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HomeMy WebLinkAbout08-03-2020 Planning Commission MinutesAugust 3, 2020 Planning Commission Minutes The Planning Commission met virtually Monday, August 3, 2020 at 5:00 PM at the City Municipal Complex, 161 N. Section Street in the Council Chambers. Present: Lee Turner, Chairperson; Art Dyas; Harry Kohler; John Worsham; Hollie MacKellar; Clarice Hall-Black; Kevin Boone, Council Liaison; Buford King, Development Services Manager; Hunter Simmons, Planning and Zoning Manager; Mike Jeffries, Planner; Carla Davis, Planner; Samara Walley, Planner; Emily Boyett, Secretary; and Ken Watson, City Attorney Absent: Rebecca Bryant and Richard Peterson Chairman Turner called the meeting to order at 5:18 PM and explained the procedures of the meeting. Mr. Turner took a roll call of those present. The minutes of the July 6, 2020 Planning Commission meeting were considered. Art Dyas made a motion to accept the minutes as written. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: A YE Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar, and Kevin Boone. NAY -none. UR 20.05 Request of Southern Light, LLC for 11.52.11 Utility Review and approval of the proposed installation of approximately 1,344 linear foot of underground fiber optic cable, Melanie Weiss. The project will run along the west side ofN. Section Street and the north side ofVolanta Avenue from 801 N. Section Street to 101 Volanta Avenue to service the Fairhope Yacht Club. Ms. Davis gave the staff report saying the project will be directional bored and no open trenches are allowed. Staff recommends APPROVAL of UR 20.05 conditional upon the following: 1. The applicant shall follow the general comments related to utility work, as stated above. 2. Applicant and applicant's contractor shall follow the Right of Way Installation Permitting and Work Procedures document provided by the Building Official. Melanie Weiss of Southern Light was present on behalf of the applicant. Kevin Boone made a motion to accept the staff recommendation to APPROVE subject to the following conditions: 1. The applicant shall follow the general comments related to utility work, as stated above. 2. Applicant and applicant's contractor shall follow the Right of Way Installation Permitting and Work Procedures document provided by the Building Official. Harry Kohler 2nd the motion and the motion carried unanimously with the following vote: AYE-Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; and Kevin Boone. NAY -none. SD 20.30 Public hearing to consider the request of Corinne J. Snyder for plat approval of Ferry Road Estate, a 2-lot minor division, Seth Moore. The property is approximately .89 acres and is located the east side of Ferry Road between Keeney Drive and Ferry Road Circle. Ms. Davis gave the staff report saying the property is unzoned in Baldwin County and 2 lots are proposed. This application was heard at the previous June 8, 2020 Planning Commission meeting where it was held over as the lots did not meet the 100' minimum lot width requirement per the Subdivision Regulations. The applicant is 1 August 3, 2020 Planning Commission Minutes now requesting a waiver of the lot width to reduce the lot width to two, 91' wide lots. The subject property is in Fairhope's Extra Territorial Jurisdiction and therefore must follow Fairhope's Subdivision Regulations. The proposed subdivision according to Fairhope's Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope's Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. The preliminary plat depicts a 15' drainage, utility, and sidewalk easement. The applicant has also requested a sidewalk waiver. The proposed subdivision does not include the building of any infrastructure or improvements at this time, therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water and gas services will be provided by the City of Fairhope. Power is supplied by Baldwin County EMC.; and Baldwin County Sewer Service will provide sewer. Staff recommends DENIAL for the following reason: 1. The lots do not meet the 100' minimum lot width as required by the Subdivision Regulations. Seth Moore of Moore Surveying, Inc. addressed the Commission saying the lot to the south of the subject property is 91' wide. He further explained there are 35 lots in the surrounding area that are only 50' wide. Corrine Kirby, applicant, addressed the Commission and reiterated there are existing lots that are smaller than her request. Mr. Turner opened the public hearing. Mrs. Boyett stated there is one letter of opposition in the packet. Having no one present to speak, he closed the public hearing. Mr. King noted the applicant as the setbacks drawn to be diagonal across the lots and not parallel to the right-of-way. Mr. Dyas stated there is no hardship for the request and the existing lots were platted prior to the Subdivision Regulations. He said this would set a precedent to approve substandard lots without a hardship. Art Dyas made a motion to DENY the request due to the lack of a hardship to grant the waiver for the 100' street frontage requirement. John Worsham 2 nd the motion and the motion carried unanimously with the following vote: A YE -Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY -none. SD 20.31 Public hearing to consider the request of Joey and Janet Langley for Preliminary plat approval of Dewberry Estates, a 2-lot subdivision, Hunter Smith. The property is approximately 3.80 acres and is located on the north side of Dewberry Lane, at 9781 Dewberry Lane. Mrs. Walley gave the staff report saying the property is unzoned in Baldwin County and 2 lots are proposed. This application was previously heard at the July 6, 2020 Planning Commission meeting. The application was tabled to allow coordination with the Fire Inspector with regards to location of a fire hydrant. Additionally, there were concerns about the physical condition of the private road. The applicant has coordinated with the Fire Inspector who has since amended his previous recommendation. The preliminary plat illustrates a 2-lot subdivision. There is an existing dwelling on the proposed Lot 1 and an existing 15'x12' shed on the proposed Lot 2. There are utilities easements located along the perimeter of each lot. The proposed lots do not front a paved, publicly maintained road but rather a 30' ingress & egress easement. 2 August 3, 2020 Planning Commission Minutes The applicant has submitted a waiver request for frontage on a public street. The applicant has also submitted waiver requests for a sidewalk and fire hydrant. Originally, Staff received comments via email from the City of Fairhope Fire Inspector official stating that he would not be in favor of the approval of a waiver for a fire hydrant at this location After a more extensive review of the site and several site visits, he has since amended his recommendation, stating that the existing hydrant on Highway 181 is sufficient. However, it has been recommended that the private road be improved. Staff recommends PRELIMINARY PLAT APPROVAL subject to the following conditions: 1. Provision of a 26' wide access road that supports the weight of a 75,000lb GVWR vehicle; a. Improvements should be drawn and stamped by a professional engineer and included with any land disturbance permits; b. As-built drawings stamped by a professional engineer indicating that the improved road meets the 26' width and 75,000 lb. capacity shall be submitted with final plat; 2. Acceptance of a waiver from the requirement to install a fire hydrant as required by Article IV Section G.; 3. Acceptance of the waiver from the requirement for sidewalk installation as required in Article VI, Section D; and 4. Acceptance of the waiver request to allow a subdivision that does not front a paved, publicly maintained road as required in Article V Section E. Mr. Turner said the regulations need to be amended to remove the requirement that lots front on a public and paved road if the Commission is not going to enforce it. Mr. King noted this will be a preliminary approval if granted and the site will have to come back for final approval once the improvements have been made. Mr. Watson suggested a note be added to the plat for maintenance of the road. Janet Langley, applicant, addressed the Commission saying staff has changed the recommendation and the conditions of approval since the first meeting. She said widening the road will cause a significant financial burden because of the amount of work that will need to be done such as moving power poles, adding culverts, removing numerous trees, and plus the cost of engineering for the road improvements. Joey Langley, applicant, said the Fire Inspector stated the fire trucks carry 1200' of hose on the trucks and so the trucks do not need to come down the road. Mr. Dyas asked where the 26' wide clearance came from and Mrs. Walley responded the Fire Inspector and the Building Official. Mr. King explained the road is required to be paved and Mr. Dyas asked the applicant where the cost is corning from. Mr. Langley responded the build-up of the road, engineering, and the culvert. Mr. Simmons suggested changing the condition of approval to say meet code. Mr. Watson stated the applicant must consent to the request being a preliminary plat. The applicant gave consent to hear the case as a preliminary plat. Kevin Boone made a motion to accept the staff recommendation for PRELIMINARY PLAT APPROVAL the request subject to the following conditions: 1. Provision of a fire access road that supports the weight of a 75,000lb GVWR vehicle and is approved by the fire jurisdiction having authority; a. Improvements should be drawn and stamped by a professional engineer and included with any land disturbance permits; and 3 August 3, 2020 Planning Commission Minutes b. As-built drawings stamped by a professional engineer indicating that the improved road meets fire access width and 75,000 lb. capacity shall be submitted with final plat; 2. Acceptance of a waiver from the requirement to install a fire hydrant as required by Article IV Section G.; 3. Acceptance of the waiver from the requirement for sidewalk installation as required in Article VI, Section D; and 4. Acceptance of the waiver request to allow a subdivision that does not front a paved, publicly maintained road as required in Article V Section E. Hollie MacKellar 2nd the motion and the motion carried unanimously with the following vote: AYE-Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY -none. SD 20.23 Public hearing to consider the request of Eastpark, LLC for Preliminary plat approval of Parkstone Subdivision at Eastpark PUD, a 41-lot division, Tom Granger. The property is approximately 12.63 acres and is located on the north side of Parker Road just east of US Hwy. 98. Mr. Jeffries gave the staff report saying the proposed subdivision has been reviewed according to Fairhope's Subdivision Regulations. The property being a PUD has an approved site plan that this subdivision had to be reviewed against as well. The subject property being a PUD has a separate parcel that has the same allowed business uses as B-2 Zoning in Fairhope's Zoning Ordinance. It is indicated as lot 41 on the proposed plat. The most significant change between the PUD site plan and the proposed preliminary plat is the location of green space. The greenspace overall could be better planned out to provide a more beneficial area for the community. The quantity of greenspace provided meets the subdivision regulations, but the quality does not. Staff recommends DENIAL of the request. Mr. Simmons explained the applicant is requesting to count all of the allowable 30% maximum of the storm water basins to meet their greenspace requirement. Mr. Turner stated the 30% should only be allowed to be counted if the pond is designed as an amenity. Torn Granger of Sawgrass Consulting, LLC addressed the Commission saying it is subjective as to whether the pond is an amenity. He explained the design has been amended to include trails, benches, and a gazebo. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Dyas stated PUDs are supposed to be imaginative and not just to get the most lots possible. He said this design looks just like every other subdivision. He noted the greenspace is fractured and suggested removing Lot 33 and Lot 34 to give the children in the neighborhood a place to play. Mrs. MacKellar said the greenspace needs to be done right and not just the minimum to get approved. She explained that we cannot go back and get more greenspace in developments and this is the only opportunity to make sure we get greenspace and make sure it is functional. Mr. Worsham stated most of the greenspace is behind the lots and not easily accessed. He also noted the traffic study does not seen to take the apartments into consideration. Mrs. Hall-Black said a new traffic study needs to be completed if the apartments were not included in the one submitted. She stated there is nothing special about this development. Art Dyas made a motion to APPROVE with the following conditions: 4 August 3, 2020 Planning Commission Minutes 1. Removal of Lot 33 and Lot 34 John Worsham 2 nd the motion. Mr. Granger requested the application be tabled. Mr. Dyas and Mr. Worsham withdrew their motion and 2nd . Art Dyas made a motion to accept the applicants request to TABLE the application. John Worsham 2 nd the motion and the motion carried unanimously with the following vote: A YE -Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY -none. SD 20.33 Public hearing to consider the request of Two Hands Design & Development, LLC for Final plat approval of Hill Top Subdivision, Phase One, a 29- lot, Trey Jinright. The property is approximately 21.17 acres and is located on the west side of S. Section Street between Twin Beech Road and Battles Road. Mrs. Walley gave the staff report saying the subject site is Phase 1 of2 of the Hilltop Subdivision development. Phase 2 received preliminary plat approval on March 2, 2020 and contains 8 lots for a total of 3 7 total lots in both phases. Subject property is located in unzoned Baldwin County within planning district 17. All items identified by the Planning Department during the review process have been addressed by the applicant. The developer has indicated to staff an interest in annexing subject property into the City of Fairhope. The lot size and width of subject property appears to be consistent with R-1 Low Density Single Family Residential District, which is the "default "zoning district for direct annexation appeals to the City Council. It is not known if the annexation, if requested, will be a direct appeal to the City Council or a conditional annexation to be considered by the Planning Commission and City Council. If the applicant requests annexation, staff will coordinate with the applicant, as necessary because the annexation will likely alter the resolution of dedication of improvements as well as result in a new maintenance bond in a larger dollar amount to include ROWs in addition to utilities. Staff recommends APPROVAL contingent upon satisfaction of the following conditions preceding application of signatures to the final plat: 1. Common Area #3 a. The portion of common area #3 between lots 3 and 4, as well as the portion of common area #3 southeast oflots 3 through 5 adjacent to the entirety of the length of lots 3 through 5 shall be improved to allow safe access by a wastewater vacuum truck. b. Revise the "for construction" landscape drawings as needed to accommodate the vehicle access described in "b" above. 2. Completion of any and all punch list items to the satisfaction of City of Fairhope staff. a. The Code Enforcement Officer will conduct one additional erosion control inspection to make certain the site is adequately stabilized prior to final plat signatures. 3. Memorialize the required follow-up activities required of staff and the applicant as described in Follow-Up Activities Required by Staff and the Applicant. Trey Jinright of JADE Consulting, LLC was present on behalf of the applicant. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. 5 August 3, 2020 Planning Commission Minutes Mr. Turner stated the site looks great and can't wait to have the sidewalks along Section Street connected. Art Dyas made a motion to accept the staff recommendation for APPROVAL of case # SD 20.33, Hilltop Subdivision Phase 1 contingent upon satisfaction of the following conditions preceding application of signatures to the final plat: 1. Common Area #3 a. The portion of common area #3 between lots 3 and 4, as well as the portion of common area #3 southeast of lots 3 through 5 adjacent to the entirety of the length of lots 3 through 5 shall be improved to allow safe access by a wastewater vacuum truck. b. Revise the "for construction" landscape drawings as needed to accommodate the vehicle access described in "b" above. 2. Completion of any and all punch list items to the satisfaction of City of Fairhope staff a. The Code Enforcement Officer will conduct one additional erosion control inspection to make certain the site is adequately stabilized prior to final plat signatures. 3. Memorialize the required follow-up activities required of staff and the applicant as described in Follow-Up Activities Required by Staff and the Applicant. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE-Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY -none. SD 20.35 Public hearing to consider the request of Red Barn Properties, LLC for plat approval of Bell Family Subdivision, a 2-lot minor division, David Diehl. The property is approximately 6.8 acres and is located on the south side of Red Barn Road approximately .3 mines east of County Road 33. Mrs. Walley gave the staff report saying the proposed subdivision does not include the building of any infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water and gas services are available through the City of Fairhope. Electrical services shall be provided by Baldwin EMC. AT&T will provide services as well. The Fire Inspector has stated that the exiting hydrants in the proximity are sufficient. Flow model data has been provided. The nearest fire hydrant is illustrated on the plat. The preliminary plat illustrates a 2-lot subdivision, with Lot 13A and Lot 13B illustrated as a "flag-shaped" lots. Minimum building setback lines are illustrated on each lot where the lots reach 100' in width. Drainage and utilities easements are illustrated between each lot. Additionally, the applicant has requested a sidewalk waiver stating that there are no sidewalks in the immediate vicinity. It should be noted that this application is a resubdivision of Lot 13 of the Red Barn Subdivision which was a 16-lot subdivision approved by Planning Commission in 2017. Staff recommends APPROVAL contingent upon the following conditions: 1. Provision of all notes on the final plat as provided on the original SD 17 .12 Red Barn Subdivision; and 6 August 3, 2020 Planning Commission Minutes 2. As a requirement of the previous approval, " The Owner of each lot shall provide to the City of Fairhope Planning Department a signed and sealed certification from an Alabama registered professional civil engineer and wetland specialist stating that the drainage and LID have met the City of Fairhope drainage and LID requirements." This should be completed prior to the approval of any building permits; and 3. Approval of the sidewalk waiver. Mr. Turner questioned whether there are deed restrictions to prohibit the further subdivision of these lots and he asked if flag lots are not required to have 100' of street frontage. Mr. Watson explained the 100' is measured at the building setback line. Michael Bell, applicant, addressed the Commission saying he would like to split the lot to create a lot for his daughter to build a home. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Turner stated the Commission was told these lots would not be re-subdivision and so waivers were granted for sidewalks and overall drainage. He added the adjacent property owners were against small lots. He said if it keeps being subdivided then sidewalks and drainage need to be required. Mrs. MacKellar said she agreed with Mr. Turner's comments. Mr. Bell said this request is no different than what has already been done out there. Mr. Watson stated the notes from the original plat need to be duplicated on this plat. Mr. Turner suggested tabling the request to see what was agreed upon for this development. Art Dyas made a motion to accept the staff recommendation for APPROVAL contingent upon the following conditions: 1. Provision of all notes on the final plat as provided on the original SD 17 .12 Red Barn Subdivision; and 2. As a requirement of the previous approval, " The Owner of each lot shall provide to the City of Fairhope Planning Department a signed and sealed certification from an Alabama registered professional civil engineer and wetland specialist stating that the drainage and LID have met the City of Fairhope drainage and LID requirements." This should be completed prior to the approval of any building permits; and 3. Approval of the sidewalk waiver. Kevin Boone 2nd the motion and the motion carried with the following vote: A YE -Art Dyas, John Worsham, Clarice Hall-Black, Kevin Boone. NAY Harry Kohler, Lee Turner, and Hollie MacKellar. SD 20.36 Public hearing to consider the request of Jason Tickle for plat approval of Shiawasena Subdivision, a 2-lot minor division, Hunter Smith. The property is approximately 3 acres and is located on the west side of Main Street between Chapman Street and Taylor Street. Ms. Walley gave the staff report saying the proposed subdivision does not include the building of any infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water, sewer, and gas services are available through the City of Fairhope. Electrical services shall be provided by Riviera Utilities. AT&T will provide services as well. The 7 August 3, 2020 Planning Commission Minutes Fire Inspector has stated that the exiting hydrant in the proximity is sufficient. Flow model data has been submitted by the applicant. The fire hydrant is not illustrated on the plat and would therefore be a condition of approval. The preliminary plat illustrates a 2- lot subdivision, with Lot 1 illustrated as a "flag-shaped" lot. It should be noted that the lot width requirement for an R-1 zoned property is 100-feet. Therefore, the building setback for Lot 1 should be revised to reflect a 40-foot building setback where the lot reaches 100-feet in width. Additionally, the applicant has requested a sidewalk waiver stating that there are existing sidewalks are on Main Street across from the subject property. Staff recommends APPROVAL contingent upon the following conditions: 1. Illustrate existing hydrant on the plat; 2. Revision of the setback line for Lot 1 to reflect a 40-foot building setback where the lot reaches 100-feet in width; and 3. Approval of the sidewalk waiver. a. Illustration of a sidewalk easement. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. John Worsham made a motion to accept the staff recommendation for APPROVAL contingent upon the following conditions: 1. Illustrate existing hydrant on the plat; 2. Revision of the setback line for Lot 1 to reflect a 40-foot building setback where the lot reaches 100-feet in width; and 3. Approval of the sidewalk waiver. a. Illustration of a sidewalk easement. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE-Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY none. SD 20.37 Public hearing to consider the request of FST Floyd Enfinger for plat approval of Fairhope Farms, a 2-lot minor division, Hunter Smith. The property is approximately 23 acres and is located on the west side of Thompson Hall Road between Fairhope Avenue and Morphy Avenue. Ms. Davis gave the staff report saying the subject property is in Fairhope's Planning Jurisdiction and therefore must follow Fairhope's Subdivision Regulations. The proposed subdivision according to Fairhope's Subdivision Regulations is a minor subdivision and has been reviewed accordingly. Fairhope's Subdivision Regulations Article VI Section D requires the provision of sidewalks along all streets in the Planning Jurisdiction of Fairhope. The applicant does not wish to install sidewalks above and beyond the sidewalks that are in place at this time within the City of Fairhope's right-of-way and is requesting a sidewalk waiver. The proposed subdivision does not include the building of any infrastructure or improvements therefore a tree protection plan, landscape plan, and other criteria required for a major subdivision is not applicable. The proposed subdivision did not trigger a traffic study. Concerning storm water runoff none of the existing flow patterns will be changed by this replat. Water, Gas, and Sewer services will be provided by the City of Fairhope. Power is supplied by Riviera Utilities and the telephone service is provided by AT & T. It should be noted that the subject site is a Fairhope Single Tax property. The plat should be revised to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Staff recommends APPROVAL conditional upon the following: 8 August 3, 2020 Planning Commission Minutes 1. The approval of a sidewalk waiver. 2. Revision of the plat to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Hunter Smith of Smith, Clark & Associates, LLC was present to answer any questions. Mr. Turner opened the public hearing. Having no one present to speak, he closed the public hearing. Mr. Turner stated sidewalks are needed along all rights-of-way. He said ifwe are not going to require them, then the regulations need to be changed and stop granting waivers. Mr. King explained constructing sidewalks will change the subdivision request from a minor to a preliminary plat. Mr. Turner suggested excluding fire hydrants and sidewalks from the list of improvements for minors. Kevin Boone made a motion to accept the staff recommendation for APPROVAL conditional upon the following: 1. The approval of a sidewalk waiver. 2. Revision of the plat to include a lease hold certificate and a signature block for the Fairhope Single Tax Corporation. Art Dyas 2nd the motion and the motion carried unanimously with the following vote: A YE -Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY none. ZC 20.04 Public hearing to consider the request of the City of Fairhope Planning and Zoning Department for proposed amendments to Article III, Section C. to establish regulations for waterfront lots in the Zoning Ordinance, Hunter Simmons. Mr. Simmons gave the staff report saying the current regulations do not clearly define waterfront lots and specifics for accessory structures on waterfront lots. Staff recommendation is to APPROVE as requested. Mr. Turner opened the public hearing. Ryan Baker of WA V Architects -He requested a definition of "boathouse" be included in the amendment. He also stated concern with accessory structures not being allowed within the front or side yards. Having no one else present to speak, Mr. Turner closed the public hearing. There was discussion regarding structures over the water and adding a definition for boathouse. Mr. Worsham suggested holding the case over to allow additional information to be provided for accessory structure allowances. Hollie MacKellar made a motion to TABLE the request for further discussion. Kevin Boone 2nd the motion and the motion carried unanimously with the following vote: AYE-Art Dyas, Harry Kohler, John Worsham, Lee Turner, Hollie MacKellar; Clarice Hall-Black, and Kevin Boone. NAY -none. Having no further business, Kevin Boone made a motion to adjourn. John Worsham 2nd the motion and the meeting was adjourned at 8:25 PM. Lee Turner, Chairman 9