver of a Part of the Buffering Fence
Along the North Line of the Wilson House
4015 Lake Park Drive
Mr. See se stated that the owners of the property to the north of the Church facility are
requesting this waiver of the fencing requirement for aesthetic reasons. The portion of
the property being discussed is the southwest half of the southern boundary line
between properties, approximately 180 feet.
Mr. Berg made a motion to recommend approval of this waiver request to eliminate part
of the buffering fence to City Council. Mr. Sons seconded the motion.
Mr. Mike Koen, architect, stated he was available to answer questioning from the
Commission. He stated a fence would block the greenbelt. Chairman Rhone stated
that both the applicant and the Church are in favor of eliminating the fence on that
portion of the property. When asked if the fence might be a driving hazard, Mr. Koen
responded that it would be tapered down to a height of four feet to not interfer with
egressing onto Lake Park Drive.
Mr. Berg asked if the Church were to do more construction on the property, would they
be required to come to this Commission. Mr. Seese replied that changes to the site
would require conditional use approval by P&Z and site plan approval by staff.
The Commission voted unanimously in favor of recommending approval of this waiver
to City Council.
3. Rezone from Single Family to Multifamily
10 Acres out of the J. R. McDowell Survey, A-194
Case R 00-18
Applicant ......... ................... ................ SumTex Partners, Inc.
Requested Action ........................ Rezone from Single Family to Multifamily
Property .......................................... Approximately 10 acres out of the J. R. McDowell
Survey, Abstract 194
Location ......................................... The property is located 500 feet east of the southeast
corner of Rathgeber Road and Crestview Memorial
Road, on the south side of the street.
Existing Land Use ........................ Vacant, zoned SF-1 & SF-2
Surrounding Land Uses & Zoning N- Vacant, GC
E: Vacant, SF-1 & SF-2
S: Vacant, Outside City Limits
W: Vacant, MFR
PLANNING & ZONING COMMISSION
DECEMBER 20,2000 • PAGES
Analysis:
The subject property is located about 500 feet east of the southeast corner of
Rathgeber and Crestview Memorial Road. The property extends from the south side of
Rathgeber Road to the city limits. This 10-acre tract is adjacent to the planned
Parkstone retirement complex to the west. The retirement property was recently
rezoned to Multifamily.
a. Changed conditions: Staff analyzed the rezoning to identify conditions that have
changed in the district or may have changed outside the district that directly or
indirectly affect land use adjacency. The recent rezoning of the tract to the west to
Multifamily continues a trend of multifamily development in this area.
b. Relationship to the Comprehensive Plan: Staff considered the effects of the land
uses allowed under that proposed zoning district relative to conformance with the
City's Comprehensive Plan. The Plan currently designates all this land for Low -
Density Residential use. This designation reflects the original Single Family zoning
placed on newly annexed lands by the zoning ordinance. The southern part of this
tract was annexed in May 1998. The uses allowed in a multifamily district are
compatible with the adjacent single family zoning. To the north is the High Point
Village Subdivision, zoned General Commercial but preliminary platted for a single-
family residential subdivision.
11 c. The nature and degree of impact upon neighboring lands- The property is adjacent
to vacant land on all sides. The proposed adjacent development on these adjacent
parcels is either multifamily or single family.
If this rezoning is approved, an amendment to the Land Use Plan from low density
residential to high density residential will be required.
Recommendation:
The staff recommends this rezoning to Multifamily residential.
Three surrounding property owners were notified of this rezoning request. One (1)
replied in favor and none (0) were opposed.
Mr. Sons made a motion to recommend approval to City Council of this rezoning
request. Mr. Harris seconded the motion.
Mr. Joe Chamy, applicant from Hurst, Texas, stated he was available to answer any
questions the Commission might have.
The Commission unanimously approved the recommendation to City Council to approve
this rezoning.
PLANNING & --ZONING COMMISSION
DECEMBER 20, 2000 * PAGE
4. Construction of a Parking Lot
2136, 2138, & 2140 Avenue H
Case C 00-47
Applicant ...pm ................................. Daniel Shelton, Director of Facilities
Wichita Falls Independent School District.
Requested Action ........................ Construct a Parking Lot for Wichita Falls High School
Property ......................................... 2136, 2138 & 2140 Avenue H, Lots 14, 15 & 16, Block
1 , Highland Addition.
Existing Land Use.............a__...... Vacant Lots, zoned SF-2
Surrounding Land Uses & Zoning N: Single Family Residential, F-
E: Multifamily Residential, F-
S: Wichita Falls High School, F-
W: Highland Heights Christian Church andParson-
age, SF-2
Analysis:
These three lots are located at the corner of Avenue H and Bell Street, across from
Wichita Falls High School. The school district has requested a Conditional Use Permit
to develop the property into additional parking for the school. Secondary Schools
require a Conditional Use Permit in a Single Family-2 district. Since this parking lot i
part of their facility, P & Z approval is required. The homes formerly c yin these
lots have been removed. The parking lot is part of an overall plan (see attached map)
that will involve all of the residential lots facing the school along Avenue H except for the
church and parsonage.
Staff agrees that this project will help fill a need for more parking adjacent to the school.
The adjacent neighborhood will benefit by the reduction of the considerable -street
parking that now exists. The master plan for this parking lot shows a layout that
includes four lots. This request only includes three of the four lots. The overall plan also
shows that landscaping will be installed. It should be noted that the project would need
perimeter landscaping as well as one landscaping island per 20 parking spaces. A six-
foot tall wood or masonry buffering fence will be required along the alley between the
parking and the adjacent residential uses. These features should be included in a final
site plan.
Recommendation:
Staff recommends approval of this request.
Mr. Berg made a motion to approve this parking lot request, with Ms. Prtle giving the
second.
Fifteen surrounding property owners were notified of this request. Two ( replied i
favor and none () were opposed.
Mr. Richard Ward, representative for the school district, stated he would answer any
questions the Commission has.
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 7
The parking lot was approved with a unanimous vote in favor.
5. Construction of a Church Parking Lot
1003, 1005, 1007, 1009, & 1011 Tulsa Street and
1000, 1004, 1008, & 1010 Flood Street
Case C 00-48
Requested Action Construct a Church Parking Lot
Property101/5, 1007, 1009 & 1011and 1001
014 1008 & 1010 Flood St., Lots: • _ •
•ts 8-12, Block 5 Blackmon & Williams S- s •
Addition.
., • ..Lots,-•
Surrounding • Uses : ZoningResidential,
Residential,• Lot,
Residential,S: Church,
Residential,W: Church,
Analysis:
These nine lots are located on a block bounded by Tulsa, Flood, Holland and Neff St.
John Baptist Church has applied for a conditional use permit to develop a church
parking lot on these lots. Religious assembly requires a Conditional Use Permit in a
Single it- district. Since this parking lot is for church use, P & Z approval i
required. In December 1998, the Planning and Zoning Commission approved an
application for a youth activities center and parking on the east portion of this block.
The church has since decided to use all of the property for parking.
The church desires build this parking because their original church parking lot has
become unusable and the church prefers to build on a new site. They hope to acquire
the remaining three lots and utilize the entire block. Perimeter landscaping, sidewalks
and landscaped islands will be required. If the remaining lots are not acquired, a six-
foot privacy fence shall be required along residential properties.
Recommendation:
Mr. Sons made a motion to approve this parking lot request. Mr. Bradberry seconded
the motion.
Thirty-six surrounding property owners were notified of this request. One (1) replied i
favor and none () was opposed.
Mr. Otis Hansboro, officer of the church, indicated he would be available for questioning
regarding this case.
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 8
The church parking lot was approved with a unanimous vote in favor.
6. Carport
2710 South Bandera
Case C 00-49
Mr. Berg made a motion to approve this carport request. Mr. Harris seconded the
motion.
Twenty-four surrounding property owners were notified of this request. Five (5) replied
in favor and one (1) was opposed.
The carport was approved with a vote of six (6) in favor and none (0) opposed.
7. Manufactured Home
1923 Hampton Road
Case C 00-50
Applicant ............... - .... ....... Samuel Barnwell
Requested Action ...................... Manufactured Home
Property .......................................... 1923 Hampton Road, Lot 21, Block 1, Railway
Addition
Existing Land Use ........................ Mobile Home to be removed.
Surrounding Land Uses & Zoning N:Vacant, RMU
E: Residential, RMU
S: Vacant, RMU
W: Vacant, RMU
Analysis:
The applicant requests approval to locate a manufactured home on this property at
1923 Hampton Road. There is an existing manufactured home on this site that will be
removed. Details of the manufactured home are attached with this report.
Staff feels that this proposed manufactured home would be compatible with the
surrounding structures in appearance, square footage and value.
Developmental Requirements:
1. The manufactured home shall be installed according to requirements under Section
5600; this shall include a full slab, a new home with complete brick or stone under -
skirting.
2. Sidewalks shall be required along Hampton Road, as it is a minor collector street.
According to the latest amendment to the sidewalk ordinance, if the owner desires
not to install sidewalks on exterior streets, a cash deposit may be escrowed instead
of constructing sidewalks.
PLANNING & ZONING COMMISSION
DECEMBER 20,2000 • PAGE 9
Six surrounding property owners were notified of this request. No responses were
received.
Mr. Harris made a motion to approve this request for a manufactured ; Mr. Sons
seconded i. The request was approved by a unanimous vote in favor.
VI. OTHER BUSINESS
1. Amend the Thoroughfare Plan for Professional Drive, Portions of
Rathgeber Road, and Crestview Memorial Road.
The Planning and Zoning Commission has been asked by Dennis Probst of Corlett
Probst and Boyd to consider amendments to the Metropolitan Area Thoroughfare Plan
concerning the classification of Professional Drive and portions of Rathgeber Road and
Crestview Memorial Road. The request, if approved, would change the classification of
these sections of streets from Major Collectors requiring a -70 foot right-of-way width
to Minor Collectors requiring a 60-foot right-of-way width.
(t The applicant is presently nearing completion of development plans associated with a
proposed retirement center to be located at the Southeast corner of West Rathgeber
Road and Crestview Memorial Road. He appeared at the Board of Adjustments
November 2000 meeting seeking a variance of the right- of -way dedication requirement
on Crestview and Rathgeber. The variance request was granted for Rathgeber but
denied for Crestview Road. Staff recommended that the applicant seek an amendment
to the Thoroughfare Plan.
The applicant's purpose for the request is to limit the required right-of-way dedication on
these two roads to 30 feet from centerline along the frontage of the retirement center
property, thereby providing for a total right-of-way width of 60 feet for each road. The
Plan now requires a 65-foot right-of-way.
1. Approximately of - existing road frontage of West Rathgeber '•.• between
State Highway 79 and Jacksboro Highways comprised of platted property or
property •• r -• preliminary plat dedicating 30 feet fromthe centerline •
a total of only 60 feet dedication).
2. We believe that requiring dedication of 32.5 feet along the frontage of the property in
question, •• % of • property frontagearea,
not •
PANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 10
3. Crestview Memorial Road is a Southerly extension of Professional Drive.
Professional Drive presently begins at Southwest Parkway to the North and
terminates at West Rathgeber Road on the South. Presently right-of-way width
along its entire length is 60 feet.
4. The road segment of Crestview Memorial Road serves an area more remote from
town than the other three road segments emanating from the intersection under
discussion. Requiring a right-of-way width greater than 60 feet to feed present
60-foot rights -of -way, which serve more centralized, and more highly developed
areas.
Staffs internal review in consultation with other city departments agrees with the
applicant's request and staff recommends that the Thoroughfare Plan be amended as
proposed.
Mr. Sons made a motion to approve this change to the Thoroughfare Plan. Mr. Harris
seconded the motion. The vote was unanimous in favor of the change.
2. City Council Update
Mr. Seese stated the rezoning for the communications tower on Scott Street was
denied. He also commented that Council is considering requiring conditional use
approval for all towers.
NO
3. Discussion of Items of Concern to members of the P&Z Commission
Chairman Rhone stated that this is the last meeting for Mr. Wright, Mr. Wachsman, and
Mr. Harris. He thanked them for their time and effort in volunteering for this
Commission. Mr. Clark reminded the Commission that a chairman and vice chairman
will need to selected at the January meeting.
The new members, Mr. Nelson, Ms. Reeves, and Mr. Rowland, were sworn in by Ms.
Lydia Torres, City Clerk.
4. Discussion Item
Outdoor Storage Regulations
OUTDOOR STORAGE/DISPLAY REGULATIONS
1. Effective upon passage for all uses proposing outdoor storage and/or outdoor
display.
2. Existing residential land uses required to come into compliance within six
months.
. For all residential zoning districts, no keeping of unlicensed or unregistered
vehicles used for salvage, storage or other such use except for one such vehicle
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 11
within an enclosed area, in an area other than a setback area, not viewable from
an adjacent property or a public right-of-way.
4. For all residential zoning districts no keeping of used materials, goods or
products for salvage, storage or other such use except materials used in the
construction of a building or building improvement if there is a current building
pewit. The maximum length of time for such storage shall be one year.
5. No area defined as the exterior or front setback, and that area adjoining the
property as a public right-of-way, shall be used for the parking of any vehicle
exceeding 20 feet in length with a height exceeding eight feet for a period
exceeding two days.
6. The interior side, exterior side or front setback area shall not be used for other
than furniture intended for outdoor use and elements typically used in
landscaping.
7. No screening required for vehicles and boats on trailers if a licensed seller of new
or operable used vehicles, and where the use has been subject to an approved
site plan. Does not include the storage of vehicles awaiting repair, salvage or
reclamation.
8. No screening required for temporary retail operations not to exceed a total of
fourteen (14) days, four times per calendar year.
9. No screening required of outdoor display of used if it is orderly, gives the
appearance of new or new appearing merchandise; only advertises a product or
service during business hours; new or used operable wheeled or tracked
construction, farm or related equipment where the equipment is clean and
complete in its assembly.
10. No screening required under other approved situations.
11. Seasonal merchandise may be placed within the setback area.
13. Screening required for area used for the permanent or temporary placement,
storing or holding of trailers or trailer components designed for storage or
cartage unless within a zoning district allowing that use as a permitted use, and
with an approved site plan.
14. Screening required for salvage yards.
15. Where outdoor storage existed prior to the passage of this regulation, a
commercial land use shall be required to provide screening within one year of
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 12
the passage of this ordinance if adjacent to or can be viewed from residential
land uses or zoning districts, adjacent to or can be viewed from a public facility,
adjacent to or within defined areas receiving state or federal assistance for
revitalization and salvage yards.
16. All other existing commercial land uses engaged in outdoor storage that can be
viewed from a public street shall be required to come into compliance if a
building permit is issued for remodeling or expansion of an improvement where
the value of the permit is $5,000 or greater; a site expansion, including
expansion of activities, parking, structure, drainage facilities and/or land area; at
a change of ownership of the property or change in land use.
17. No screening is required for areas used only for parking of operable vehicles
incidental to activities of commercial businesses and governmental activities to
include service vehicles.
18. No screening is required for areas used to display or store equipment used in a
rental business.
19. No screening is required for outdoor storage over 500 feet from a public right-of-
way, public facility or over 500 feet from an adjacent residential use or district
where an unobstructed view is provided to the outdoor storage as viewed from a
public right-of-way, public facility or adjacent residential use or residential zoning
district.
20. No screening is required for temporary storage of vehicles repaired or awaiting
repair where the primary use or ancillary use of land is the repair of vehicles
and/or boats, and stored for a period not to exceed one week.
21. No screening is required for trees, shrubs and ornamental products such as
sculpture and boulders designed or intended for outdoor use.
22. No screening is required along streets within an industrial area where those
streets are used to access industrial uses.
23. No screening is required for new merchandise strapped and/or stacked in such a
way as to present a neat and well -order site.
24. No screening is required for other situations as may be approved by the
Department of Community Development.
25. Stacked merchandise shall not exceed the height of a screening devise. New
inventory may be stacked above a required screen if such merchandise or
inventory is neatly strapped, stacked or otherwise promotes the appearance of
order and concern for community appearance.
PLANNING & ZONING COMMISSION
DECEMBER 20,2000 • PAGE 13
. The maximum required height of a screen shall be 10 feet.
7. Gates shall only be wide enough for allowing traffic access to a use that was
required to screen. Gates are to be closed when not in immediate use. The
maximum gate width is twelve 1 ) feet., Need for greater gate width shall be
considered on a case by case basis, and evaluated with proposed alternatives"
Only one gate per property side is permitted. Gates are required to provide the
necessary screening as required for the non -gated screening devise.
28. The land used to place outdoor storage upon shall not have a topographic
elevation, which, with the required screening, shall allow the outdoor storage to
be viewed from a public right -of- way or adjacent residential use.
Mr. Seese reviewed these changes with the Commission then asked for the members to
consider any changes or details they might wish to add.
VII. ADJOURN
The meeting was adjourned at 3:25 p.m.
Chairman
Date
Seese, , ' , Planning Administrator
PLANNING & ZONING COMMISSION
DECEMBER 20, 2000 • PAGE 114