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Minutes 02-26-13 MINUTES OF THE PLANNING AND DEVELOPMENT BOARD MEETING HELD O TUESDAY, FEBRUARY 26, 2013, IN THE CHAMBERS, AT CITY HALL 100 E. BOYNTON BEACH BOULEVARD, BOYNTON BEACH, FLORIDA PRESENT. Roger Saberson, Chair Mike Rumpf, Planning Director Sharon Grcevic, Vice Chair Ed Breese, Principal Planner James Brake Eric Johnson, Planner David Katz Kathleen Zeitler, Planner Cory Kravit Stacey Weinger, Board Attorney Brian Miller Ryan Wheeler Shirley Cassa, Alternate ABSENT: Stephen Palermo, Alternate 1. Pledge of Allegiance Chair Saberson called the meeting to order at 6:30 p.m. Ms. Grcevic led the Pledge of Allegiance to the Flag. 2. Introduction of the Board Chair Saberson introduced the members of the Board. 3. Agenda Approval Mr. Katz added to Item 7, Other: Discussion of the action of the Board heard at the February 2012 City Commission Meeting. Motion Mr. Katz moved to approve the agenda as amended. Mr. Miller seconded the motion that unanimously passed. 4. Approval of Minutes from February 22, 2013 meeting Motion Mr. Miller moved to approve the minutes. Mr. Katz seconded the motion that unanimously passed. 1 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 5. Communications and Announcements: Report from Staff Mike Rumpf, Planning Director, reported the Galaxy Way Abandonment, in connection with the rebuild of the Galaxy Elementary School, heard at the February 19, 2013, City Commission meeting was approved on First Reading. 6. New Business: Attorney Weinger administered an oath to all those intending to testify. A.1. City Towing (NSP 13 -001) - Approve new site plan for construction of a 954 square foot (s.f.) building and associated site improvements for a motor vehicle towing service, consisting of 486 square feet of office and 468 square feet of garage for vehicle storage, and temporary outdoor storage of towed vehicles on site located at 510 NE 3rd Street in the Light Industrial (M -1) zoning district. Applicant: Charles W. Cook, Jr. Kathleen Zeitler, Planner, presented the request for new site plan approval. The property is a 50 by 150 foot lot located at 510 NE 3rd Street in the Light Industrial zoning district. Ms. Zeitler located the property on a map. She indicated to the north was Beck's Towing, to the south was City Towing's current location and to the east was an improved alley and other industrial business, and to the west was NE 3rd Street with rental units and a church, both zoned general commercial. A 10 -foot alleyway between the property and Beck's Towing was abandoned in 2008. The property includes the south five feet that was abandoned. For additional landscaping, City Towing was leasing from Beck's Towing the north five feet that was abandoned. The use is permitted in the M -1 zoning district. City Towing was leasing and operating from the abutting property at 508 NE 3rd Street and planned to relocate their business to the proposed property when construction was completed. Main access will be from NE 3rd Street and additional access from the rear alley. The building was a one -story 954 s.f. building within 15 feet of the street, so all parking would be to the rear of the building. The proposal complies with all setbacks. The building will have 486 s.f. of office and 468 s.f. of garage for vehicle storage. Customer and employee parking will be in back of the building, as well as all vehicle storage. The back of the building will be enclosed with opaque fencing and gates to screen and buffer the vehicles from the street and adjacent properties. There was approximately 2,500 s.f. of property in the rear of the lot to accommodate temporary vehicle storage. The building will have decorative enhancements such as awnings and lighting. The overhead garage door is visible from the rear of the building and not visible from the street. The building will have a neutral color palate and four free - standing lights 15 feet in height would light the parking lot and storage area. Staff feels the lighting is adequate. The wall sign complies with the Sign Code and no monument signs were 2 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 proposed. An alternative landscape plan was proposed due to site constraints, limited visibility by the general public and use character of the property. The intent was to emphasize plantings of trees and shrubs where most visible. Water -wise plants will be used in the front of the project. Eleven Sabal Palms were proposed around the perimeter of the site to help buffer it Staff reviewed the project against many requirements such as traffic concurrency, conceptual drainage, utilities, access, parking and circulation, landscaping, lighting and signage. Staff recommended approval of the request subject to 29 Conditions of Approval which would be addressed at the time of permit approval. Four parking spaces for customers and staff were required with one of them designated as handicapped. The ramp on the front door met the Americans with Disabilities Act. Handicapped accessibility would be from the new sidewalk along 3rd Street where it met the driveway. There was accessibility to the building from the street, and to the rear of the building that was ADA compliant. Charles Cook, 8316 Palomino Drive, Lake Worth, the applicant, explained the restrooms will also be handicapped accessible. The building would adhere to the picture of the proposed building as far as exterior color and other renderings. Ms. Zeitler explained staff reviews the building permits for compliance with City Commission approved plans and conditions of approval. If changes are made, a minor site plan modification is required before a permit is issued. Discussion also followed about the lease. Ms. Zeitler reiterated the applicant was using the abandoned five feet of the alleyway to the south, which was conveyed to City Towing in order to accommodate the landscaping and lighting. Staff required permission in writing to use the property because some of the site improvements are shown on the property. Questions arose what position the City would be in if the lease was terminated and . the property became non - compliant. Ms. Zeitler responded there were no terms to the lease as far as rent was concerned and no date when the lease would expire. Should the property become non - compliant, the applicant would be required to make the improvements on his property or purchase the property. Mr. Cook explained Beck's did not want to sell the property, only allow him to use it. Mr. Brake disclosed he would not receive any financial gain from this application, but the architect and the applicant both contributed to his campaign and he preferred not to vote. Discussion followed members were supposed to vote and the issue was whether Mr. Brake feels his vote would be a conflict of interest. Attorney Weinger explained this was discussed with Mr. Brake prior to the meeting. She advised he should disclose a potential conflict, but voting or not was up to him. He reiterated there was no financial gain to.him nor was he aware the architect was associated with this project, but he and his neighbor did contribute to his campaign. 3 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 Chair Saberson opened. the public comment. No one coming forward, Chair Saberson closed the public comment. It was noted Florida Law requires an ending date on the lease and it would be better to have an ending date because in the event the property was sold, the lease would have to be honored by the new owner. Motion Mr. Katz moved to approve subject to all recommended staff conditions. Mr. Miller seconded the motion that unanimously passed (Mr. Brake abstaining.) BA Manatee Seaview Apartments (LUAR 13 -001) — Approve Manatee Seaview Apartments (LUAR 13 -001) reclassifying subject property from High Density Residential (HDR) to Special High Density Residential (SHDR) and approve Manatee Seaview Apartments (LUAR 13 -001) rezoning subject property from Multi - Family Residential (R -3) to Infill Planned Unit District (IPUD; and Infill Planned Unit Development (IPUD) with a Master Plan for 64 for -sale units to Infill Planned Unit Development (IPUD) with a Master Plan for 88 for -rent units located at 1620 North Federal Highway, Applicant: Alfred LaFavre with Olen Development Corporation. Eric Johnson, Planner, suggested hearing Items B.1 and 2 together and voted on separately. There were no objections from the Board. Mr. Johnson reviewed this was a request for a Land Use Amendment and Rezoning and Small Scale Land Use Amendment. This request involved two parcels as noted above. The part in the Land Use Amendment and Rezoning application was a very small parcel consisting of .708 acres. The developer would like to construct 88 multi- family dwelling units (dus). The entire project would be 4.52 acres located on the east side of Federal Highway at 1620 N. Federal Highway. Northwest of the project was Manatee Bay, having a Local Retail Commercial Land Use and Community Commercial zoning. The area northeast of the property had a High Density Residential Land Use and Multi- family Residential zoning. Southwest was Yachtsman Plaza, a developed commercial strip center, designated as High- Density Residential and zoned IPUD. To the southeast were single - family residential homes having a Low - Density Residential Land Use classification and Single - Family residential zoning. The Intracoastal Waterway was to the east of the property, and the US 1 right -of -way to the west. The project is located within the study area of the Federal Highway Corridor CRA Redevelopment Plan. The site had 64 mobile homes. In 2005, the property was zoned IPUD by Lennar Homes in order to construct 69 multi - family townhomes. The mobile homes were removed and the developer commenced with the site work, but did not build the structures. That Master Plan was still valid. This proposal represented a 4 Meeting Minutes Planning,and Development Board Boynton Beach, FL February 26, 2013 major. modification of the previously approved Master Plan. The requested density was almost 20 dus per acre which is allowable under the Special High Density Residential Land Use. Staff reviewed the request against 11 criteria and 10 of them were applicable. As to need, there was evidence to suggest the residential market, and more specifically multi - family residential markets, were making a comeback. The project was a rental community and there was evidence to support a need for rentals as rents are getting higher and this would add to the housing stock. As to consistency, staff has found the LUAR to be consistent with three comprehensive plan objectives: ➢ Objective 1.7, "The City shall eliminate blighted residential neighborhood and business districts through the adoption and implementation of Community redevelopment plans within the commercial and residential community redevelopment area. This includes areas east of 1 -95, notably in the Federal - Highway Corridor, the HOB and the Boynton Beach Boulevard and the Ocean District." ➢ Objective 1.8.2A, "The City shall further discourage urban sprawl by preventing the presence of frequency of the primary indicators of urban sprawl through a continuous promotion of compact developments within the City's Utility Service areas, while requiring the maximization of all public services for each development in the most cost effective manner possible." ➢ Objective 1.12, "The City shall promote the development of a variety of rental and owner - occupied single and multi - family housing and housing for a broad range of income groups, diverse cultures, and for groups with special needs so as to balance the mix of residential uses and protect residential environments by preventing or minimizing land use conflicts." The future land use and zoning districts being requested by this project were consistent with those within established areas along Federal Highway. There were some differences, but there was a trend that this area would become Special High Density Residential Land Use and IPUD.zoning when not commercial. Staff sought to avoid urban sprawl and the project was an example of a Compact Urban Development and in that respect, the project was sustainable. As to availability of public services and infrastructure, it meets the City's concurrency requirements; however, the Traffic Concurrency Statement from the County had not been received. One of the 18 Conditions of Approval required a Traffic Impact Statement be approved by the County prior to the meeting. Staff had not received it, so staffs recommendation was to have the approved concurrency statement prior to the second reading of the Ordinance for the land use amendment and rezoning. 5 Meeting Minutes Planning and Development Board Boynton Beach, FIL February 26, 2013 All residents within a 4004eet radius of the project were notified. The density almost doubled on a small sliver of land and the majority of the project was zoned Special High Density Residential and zoned IPUD and the density is based on the land use. They must be consistent with each other. Staff believes the proposed development would be more compatible in design than the previously approved development. Four buildings were proposed. The most western building was three - stories tall and the other three buildings were two - stories tall. It was smaller in size than the other project with respect to height. The tallest building for this project would be 36 feet, 7 inches at top point of roof. The two -story building would be 28 feet, 1 inch. The Multi - Family Residential zoning district allowed 45', the Community Commercial allowed for 45 feet and the Single - Family Residential allowed 30 feet. It was determined the project would expand the tax base by up to $35,000 in tax revenue per year. The development was different than an owner - occupied private development. Owner - occupied units have homestead exemptions as opposed to rentals. From a pure economic development standard, a rental property with one property owner would be the preferred type of project of the two types of multi - family residential projects. The project does not have any impact on commercial or industrial land stock. The City is nearly built out and once the site plan and its conditions are incorporated, the development would meet the intent of the Land Development Regulations. Staff recommended approval of the Land Use Amendment Rezoning based on consistency with the Comprehensive Plan Objectives and Policies promoting an, affordable mix of housing types. It is consistent with the established land use patterns of the area, and it would further the goals of the Community Redevelopment Agency and the Federal Highway Corridor Community Redevelopment Plan. .2. Manatee Seaview Apartments (SP 13 -002) — Approve new site plan to construct 88 dwelling units and associated site improvements on a 4.52 acre parcel located at 1620 North Federal Highway in the IPUD zoning district. Applicant: Alfred LaFavre with Olen Development Corporation. Mr. Johnson explained the site plan proposed 19.45 dwelling units per acre. Parcel A is .708 acres and Parcel B is 3.817 acres. Access to the project was through Manatee Bay Apartments. No curb cuts were proposed on Federal Highway except for emergency vehicles. The intent of the project was to unify the development with the existing Manatee Bay Development and staff feels it resulted in a superior design. After speaking with the management of Manatee Bay, they would share ingress and egress. The recreation, trash receptacles and other amenities would also be shared. One condition of approval is to provide Unity of Title or other satisfactory documents. Olen Development owns the property to the north and they had no objections to the project. This project meets all concurrency requirements except the Traffic Concurrency letter 6 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 and Condition of Approval #18 would be changed so the letter would be received prior to the final reading of the Land Use Amendment Ordinance, which should be in April. The applicant feels they would receive the approval letter prior to April 2. The project required 162 parking spaces and 162 were provided. The new access through Manatee Bay Apartments would eliminate five parking spaces. As part of the site plan minor modification, Manatee Bay had to receive site plan approval to construct five parking spaces elsewhere. That modification was under review, and approval of it was a condition of approval for this project. Mr. Johnson expressed he did not believe it would be a problem. He noted the drive aisles were already in place at the existing property by Lennar Homes. Olen Development Corporation required a waiver from the standards from the parking stall dimensions regarding the back -up distance. Based on the evidence submitted by the applicant, the City Engineer determined it would a safe and viable solution. The trees and shrubs on the south property line were proposed with the same density as that approved with the prior plan. They propose 15 different types of trees and 19 different types of shrubs. The existing landscape buffer to the north was 12 -feet wide. The existing south landscape was 9.8 -feet wide and had a six -foot wall. In the IPUD zoning district, the required building setbacks were flexible and generally determined by the minimum required setbacks for principal structures on adjacent properties and the height of proposed structures in excess of 30 feet where abutting properties are zoned for single - family homes. When that occurs, one foot of setback is required for each foot of building height in excess of 30 feet. On the south property line, they are required to have a setback of 26 feet, 7 inches and this site plan proposes 49 feet, 9 inches feet. On the north property line, the prior setback was 46 feet, 7 inches and this proposed 58 feet, 8 inches. This project meets the setbacks and takes into consideration all the safety and sensitivity for higher density residential development that abut lower density residential development. The project is required to have 17,600 s.f. of open space and they provided 19,061 s.f. Nothing was proposed in the conservation area except a pathway, sitting area, and interpretative signs identifying plants. Bicycle racks and trash receptacles in the development will be reviewed at the time of permitting and staff would review their details and location. At this point, the project meets the Code. The three -story buildings are located closest to U.S. 1 to maximize compatibility with the commercial properties to the north and south because they allow a maximum building height of 45 feet and to minimize any visual impacts to the neighborhood to the south, where building heights have a maximum of 30 feet. The building exteriors would be compatible with the existing Manatee Bay Development and it is the developer's intent to beautify the properties. The light plan proposed 46 stand -alone light fixtures, and 36 wall packs. If this project is approved, the foot candle level would not exceed 6 feet. No .signage was proposed. Public Art has not been determined at point, but would 7 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 be required at the time of permitting. Staff recommended approval of the Land Use Amendment and Rezoning (LUAR 13- 001).and approval of the Site Plan (NWSP 13 -002) subject to 34 Conditions of Approval as contained in Exhibit C, and amended Condition 18, the approved Traffic Concurrency letter being received by the City prior to the second reading of the,Ordinance. Mr. Katz disagreed the project was compatible because there were single- family homes to the south and north. He also commented the site plan was still valid for 69 units so the developer could increase the units by 19. He thought 20 units per acres was not compatible and 88 units was not a good idea. Mr. Miller inquired if the public art would be in conjunction with Manatee Bay. Mr. Johnson responded there must be an element of public art. The art could be in this development or in conjunction with Manatee Bay. Mr. Brake inquired about the existing wall on the south side, which was six -feet high and learned there was no proposal to remove it. Additionally, the 36 feet in height, referred to earlier in the meeting, was clarified to be from the ridge line of the three -story structure. Mr. Wheeler asked about the City's emergency access. He assumed the one exit on Federal Highway would be for emergency use only. Mr.. Johnson explained that was correct. Rather than a wall, they proposed an opaque gate. Fire and Police reviewed the plan and was satisfied with it. As to an existing driveway, he inquired if they would improve it and install curbs or put in sidewalks. Mr. Johnson explained they would leave the curb .cut as is. They wanted to take advantage of the existing infrastructure, but acknowledged through the construction process, it may get dirty or damaged. If so, it would be restored. Attorney Weinger administered an oath to the applicant. Alfred LaFavre, 1062 Coral Springs Drive, Coral Springs, the applicant and owner of the property to the north, Manatee Bay, was present. Mr. LaFavre explained Manatee Bay was currently zoned Multi - Family Residential. The designation covers the property all the way up to the single- family homes. The property they were requesting a rezoning for was a 100 -foot strip of land and a small adjacent piece of property. The subject property is 3.8 acres allowing for 66 units. The buildings at Manatee Bay are all three - story buildings and they looked at extending three -story buildings onto this property, but when they looked at the layout, they realized if they did so, the density would be much higher. As it were, the prior density of the units was more than what they proposed. They decided to put one three -story . building and make the other buildings two- storied. Due to the site analysis with the City and discussing the project with the INCA neighbors to the south, they came up with a total of 88 units. They believe the layout functioned well. He commented Manatee Bay was one of the best communities they have. 8 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 The Unity of Title will connect the entire site and residents will share many facilities such as two different docks, two beaches, a great recreation center, barbeque area, and conservation area that extended into Manatee Bay. There is a mangrove forest and they will create a bench. Placards will help create awareness of mangroves. To-the north is 2.5 acres of undeveloped property with . large Banyan trees that is a beautiful open and roomy site. As to height, the three -story building is 36 feet to the top of the roof, and the other buildings are 28 feet, much smaller than what is already there. The single - family home has a maximum height of 35 feet, so they are 1 foot above the maximum height for the immediately adjacent property zoned low density. They wanted to be sensitive to the single - family homes to the south. The design for the original site, before they got involved, was approved in 2005 for four - stories. They worked with the community to the south and preserved the entire breath of the buffer between the property and their property. They will install vegetation and salt tolerant plants and the neighbors to the south are in agreement with the plan. All residents within 400 feet of the project were noticed. Mr. LaFavre spoke with the County and learned it would take them a few weeks to review the Traffic Concurrency Letter and Olen Development did not anticipate any issues. They were not providing any additional access. The total peak hour trips are less than those typically warranted for a traffic analysis and the concurrency review would most likely be deemed insignificant, but the City required it. Mr. LaFavre was aware of the 34 conditions of approval, and the modification of the Traffic Concurrency letter being received prior to second reading of the Ordinance, and agreed to all of them. As to public art, Mr. LaFavre explained their project at Gateway Quantum Lakes Villas has much art and a lot of additional art. They are working with the Public Art Administrator and there are several places in Manatee Bay to accommodate art. It could be at the main entrance to Manatee Bay, or elsewhere. He agreed to work with the City on the requirement. As for the square footage of the units, they were adding more units but not overall unit size. The entrance will be preserved as it. The other entrance would be removed permanently. They wanted to remove both entrances, but the Fire Department wanted at least one emergency egress point. Mr. Johnson explained it was the small sliver of land that was being rezoned. Mr. Katz questioned the need for the additional 19 units. Mr. LaFavre explained it was for valuation and because it was their existing product. The first building towards Federal Highway had 12 units per floor and was a three -story building. It would not be cost effective to have four, two -story buildings. The footprint of the buildings was less than it would have been. There are 56 one bedrooms, and 32 two bedrooms. 9 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 Richard Jones, of Richard Jones Architecture, Delray Beach, was honored to be associated with Olen Residential. They partnered with them on other, successful projects such as the recently approved Phase II in Quantum Town Center. He explained this project was a signature project accessible only through Manatee Bay. He reviewed much of the information previously presented. The one bedroom was 970 s.f. of air conditioned space and there were two separate designs. The two bedrooms had close to 1,250 s.f. of space, also with two types of designs. The three -story buildings along the street are compatible and very sensitive to residents to the south. With amenities there, and sole access from Manatee Bay, it was a win -win situation. Chair Saberson opened the floor to public comment. Shirley Cassa, Board Alternate, inquired what would be on Parcel A. It was explained it was a strip of swale between two pieces of property. A question was posed whether that land was included in the drainage calculations and pervious surface areas. Mr. LaFavre responded they were not planning any modifications to that area other than to make all the connections and have vehicle and pedestrian access there to connect the two sides. It is currently planted with heavy shrubs. Since they.are unifying the entire Manatee Bay with this property as one site, it was suggested it may require additional drainage and they may modify it for that purpose. Mr. LaFavre agreed to keep that in mind. Ms. Cassa noted there would be 88 new residents. She inquired where the five new parking spaces would be located and if additional parking would be at the clubhouse and pool. Mr. LaFavre was not providing any additional parking adjacent to the clubhouse and handicapped spaces were close to the clubhouse. While additional units were being added, additional parking spaces were not. Mr. LaFavre commented there was extra parking and he was not concerned with the ability to make those accommodations. Harry Woodworth, 685 NE 15th Place, was in favor of the project, and recalled the original Lennar Project was terrible. This developer made many accommodations, the complex was a great neighbor, they were delighted with the project and wished Boynton did more projects like this. Jonathan Keith, 641 Shore Drive, Coquina Cove, INLET Cove President, explained collectively, the community feels the developer has done as much as they could to mitigate height and density. They had additional landscaping and increased setbacks. Manatee Bay was a great neighbor and they had no objections to the project. Earnest Smallman, 623 South Road, after hearing the presentation, had no objections to the project. No one else coming forward, Chair Saberson closed the public comment. 10 Meeting 'Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 Mr. Katz explained he had concerns about the density, but if the neighbors did not object, he would not voice any opposition to it. (Sharon Grcevic left the meeting at 7:50 p.m.) The following motion pertained to the Land Use Amendment and Rezoning (LUAR 13- 001): Motion Mr. Katz moved to approve: Mr. Brake seconded the motion that unanimously passed. The following motion pertained to the New Site Plan, included 34 Conditions of Approval and a change to Condition 18 regarding the Traffic Concurrency Letter that staff had previously read into the record which the applicant agreed with: Motion Mr. Brake so moved. Mr. Katz seconded the motion that unanimously passed. 7. Other A. Discussion of the action on a matter heard by the City Commission heard at the February 2012 City Commission meeting. Mr. Katz clarified the item concerned a Land Development Code Matrix allowing schools in the Planned Unit Development in the City. He requested further information on the genesis of the action as he lives in the Meadows which has an empty lot. Based on what the Board and the City Commission passed, he inquired if the action would allow a school to be constructed there. Mr. Rumpf responded yes, but it would take changes. The PUD dated back to the 1970s and 1980s and that property was one of two recreational parcels dedicated in connection with the Master Plan Approval meeting the Recreation and Open Space Impact Fee requirements. One parcel was about four acres and the other about six or seven acres. The land had to be used in that manner or in theory, the requirement had to be met in some other way. Next, the Master Plan would need to be amended by an authority over the Plan, which was perhaps the Master Association. It would take a public hearing, and Board and City Commission approval. If only zoning was used as a criteria, a school could be situated in a PUD with Master Plan Approval. Mr. Katz inquired why, slightly over a year ,ago, staff brought this forward. Mr. Rumpf responded it was in response to an inquiry to locate schools within PUDs and staff was researching two cases, one of which may come before the Board. With the original Code in place prior to the 2010 Comprehensive Plan Amendments, schools were allowed in PUDs, as were infrastructure facilities such as fire stations. The theory with 11 Meeting Minutes Planning and Development Board Boynton Beach, FL February 26, 2013 Master Plans was, if designed properly, it would be self - serving. A school would be internally supporting the neighborhood's children. Commercial centers could also be within PUDs similar to those in Lake Charleston which has a commercial component. Mr. Rumpf clarified these could occur, but not so well after the fact, as opposed to being originally master planned. To amend a Master Plan after the fact for something new would still require some planning processes and it would not happen outside the public realm and without a public review. Chair Saberson inquired if there was something within the Comprehensive Planning Act that would allow schools in property rezoned for residential. Mr. Rumpf explained an Interlocal agreement with the County was needed and cities that have that agreement support coordination to maximize locations where they are allowed. Residential zoning districts were the priority. PUDs, by a certain definition, are residential, but they can be a single- family zoning distraction. . Comments by members Mr. Miller thanked staff for the minor site plan modification list for the fourth quarter. The Board was now up -to -date on all that had taken place. 9. Adjournment Motion There being no further business to discuss, Mr. Miller moved to adjourn. Mr. Katz seconded the motion that unanimously passed. The meeting was adjourned at 7:58 p.m. Catherine Cherry Recording Secretary 022613 12