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HomeMy WebLinkAbout1994-11-28 ccm ---- MINUTES OF THE MEETING OF THE CITY COMMISSION BOZEMAN, MONTANA November 28, 1994 ***************************** The Commission of the City of Bozeman met in regular session in the Commission . Room, Municipal Building, November 28, 1994, at 3:00 p.m. Present were Mayor Vincent (for the afternoon session), Commissioner Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost, City Manager Wysocki, City Attorney Luwe and Clerk of the Commission Sullivan. The meeting was opened with the Pledge of Allegiance and a moment of silence. Mayor Vincent asked if any of the Commissioners wanted to remove any of the Consent Items for discussion. City Manager Wysocki requested that authorization to seek a financial advisor for the $5 million general obligation bond issue be removed for discussion. Minutes - November 14. 1994 . It was moved by Commissioner Youngman, seconded by Commissioner Stiff, that the minutes of the regular meeting of November 14, 1994, be approved as submitted. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost and Mayor Vincent; those voting No, none. Mayor Vincent deferred action on the minutes of the regular meetings of September 6, September 12, October 3, October 17, and November 21, 1994 to a later date. Preliminarv Dlat review for Brookside Subdivision - John Marks. Scenic Developers. Inc. - to subdivide 5.075 acres into UD to 30 residential lots for mixed sinale-familv. dUDlex. and multi- familv develoDment - Lot 1. COS No. 1840 (alona the north side of the 2500 block of West Babcock Street) (P-9456) . This is the time and place set for the review of the preliminary plat for Brookside Subdivision, as requested by John Marks, Scenic Developers, Inc., under Application No. P-9456, to subdivide 5.075 acres into up to 30 residential lots for mixed single-family, duplex, and multi-family development. The subject parcel is described as Lot 1, Certificate of Survey 11-28-94 u_,,__.___ - 2 - No. 1840, and is generally located along the north side of the 2500 block of West Babcock Street. Associate Planner/Urban Designer Patrick Morris presented the staff report. He noted that the subject site is located immediately west of the Human Resource Development Council development, at North 25th Avenue extended. . The Associate Planner stated that the City-County Planning Board held the public hearing on this preliminary plat at its meeting of November 15, following which it voted to recommend approval, subject to 35 conditions. Since that decision, the applicant has expressed concern about Condition No. 15, which requires the extension of North 25th Avenue from the north property line to West Mendenhall Street, to a full City street standard, including curb, gutter and sidewalks. He stated that this portion of the roadway is located off-site; however, staff feels that West Mendenhall Street provides a more logical terminus for full City street improvements than the northern boundary of the subject property. He noted that the applicant has talked to both the Planning staff and the City Engineer about this issue. The City Engineer has stated his preference for having the City Commission make this type of decisions; . however, staff continues to recommend that this portion of North 25th Avenue be developed to full City standard from West Babcock Street to West Mendenhall Street. The Associate Planner cautioned that if the Commission chooses to require that North 25th Avenue be constructed to a full City street standard, the result could be the relocation or loss of two or three mature trees which are located in the dedicated street right-of-way. He noted that staff has researched the costs of relocating the trees which are located within the street right-of-way and have estimated the total cost at $1,000 to $1,500. Associate Planner Morris stated that, in addition to the concern regarding the roadway, the applicant's consulting engineer has submitted a letter, dated November 17, in which he requests revisions to four or five of the conditions. He distributed copies of that letter to the Commissioners, after which he reviewed the requested changes and issues raised. He . noted that the applicant's engineer has raised a question about requiring easements along the back of the lots, next to the linear park. He noted that the subdivision regulations require that easements be located along the front and the rear of lots, to ensure adequate provision of services to the various lots. He stated the applicant has been in contact with Montana Power Company but, to date, has been unable to reach representatives of the cable television and 11-28-94 - "..""..--" .~-"-- --- - 3 - telephone companies regarding the necessity of the easements. He stated the intent of this condition is to ensure there are adequate easements for the utility companies, but staff does not want to require more easements than are determined necessary. He then suggested that this issue could be addressed by amending the condition to require that easements be located . on the final site plan, with supporting documentation from the various utility companies regarding the needed easements; or by leaving the condition as it stands with the understanding that if the applicant is able to obtain the necessary documentation from the various utility companies, the Commission could act on modification of the condition under Consent Items on a future agenda. Responding to Commissioner Frost, Associate Planner Morris stated there is an existing dedicated right-of-way for North 25th Avenue. He then reminded the Commission that this parcel as well as the parcel on the east side of the street immediately north of the subject parcel are currently going through the annexation process; however, the remainder of the street is located in the county. He stated that a review of the site this afternoon revealed that seven or eight trees are located within the dedicated right-of-way and will need to be removed or . relocated for a full City standard street. He stated that if a 28-foot pavement only standard is required, it could be installed without requiring that any of the trees be moved; however, it might be close enough to the trees to raise some safety issues. Further responding to Commissioner Frost, the Associate Planner stated he is not sure whether any of the trees are located in the line for the sidewalk. He then suggested that if the trees were located outside the line of the dedicated right-of-way, there would be no question about any negative impacts to either the roadway or the trees. In response to concerns raised by Commissioner Frost, the Associate Planner stated he feels that the appropriate transition could be made between a City standard street on North 25th Avenue and the County standard on West Mendenhall Street at that intersection. He noted that some of the installation would be temporary in nature, but could be easily . constructed. Responding to questions from Commissioner Stiff, the Associate Planner stated that staff and the applicant are comfortable with Condition No.2 as forwarded by the Planning Board. He indicated that the Planning staff recognizes the concerns raised about Condition No. 11; however, he stated that with the proposed options he submitted above, he feels that issue 11-28~94 _. ---_._-~._'-'- -- .-- - 4 - can be adequately addressed. He then offered specific additional language for No. 11, as follows "If applicant is able to provide substantiation from each of the utility providers in the Bozeman area that easements are not necessary along the back half of the proposed lots east of North 25th Avenue, then said easements shall not be required on the final plat." . City Attorney Luwe stated his support of the proposed language, as well as the two options which Associate Planner Morris has forwarded. Mr. John Marks, applicant, addressed the proposed revisions to conditions as forwarded by his consulting engineer in the letter dated November 17. He stated his preference for the wording in Condition No. 2 as forwarded by the Planning Board; and stated his concurrence with the Associate Planner's suggested revision to Condition No. 11. He then addressed Condition No. 15, which is his main concern. He indicated a willingness to extend North 25th Avenue to West Mendenhall Street; however, he asked that a County standard extension be allowed. He stated his disagreement with the Planning staff's position that West Mendenhall Street provides a more logical terminus for discontinuance of a City standard street section. He noted that the easement for this roadway north of his property is located in the . county. While Ms. Karen Neibauer has agreed to annexation of her property in conjunction with this subject parcel, she has also made it clear that she wishes to incur no costs for doing so. He further noted that the property on the other side of the roadway will still be in the county. He stated that both of his neighbors to the north are adamant about not wanting to lose their trees. He noted that the photographs he had attached to his letter, dated November 22, were to show where those mature trees are located and the narrow space for a roadway. He stated that, given the space available on the lots, there is not sufficient room to relocate all of the trees at issue. Mr. Marks compared the extension of North 25th Avenue to the extension of West Mendenhall Street, which was completed in conjunction with the recently-approved HRDC project. He noted that the Human Resource Development Council was only required to improve . West Mendenhall Street to a County road standard; and he feels that he should be held to that same standard. He suggested that a 24-foot-wide County standard road would be adequate, although it appears a 28-foot-wide road could be installed without impacting the existing trees. He noted that in the future, when the subdivisions to the north are annexed into the city, then the roadway can be upgraded to a City standard, with the costs to be borne by the adjacent 11-28-94 -- ~ 5 - subdivisions rather than his subdivision. He then stated that City Engineer Brawner has informally indicated that he would be willing to not require sidewalks and curbs and gutters immediately along the extension of North 25th Avenue; however, he would like to see 36 feet of pavement. . . The Commissioners, in turn, forwarded their positions on the three conditions which are at Issue. Commissioner Frost stated his concurrence with leaving Condition No.2 as written; amending Condition No. 11 to allow the applicant to come back with a request that easements not be required, along with adequate documentation. On Condition No. 15, he stated a willingness to allow a County standard street; however, he suggested that the trees should be moved out of the right-of-way for the street while they are still young enough to transplant. He expressed concern that if they are allowed to remain in their current locations until the street is improved to a City standard, they will be too old and big to relocate successfully. He then noted that if trees are located in the sidewalk line, the sidewalk can be curved around them under the City's policy, so that is not such a critical issue. . Commissioner Stueck stated concurrence with Commissioner Frost on Condition Nos. 2 and 11. He stated, however, that he has a problem with even requiring the extension of North 25th Avenue from the north edge of this parcel to West Mendenhall Street. He indicated his preference would be to end the street at the north end of the property, and require the applicant to execute a waiver of right to protest the creation of a special improvement district for improvement of that roadway at some time in the future. In response to that proposal, staff indicated that a temporary cul-de-sac will be required; and 100 feet of right-of-way is needed. The Planning Director cautioned that at the present time, there is a 60-foot right-of-way, so additional right-of-way would be needed for that alternative. Responding to City Manager Wysocki, Mr. Marks stated that he has not spoken with . the property owners to the north about the possibility of an easement for curving the sidewalk around existing trees. He noted that from a distance standpoint, such an easement would be possible on Ms. Bos's property; however, he noted that Ms. Neibauer's home is located within fifteen feet of the property line. 11-28-94 - 6 - Further responding to the City Manager, Mr. Marks stated he would be willing to install a County standard road, at a paving width of up to 28 feet. He stated, however, that he does not want to incur the costs of installing curb, gutter and sidewalk at this time, at an estimated cost of $15,000; and he does not want to sign a waiver of right to protest the . creation of a special improvement district for future improvements to that roadway. He feels, instead, that the property owners adjacent to the subject portion of North 25th Avenue should be responsible for the costs of those improvements. Commissioner Stiff stated his concurrence with the other Commissioners on Condition No.2. He suggested that Condition No. 11 be modified with the language proposed by Associate Planner Morris so that the issue can be handled at staff level. He then stated a willingness to amend Condition No. 15 to allow the applicant to install a 28-foot-wide County standard street at this time, along with a waiver of right to protest the creation of a future special improvement district for improvements to that roadway, noting he feels that this option would be in the best long-term interests of the community. Mayor Vincent stated his concurrence with the other Commissioners on Condition . Nos. 2 and 11. He noted that the North 25th Avenue issue is a difficult one. He then stated his philosophical dislike for the grid system, stating it encourages drive-through traffic in residential neighborhoods. He expressed concern that the extension of North 25th Avenue from Durston Road to West Babcock Street will simply provide one more street for people to use when traveling through the community. He then stated that he supports Commissioner Stueck's suggestion. However, if that is not possible under subdivision regulations, then he supports allowing a narrower street configuration which is less attractive for drive-through traffic. Responding to questions from the Commissioners, the Planning Director indicated that the length of North 25th Avenue from West Babcock Street to the north boundary of the subject property is 621 feet. A cul-de-sac street may not be greater than 500 feet if it is a . permanent installation, although a temporary cul-de-sac may be longer. The City Manager reminded the Commission that the extension of North 25th Avenue provides a second access to the subject site; and that is required for emergency purposes. He cautioned there is no other logical secondary access for this site. He further reminded the 11-28-94 -.---...--....--- - 7 - Commission that through recent approvals of development proposals in this immediate area, the extension of North 25th Avenue has been planned and accommodated in the conditions. Commissioner Frost stated his support for the grid street system. He then indicated support for allowing a 28-foot-wide street, even through the subdivision; however, he . recognizes the need to uphold the City's street standards in city subdivisions. He further stated his support for extension of North 25th Avenue to West Mendenhall Street and his opposition to the idea of a cul-de-sac or dead end street. City Manager Wysocki suggested that if the full City standard street is not installed, it may be beneficial to consider installing the pavement in a location other than the center of the right-of-way. After discussion on its potential location, the City Manager requested that the exact location of the paving be left to City staff; the Commission concurred. The Commissioners also discussed the potential of requiring curb, gutter and sidewalk along one side of the roadway, but decided not to require it at this time in light of various problems that might be encountered when the roadway is upgraded to City standards. Responding to questions from the Commission, Mr. Marks stated that on a County . standard road, storm water can run off the roadway and be accommodated along the edges. With a City standard roadway, including curb, gutter and sidewalks, a storm drainage system must be installed; and that is where a substantial portion of the costs is encountered. It was moved by Commissioner Stueck, seconded by Commissioner Frost, that the Commission approve the preliminary plat for Brookside Subdivision, as requested by John Marks, Scenic Developers, Inc., under Application No. P-9456, to subdivide 5.075 acres into up to 30 residential lots for mixed single-family, duplex, and multi-family development, subject to the following conditions: 1 . The final plat shall conform to the Uniform Standards for Final Subdivision Plats, contain all appropriate certificates, and be accompanied by all appropriate documents, including a Platting Certificate; . 2. The following note shall be added to the plat: Due to the relatively high groundwater table within the subdivision, it is not recommended that residences with full or daylight basements be constructed; 3. The County Weed Control Officer shall approve a Weed Control Plan for the subdivision, and a signed copy of the plan shall be submitted to the Planning Office prior to final plat approval; 11-28-94 ~ ...---.----.- - 8 - 4. The covenants shall be amended as recommended by staff, and submitted to and approved by Planning Staff prior to final plat approval; 5. The developer shall obtain an on-site investigation which determines if any hydric soils are present, and shall mitigate as required by the appropriate agency; . 6. Preliminary plat approval does not exempt the developer from impact fees established at a later date which are based on final plat approval or building permit approval. Final plat approval(s) shall be subject to any impact fees which are implemented prior to said final plat approval. Development of individual lots shall be subject to any impact fees applicable building permit applications implemented prior to building permit approval; 7. The developer shall have three years from the date of preliminary plat approval to complete the above conditions and apply for final plat approval of all phases of the subdivision; 8. If construction activities related to the project results in the disturbance of more than 5 acres of natural ground, an erosion/sediment control plan may be required. The Montana Department of Health and Environmental Sciences, Water Quality Bureau shall be contacted by the applicant, to determine if a Storm Water Discharge Permit is necessary. If required by the WQB, an erosion/sediment control plan shall be prepared for disturbed areas of 5 acres or less if the point of discharge is less than 100 feet from State Waters; . 9. Approval from the Subdivision Program of the Montana Department of Health and Environmental Sciences Water Quality Bureau must occur prior to final plat approval, pursuant to Section 16.16.101 through 16.16.805, ARM; 10. If it is the developer's intent to file the plat prior to the completion of all required improvements, an Improvements Agreement shall be entered into with the City of Bozeman guaranteeing the completion of all improvements in accordance with the preliminary plat submittal information and conditions of approval. If the final plat is filed prior to the installation of all improvements, the developer shall supply the City of Bozeman with an acceptable method of security equal to 150% of the cost of the remaining improvements; 11. Ten-foot-wide utility easements shall be located at the front and rear of each lot, along the north side of proposed Lot No.8 and along the eastern edge of the subject property in the dedicated park land area. If applicant is able to provide substantiation from each of the utility providers in the Bozeman area that easements are not necessary along the back half of the proposed lots east of . North 25th Avenue, then said easements shall not be required on the final plat; 12. That any existing barbed wire or electric fencing around the perimeter of the property shall be replaced with a fencing material mutually acceptable to property owners prior to final plat approval; 11-28-94 - 9 - 13. That a "no access" note shall be placed on the final plat restricting access to West Babcock Street from proposed Lot Nos. 1 and 9; 14. The final plat shall reflect the ultimate subdivision of the property; 15. The applicant shall extend North 25th Avenue from the northern edge of the subject property to West Mendenhall Street at a . County road standard, with no curb, gutter or sidewalk, to the satisfaction of the County Road Superintendent; 16. The proposed "open space" shown on the preliminary plat shall be dedicated as park land to the City of Bozeman. The final plat shall indicate this dedication and shall reference this land as "Public Park"; 17. Water and sewer main extensions must be designed by a Professional Engineer; 18. Plans and specifications for water and sewer must be submitted to both the City of Bozeman and the State Department of Health and Environmental Sciences for review and approval prior to the start of construction; 19. The applicant must provide professional engineering services for construction inspection, post-construction certification, and preparation of mylar record drawings; 20. All water and sewer main extensions and service stubs must be installed, tested, approved and accepted by the City prior to . issuance of any building permits for this subdivision; 21. All lots shown as proposed townhouse lots must have adequate water and sewer service stubs installed to the lots to service each individual townhouse; 22. All publicly dedicated streets shall be of standard residential street design. This would include standard 60-foot rights-of-way, 37 foot back-of-curb street widths; 23. All applicable regulatory and street marker signs shall be installed by the developer and in accordance with City standards; 24. Park area shall have all fencing material, construction debris, and other trash removed. Area shall be leveled and any disturbed areas reseeded, as to allow mowing with turf type mowers; 25. Sidewalks will be installed at points where the park borders West Babcock Street; 26. All survey property pins on the park boundary shall be delineated . with flat flexible fiberglass posts * a minimum of 6' in length with no less than 2 feet driven into the ground. Each post shall be labeled with a permanent glue on sign * * stating Park Boundary. *Posts shall be equivalent to CARSONITE type - 6 feet long by 3 inches wide, white or brown in color. * *Sign shall be permanent glue on outdoor type approximately 2 3/4 inches by 14 inches stating Park Boundary or Property Boundary; 11 ~28-94 ---...-- - 10- 27. The property is subject to the following paybacks prior to final plat approval: a. Daum sewer main b. SID No. 662 c. HRDC sewer 28. A no access easement strip prohibiting direct access to West . Babcock Street shall be provided for all lots adjacent to West Babcock Street; 29. A Stormwater Drainage/Treatment Grading Plan and Maintenance Plan for a system designed to remove solids, silt, oils, grease, and other pollutants must be provided to and approved by the City Engineer. The plan must demonstrate adequate site drainage (including sufficient spot elevations), stormwater detention/retention basin details (including basin sizing and discharge calculations, and discharge structure details), stormwater discharge destinations, and stormwater maintenance plan; 30. The property owners shall provide and file with the County Clerk and Recorder's Office an executed waiver of right to protest creation of SID's. The waivers shall specify that in the event SID's are not utilized for the completion of these projects, the applicant shall agree to participate in an alternate financing method for completion of said improvements on a fair share, proportionate basis as determined by square footage of the property, linear front footage of the property, taxable valuation of the property, or combination thereof. Said waiver shall include . the following improvements: a. North 17th Collector sewer improvements; b. Park maintenance and/or improvement district(s); and c. North 25th Avenue street improvements. Said waivers shall be a covenant running with the land and shall not expire. 31. A 35-foot setback shall be shown on the final plat for the entire length of the watercourse. No buildings, decks, or impervious surfaces may be constructed in the watercourse setback; 32. Plans and specifications for any water, sewer and/or storm sewer main extensions, and public or private streets (including curb, gutter and sidewalks) prepared by a Professional Engineer (PE) licensed in the State of Montana shall be provided to and approved by the City Engineer. Water and sewer plans shall also be approved by the Montana Department of Health and . Environmental Sciences. The applicant shall also provide professional engineering services for construction inspection, post~ construction certification, and preparation of mylar record drawings. Specific comments regarding the existing and proposed infrastructure shall be provided at that time. Construction shall not be initiated on the public infrastructure improvements until the plans and specifications have been approved and a preconstruction conference has been conducted. No building permits will be issued prior to City acceptance of the water and sewer improvements; 11-28-94 - - 11 - 33. City standard residential sidewalks shall be constructed prior to occupancy of any structure on the property. Upon the third anniversary of the plat recordation of any phase of the subdivision, any lot owner who has not constructed said sidewalk shall, without further notice, construct within 30 days, said sidewalk for their lot(s), regardless of whether other improvements have been made upon the lot. This condition shall be included on the plat; . 34. All infrastructure improvements including 1) water and sewer main extensions, and 2) public and private streets including curb/gutter, sidewalks, and storm drainage infrastructure improvements shall be financially guaranteed or constructed prior to occupancy. No building permits will be issued prior to completion and acceptance of the water and sewer improvements; and 35. The no build easement on the north side of Lot Nos. 8 and 16 shall be depicted on the plat in a manner subject to review and approval by the Planning Office. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Stueck, Commissioner Frost, Commissioner Youngman, Commissioner Stiff and Mayor Vincent; those voting No, none. Commissioner Frost asked that staff send a letter to the property owners to the north, letting them know that the trees are located in the public right-of-way and indicating that those . trees are at risk. Ordinance No. 1389 - adopting bv reference the latest editions of specified technical codes. and providing for automatic adoPtion of all future editions of said codes under adoPtion bv the State of Montana City Manager Wysocki presented Ordinance No. 1389, as approved by City Attorney, entitled: ORDINANCE NO. 1389 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, PROVIDING THAT THE BOZEMAN MUNICIPAL CODE BE AMENDED BY ADDING NEW SECTIONS TO BE NUMBERED AS SECTIONS 15.01.010 AND 15.01.020 RESPECTIVELY; BY REVISING SECTIONS 15.04.010.15.05.010,15.06.010. 15.07.010, 15.08.010. 15.12.010, 15.14.010, 15.16.010, 15.24.010, 15.30.010, AND BY REPEALING . SECTIONS 15.05.020, 15.07.020, 15.08.200, 15.14.020, 15.20.150, 15.28.140 AND DECLARING SAME TO BE NULL AND VOID AND OF NO EFFECT; FURTHER PROVIDING FOR THE ONGOING ADOPTION OF VARIOUS MODEL BUILDINGS. HOUSING AND TECHNICAL CODES AND THE ACCOMPANYING STATE ADMINISTRATIVE REGULATIONS, AND PROVIDING A PENALTY FOR VIOLATIONS. The City Manager reminded the Commission that this ordinance has been provisionally adopted and recommended that it be finally adopted on second reading. 11-28-94 --.- ..-.- ..----.-..------.--------- - 12 - It was moved by Commissioner Frost, seconded by Commissioner Youngman, that the Commission finally adopt Ordinance No. 1389, adopting by reference the latest editions of specified technical codes. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Frost, Commissioner Youngman, Commissioner Stiff, Commissioner . Stueck and Mayor Vincent; those voting No, none. Ordinance No. 1390 - amending specified sections of Chapter 13 of the Bozeman Municipal Code to provide for revising of the reauirements for the waste water pretreatment program City Manager Wysocki presented Ordinance No. 1390, as approved by the City Attorney, entitled: ORDINANCE NO. 1390 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, PROVIDING THAT THE BOZEMAN MUNICIPAL CODE BE AMENDED BY REVISING SECTIONS 13.28.020, 13.28.040, 13.28.070, 13.28.130, 13.28.140, 13.28.150, 13.28.220, 13.28.230, 13.28.240, 13.28.250, 13.28.260, 13.28.270; BY RENUMBERING SECTIONS 13.28.280,13.28.290,13.28.316 TO SECTIONS 13.28.310,13.28.320, 13.28.330, RESPECTIVEl Y; BY ADDING NEW SECTIONS TO BE NUMBERED 13.28.280, 13.28.310, 13.28.320 AND 13.28.340; BY AMENDING RENUMBERED SECTION 13.28.310; PROVIDING FOR . REVISION TO THE FOLLOWING: DEFINITIONS; DISCHARGE PROHIBITIONS; SAND AND GREASE TRAPS; BUILDING SEWER -- INSPECTION REQUIREMENTS; CONNECTION TO PUBLIC SEWER REQUIRED WHEN; PRIV A TE SEWAGE DISPOSAL FACILITIES -- RESTRICTIONS; ACCIDENTAL DISCHARGES -- NOTICE TO EMPLOYEES; WASTEWATER CLASSIFICATION SURVEY; INDUSTRIAL DISCHARGE PERMIT; MONITORING FACILITIES; SAMPLING AND ANAL YSIS; REPORTING REQUIREMENTS; PROVIDING FOR AFFIRMATIVE DEFENSES; UPSETS; BYPASS; SUSPENSION AND REVOCATION OF PERMIT; AND CIVIL PENAL TIES. The City Manager reminded the Commission that this ordinance has been provisionally adopted and recommended that it be finally adopted on second reading. It was moved by Commissioner Youngman, seconded by Commissioner Stiff, that the Commission finally adopt Ordinance No. 1390, amending specified sections of Chapter 13. The motion carried by the following Aye and No vote: those voting Aye being Commissioner . Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost and Mayor Vi ncent; those voting No, none. Ordinance No. 1393 - annexing West Alderson Street from South 13th Avenue to South 14th Avenue into the MSU Neighborhood Parking City Manager Wysocki presented Ordinance No. 1393, as approved by the City 11-28-94 - 13 - Attorney, entitled: ORDINANCE 1393 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, AMENDING THE BOZEMAN MUNICIPAL CODE BY AMENDING SECTION 10.32.395.A., PERTAINING TO THE AREA DESIGNATED AS THE MSU RESIDENTIAL DISTRICT TO ENLARGE THE AREA TO BE INCLUDED . WITHIN SAID DISTRICT PURSUANT TO SECTION 10.32.395.M. OF THE BOZEMAN MUNICIPAL CODE, WHICH CREATES THE PROCEDURE FOR REVISING THE BOUNDARIES OF AN ESTABLISHED RESIDENTIAL ON- STREET PARKING PERMIT REGULATION PROGRAM. The City Manager reminded the Commission that this ordinance has been provisionally adopted and recommended that it be finally adopted on second reading. It was moved by Commissioner Stiff, seconded by the Commissioner Stueck, that the Commission finally adopt Ordinance No. 1393, to annex West Alderson Street from South 13th Avenue to South 14th Avenue into the MSU Neighborhood Parking District. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Stiff, Commissioner Stueck, Commissioner Frost, Commissioner Youngman and Mayor Vincent; those voting No, none. . Ordinance No. 1394 - Salarv Ordinance for Fiscal Year 1994-1995 City Manager Wysocki presented Ordinance No. 1394, as approved by the City Attorney, entitled: ORDINANCE NO. 1394 AN ORDINANCE OF THE CITY COMMISSION OF THE CITY OF BOZEMAN, MONTANA, FIXING THE MONTHLY SALARY AND OFFICIAL BOND OF THE HEADS OF DEPARTMENTS, CITY JUDGE AND THE EMPLOYEES OF THE CITY COMMISSION OF THE CITY OF BOZEMAN AS REQUIRED BY LAW. The City Manager reminded the Commission that this ordinance has been provisionally adopted and recommended that it be finally adopted on second reading. It was moved by Commissioner Stueck, seconded by Commissioner Frost, that the Commission finally adopt Ordinance No. 1394, setting the salaries for specified employees. . The motion carried by the following Aye and No vote: those voting Aye being Commissioner Stueck, Commissioner Frost, Commissioner Youngman, Commissioner Stiff and Mayor Vincent; those voting No, none. 11-28-94 ---.-.-.. . _...__.______.__..__._...u_______. _.__.._.._ __ .___.._n___.._..___.__ - 14 - Recuest for authorization to seek financial advisor for $5 million ceneral obligation bond issue for transDortation. Der memo from Administrative Services Director Gamradt dated November 23. 1994 City Manager Wysocki reminded the Commissioners that he had asked that this item be removed from the Consent Items for discussion. He then asked that Administrative Services Director Gamradt review his memo of November 23. . Administrative Services Director Miral Gamradt stated that in his memo, he lists eight areas of responsibility of a financial advisor. He further noted that in his memo, he recommends that the financial advisor be precluded from bidding on the bonds. The Administrative Services Director stated that whether or not to allow the financial advisor to bid on the bonds is a debatable issue. He stated that conversations with other Finance Directors in the State and other governmental entities reveal almost a nearly even split on whether or not financial advisors should be allowed to bid. He stated, however, that his preference is to preclude the financial advisor from bidding. City Manager Wysocki estimated the cost of using a financial advisor at $10,000 to $15,000. He stated that to ensure that the bonds for the $5 million bond issue are sold in the . most advantageous manner possible, that is a small price to pay. Responding to Commissioner Frost, the Administrative Services Director stated he does not believe that precluding the financial advisor from bidding on the bonds will dramatically decrease the number of bidders for either portion. Responding to Mayor Vincent, Administrative Services Director Gamradt stated that if the City Commission chose not to retain a financial advisor, he would work closely with investment firms, underwriters and bond counsel throughout the process. He then noted that the City of Billings uses financial advisors rather consistently, including bond issues such as large special improvement districts and revenue bonds. Responding to Commissioner Stueck, the Administrative Services Director stated that if the City decides to seek a bond rating, it will cost additional money. . Commissioner Stiff suggested that, with the clean financial records which the City has attained over the past few years, it may be in the City's best interests to seek a new bond rating. Administrative Services Director Gamradt noted that one of the issues that a financial 11-28-94 .--.. . - - .-..---- _ .r__ --..-.-----.-.----.-.- -.---- .------.----..-.--------.--.-.-----.-.----- - 15 - advisor will analyze is whether it would be in the City's best interests to seek a bond rating or to purchase insurance. It was moved by Commissioner Frost, seconded by Commissioner Youngman, that the Commission authorize staff to seek proposal for a financial advisor for the $5 million general . obligation bond issue. and preclude the advisor from bidding on the bonds. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Frost, Commissioner Youngman, Commissioner Stiff, Commissioner Stueck and Mayor Vincent; those voting No, none. Discussion - FYI Items City Manager Wysocki presented to the Commission the following "For Your Information" items. (1 ) Agenda for the Development Review Committee meeting to be held at 10:00 a.m. on Tuesday, November 29, at the Carnegie Building. (2) Memo from Planning Director Epple, dated November 21, forwarding the . recommended six-year plan for the ISTEA Enhancement Program. (3) Letter from the Bozeman Area Chamber of Commerce, dated November 22, notifying the Commission of a meeting with legislators set for 7:30 a.m. on Friday, December 16, at the GranTree Inn. (4) Agenda for the County Commission meeting to be held at 1 :30 p.m. on Tuesday, November 29, at the Courthouse. (5) Letter from the Association of Government Accountants, dated November 21, announcing that Controller Peg Biekert has been granted the designation of Certified Government Financial Manager (CGFM). The City Manager noted this is indicative of staff members' continued efforts to better themselves in their respective areas of expertise. . (6) The City Manager submitted his weekly report, as follows. (1) Indicated he is working on legislative issues, and obtaining sponsors for various bills. (2) Stated he will be meeting with Alec Hansen, Executive Director of the Montana League of Cities and Towns on Friday, to discuss the gas tax issue more extensively. (3) Noted that within thirty days of the election, the Commission must adopt a resolution authorizing the issuance of the general 11-28-94 - 16 - obligation bonds and providing for reimbursement of expenditures incurred prior to receipt of the bond proceeds. (7) The City Manager noted that the Commissioners have received a letter requesting the extension of sewer service to a mobile home court. He reminded them that the . annexation process has been started for that mobile home court, since the agreement was that the mobile home court would be annexed to receive sewer service. He further noted that City staff asked that water service also be extended to the site, to ensure adequate water for firefighting purposes, since the court contains several older homes. He noted that the applicant had indicated that, because of the costs of extending both water and sewer services to the site, he did not wish to do both at the same time. He then proposed the possibility of extending both services at the same time, preferably before the new highway improvements are completed, with the costs of the water service to be deferred for a specified period of time. Commissioner Stiff noted that this issue graphically demonstrates how Quickly a problem immediately outside city limits can Quickly impact the City and its services. Commissioner Frost stated he feels that some mechanism is needed to ensure that . the water service is installed at the same time as the sewer service. He then suggested that if the subject property is not annexed at the time the services are installed, a set timeline should be set for completion of the annexation. (8) Commissioner Frost stated that he received telephone calls from two neighbors before Thanksgiving about getting notices for failure to shovel their sidewalks. He noted that their sidewalks had not been adequately cleared; and he made them aware of the requirements of the ordinance. (9) Commissioner Stueck submitted the following. (1) Distributed copies of an article entitled "Plucked Chickens Are Coming Home To Roost", which was published in the Nation's Business News. (2) Will attend a breakfast meeting on Thursday morning with bankers and members of the Gallatin Development Corporation and others to discuss the Eagle . Mount project. He then stated his intent to talk to the bankers about the issue of financing for affordable housing in the community at that time. (3) Suggested that the Commission discuss the recent decision on the master plan amendment requested by Don Hannah in the very near future. 11-28-94 ---- ----- - ------ - ------ - - - 17 - (10) Commissioner Stiff submitted the following. (1) Stated he is becoming more concerned about the condition of West Babcock Street, particularly as additional developments are approved. (2) Stated he is receiving inquiries about impact fees. (3) Noted he is receiving telephone calls from people who are getting their driveways plowed full. (11) Commissioner Youngman submitted the following. (1) Noted the importance . of getting everyone involved in an affordable development to discuss creative ways of making that development more affordable, including bankers, realtors and developers. (2) Announced that she will be attending the NLC Congress of Cities later this week, and will return late Sunday evening. (3) Attended a planning meeting for weed control workshops which are scheduled for the first part of the year. She noted the importance of remembering weed control issues when approving various development requests, even within city limits. (4) Stated that during the planning meeting on weed control, she and County Commissioner Kris Dunn discussed the Hannah master plan amendment decision. She noted that one of the ideas generated in that discussion was the creation of a task force, comprised of staff members and Commission members to review possible ways to improve the review process. . (12) Commissioner Youngman asked that at the Recreation and Parks Advisory Board meeting on Thursday evening, Commissioner Stueck forward the Commission's concern that undeveloped open space and developed parkland areas be considered when developing the long-range parks master plan. Commissioner Stueck noted that one of the Board's main concerns is that area in the County immediately outside city limits is lacking parkland. He then stated that, except for sports fields, the City seems to have adequate parkland. ( 13) Commissioner Stiff expressed concern that the "FYI" discussion seems to be expanding beyond what it was designed to accommodate. He suggested that alternate meetings and work sessions could help to address the problems that could be encountered by expanding this agenda item too much. . Mayor Vincent noted that several months ago, he distributed information on a similar change which was made in the City of Billings. At that time, he asked the Commissioners to think about the idea of work sessions and formal meetings on alternating weeks, with discussion of the issue to be placed on the agenda when someone requested it. He then asked that the discussion be placed on the agenda as soon as possible. 11-28-94 -. -.- --- ----.- - 18 - City Attorney Luwe noted that the City of Great Falls uses the alternate meeting schedule also. (14) Clerk of the Commission Sullivan reviewed the agenda for next week's meeting, which includes four public hearings. (15) Mayor Vincent stated his concurrence with the comments forwarded by . Commissioner Stiff regarding snow plowing and Commissioner Frost's comments regarding snow shoveling. He then noted that with more drop blades, snow could be kept out of driveways and alleys during plowing of the streets. Consent Items City Manager Wysocki presented to the Commission the following Consent Items. Authorize Mavor to sign - Findinas of Fact and Order for Vallev Commons Business Park Subdivision ( 15.02 acres located at the northeast corner of Ferguson Avenue and U.S. 191) It was moved by Commissioner Youngman, seconded by Commissioner Stiff, that the Commission approve the Consent Item as listed, and authorize and direct the appropriate . persons to complete the necessary actions. The motion carried by the following Aye and No vote: those voting Aye being Commissioner Youngman, Commissioner Stiff, Commissioner Stueck, Commissioner Frost and Mayor Vincent; those voting No, none. Recess - 5:00 D.m. Mayor Vincent declared a recess at 5:00 p.m., to reconvene at 7:00 p.m., for the purpose of conducting the scheduled public hearing. Reconvene - 7:00 D.m. Commissioner Stueck noted that, due to his wife's illness, Mayor Vincent had indicated that if he was not present at 7:00 p.m., he would not be in attendance at this portion . of the meeting. It was moved by Commissioner Stiff, seconded by Commissioner Frost, that the Commission authorize the absence of Mayor Vincent from this public hearing, in compliance with Section 7-3-4322(2), M.C.A. The motion carried by the following Aye and No vote: 11-28-94 ----... --. .... - -- ---.. ~_. --- .,...-=--- - 19 - those voting Aye being Commissioner Stiff, Commissioner Frost, Commissioner Youngman and Mayor Pro Tempore Stueck; those voting No, none. Mayor Pro Tempore Stueck then reconvened the meeting, for the purpose of conducting the scheduled public hearing. . Publi~ hearin\J - DrODosed affordable housing policy statement and attendant Quidelines and objectives This was the time and place set for the public hearing on the proposed affordable housing policy statement and attendant guidelines and objectives. Mayor Pro Tempore Stueck opened the public hearing. Neighborhood Coordinator/Grantsperson James Goehrung provided an overview of the document which the Commission has prepared, based on the Housing Task Force recommendations, a town meeting, and four subsequent work sessions. He noted that the Task Force was comprised of 21 members from various facets of the community. He stated that their report, which was developed after nearly one year of research and meetings, included seventeen recommendations which were forwarded with unanimous support from the Task . Force and six other recommendations upon which the members were divided. Those six recommendations pertain to inclusionary zoning. The Neighborhood Coordinator stated that two members of the Task Force have asked that emphasis be placed on the fact that they did not forward inclusionary zoning as a recommendation. Neighborhood Coordinator/GrantspersonGoehrung stated that since the Housing Task Force began its work a year ago, interest rates have risen 3 percent; and the average price of a home has increased from $117,000 to $125,000. Also, a review of the new multiple listing book shows one home in the $60,000 range. That home contains 900 square feet and does not Qualify for conventional financing because of its condition. The listing also reveals a handful of homes in the $80,000 range; and one home in the $90,000 range, which sold the same day it was listed. . The Neighborhood Coordinator stated that under the various recommendations forwarded by the Housing Task Force, an estimated 120 affordable units could be constructed each year. At the present time, there are 375 people waiting for housing assistance in Bozeman. He noted that the housing market is in its typical slowdown period; and, according 11-28-94 - - - 20 ~ to one report, some of the rents in Bozeman have actually dropped in the past two months. Also, some houses are staying on the market a little longer than they have been. The Neighborhood Coordinator then reminded the Commission that the public hearing is to be held at this time, with discussion on the input to be held at the December 12 meeting, . and adoption of the policy, guidelines and objectives scheduled for December 19. Mr. Jim Syth, 2115 Baxter Drive, encouraged the Commission to review and adopt the seventeen recommendations forwarded by the Housing Task Force. He stated that, as a homebuilder and a member of the Task Force, he recognizes the need for affordable housing and would like to see it addressed as quickly as possible. He then noted that the Commission has discussed allowing the private sector eighteen months in which to begin addressing the issue before it considers implementation of inclusionary zoning. He asked that this eighteen- month period not start until after the City has made all of the changes which are included in these recommendations. He noted that some of those changes are projected to take six months; and he feels that the builders should be allowed a full eighteen months in which to utilize those new provisions. . Mrs. Karen Bouse, 206 Pioneer Drive #44, stated she is speaking on behalf of the Bozeman Property Owners' Association. She asked about the $100,000 which the City is being asked to set aside in a Community Housing Fund, and whether any portion of that is from the Valley Unit monies or if it is strictly from the General Fund. Ms. Joan Rudberg, 803 North 17th Avenue, stated she served on the Housing Task Force. She then emphasized the fact that, at no time, did the Task Force consider inclusionary zoning as one of its recommendations. Mr. Dan Kamp, Taylor Architects, stated he was also a member of the Task Force. He raised the question "what is affordable housing and how does it affect the community?" He noted that the Task Force represented a broad spectrum of the community; and he was impressed by the number of areas in which they were able to reach common ground. He noted . that, while the causes of the shortage of affordable housing are many and varied, the solution is rather simpleumore supply. He noted that the recommendations forwarded by the Task Force are designed to generate that supply. The six items pertaining to inclusionary zoning were designed as topics for future discussion and review, not as a part of the recommendations 11-28-94 - 21 - to be considered at this time. He noted concerns that inclusionary zoning could, in fact, be counter productive, reducing the number of lots available and increasing land costs. Mr. Kamp stated that the building community is looking forward to the challenge of providing affordable housing; however, he noted that a partnership between the building . community and the community as a whole, as represented by the Commission, is essential for this effort to be successful. He stated this can be accomplished by adopting the seventeen recommendations forwarded by the Housing Task Force; and allowing the building community eighteen months from the time that all of the recommendations have been implemented to begin effectively providing affordable units. Mr. Kamp noted that one of the key issues to be addressed is the NIMBY factor, which includes consideration of community values as well as immediate neighborhood concerns. He also noted that revision of the approval process, including a major revamping of the concept plan review process is essential. He noted that a critical assessment of a concept plan, before a developer spends a substantial amount of money on a project, would be beneficial to everyone involved. Several revisions to the master plan and the zone code have . been identified; and those which the building community has identified as being important include design restrictions, setbacks and landscaping requirements. He also indicated that a review of the minimum standards for infrastructure, such as street widths and cul-de-sac sizes, should be conducted; and those standards should be lowered wherever possible for affordable housing projects to reduce costs. Mr. Dan Kamp noted that, in reality, very few communities are trying to address the issue of affordable housing. He stated the City and those in the development community are to be commended for their willingness to look at and address the problems. He noted, however, that the success of this endeavor will be in providing those units. Mr. Michael Garrity, 2505 Tayabeshockup Road, noted that, while people in Bozeman have been working toward the very valid goal of providing affordable housing in Bozeman, the . federal government has determined that the cost of housing is too low and had decided to raise it. He noted it is important to look at the local problems in a national context, recognizing the impacts that federal actions may have. He stated that the increased interest rates result in higher costs for housing, including rental rates. 11-28-94 - 22 ~ Mr. Garrity noted that rentals are the most affordable form of housing; and the most economical manner to provide those units is in large scale projects. He indicated that if the State of Montana had programs available for low-cost capital for targeted rental projects, those large scale projects could be more easily developed. . Mr. Garrity stated that allowing greater densities is an important part of the solution. He noted that this involves balancing community interests and neighborhood interests, recognizing the NIMBY syndrome. He then noted that infrastructure requirements must also be carefully considered when looking at infrastructure issues. He cited the recent Durston Meadows proposal as an example, noting that requiring the applicant to install both North 25th Avenue and North 27th Avenue added so much cost against the 145 lots within the subdivision that it overloaded the project, which was designed to provide affordable housing lots. Mr. Garrity then thanked the Commissioners for their willingness to look at the affordable housing issue and try to develop solutions which will result in additional affordable housing units being provided. Mr. Jerry Perkins, 511 North Wallace Avenue, stated his concern about the $100,000 . contribution from the City to the Community Housing Fund. He recognized the importance of a partnership to get the issue of affordable housing addressed; however, he questioned at what point the program will become self-sufficient. He noted some recent projects which have been approved by the City which will generate some affordable housing units, including Dab Dabney's apartment project and the Dickinson Manor project. He cautioned that it is often difficult to wean people off a public program, encouraging the Commissioners to carefully consider the City's annual contribution to this program each time it arises. Mr. Perkins noted that the existing housing situation in Bozeman is terrible. He noted that when his married daughter left Bozeman a few months ago, she was paying $400 in rent. She recently returned to Bozeman; and the cheapest rent she can find is $600, for a very poor apartment. He stated that the Housing Task Force has done a good job of researching the . issue and preparing its recommendations; the development community is willing to begin addressing the issue as soon as possible; and he encouraged the Commission to take whatever steps are necessary to assist in the process. Mr. Jeff Rupp, Executive Director of the Human Resource Development Council, stated he is a member of the Housing Task Force as well as a member of the Governor's 11-28-94 ~ - 23 - Housing Task Force. He encouraged the Commission to favorably consider the seventeen recommendations which were forwarded by the Housing Task Force. He noted that during its review, the Task Force recognized that one of the important roles of the City Commission is to provide the leadership and direction necessary and to pull all of the various entities involved together in working toward a common goal. He also noted that the development of an . affordable planned unit development in the zone code could provide some of the flexibility needed by the development community to successfully construct affordable housing units. Mr. Rupp stated that, at the State level, the task force has been unable to develop any concrete recommendations in the past year and a half for the Governor and the Legislature to consider; and they have requested an additional two years to study the issue further and develop recommendations for consideration at the next legislative session. Mr. Brian Leland, 528 North Bozeman Avenue, noted the City has committed $100,000 to begin the process of addressing affordable housing issues, asking what type of continuing contribution is anticipated. He then noted that at the current time, any attempts to provide affordable housing result in fighting market forces, including supply, demand, and . prices. He stated that many of the people who live on the northeast side of town do so because that is the most affordable housing available in the community at the present time. He noted that many of those homeowners are concerned about the tax burdens which may be placed on them as well as the rest of the community to provide the funding which the City has earmarked for addressing the affordable housing issue. Mr. Leland noted that the wages in Bozeman have been traditionally low. He expressed concern that those living in the new affordable units will be competing with people who have purchased homes on their own. Mr. Leland stated that census figures reveal that every other dwelling unit that is built requires an additional school seat; and the median price for a seat in the middle school is $13,000 and the cost of providing a pathway for the different schools is $35,000. He stated . that even if impact fees for the schools are implemented, they will probably be waived for affordable housing projects; and that will further impact those living outside the affordable housing projects. Mr. Leland noted that providing affordable housing is a grand endeavor; he just cautioned the Commission to consider the actual costs to the community. He noted that 11-28-94 -- ----. - 24- Belgrade has served as the affordable housing community for Bozeman for quite some time; and they have encountered problems in maintaining adequate infrastructure and school systems. He cautioned that care must be taken to ensure that those issues are adequately and appropriately addressed as they arise. Neighborhood Coordinator Goehrung responded to several of the questions which had . arisen during public testimony. He noted that the $1 00,000 for the Community Housing Fund is from the City's General Fund, with none of those monies being from the Valley Unit receivables. He noted that contributions to that fund will be considered on an annual basis, in conjunction with the budgeting process, indicating that the Task Force recommendation was that contributions be made in each of the first three years of the program. He noted those monies are to be allocated to specific items, as contained in the priority list contained in the proposed policy. He stated that if those monies are used to leverage other monies, they could be extremely effective, citing the leveraging which Bozeman Interfaith Housing was able to achieve with its local funding. He projected that the program will never become self-sufficient. He noted that, to date, only the surface of the housing problems in Bozeman have been . addressed, with several other elements remaining to be addressed at some time in the future. He also noted that if the housing market in Bozeman turns around and affordable units are provided, that turn will probably be followed by a rental rehab program, like in the 1980's because those apartments which can now be rented because of the market situation will no longer attract people. He then reminded the Commission that the policy as it is currently written provides for a review in the Fall of 1996, to determine whether the incentives have been successful in generating affordable housing or whether inclusionary zoning needs to be considered. He suggested that this may not provide the full eighteen months of implementation time which the development community is seeking. Responding to questions from Mr. Leland, the Neighborhood Coordinator stated there are no specific guidelines established yet on who would qualify for the affordable housing units. . He indicated that in other communities and programs, it is typical to find a one-year residency requirement or a one-year employment requirement in the community; and those are issues which should be considered in establishing the final guidelines for the program. He then indicated that the definition of affordable and several of the other criteria contained in the proposed policy are based on Housing and Urban Development requirements. 11-28-94 --.- - 25 - Commissioner Youngman noted that the policy, which basically contains a revised version of most of the recommendations from the Housing Task Force, does not include any of the inclusionary zoning issues about which members of the Task Force have expressed concern. She then asked if all of the recommendations have been included, in some form, or if some of the recommendations have been eliminated. . The Neighborhood Coordinator stated that he believes that almost all of the recommendations have been included. He noted that exceptions include optimum value engineering, since the development community has indicated that all possible steps are being taken in that area, and curvilinear sewer lines, which are prohibited under State statutes. Commissioner Youngman noted that members of the development community have forwarded some additional items for possible regulatory reform, under Goal No. 2c. Those suggestions include alternate curb and gutter sections, on-site storm water retention as a part of the open space requirement, and review of the infrastructure requirements, i.e., cul-de-sac turn-around dimensions, in light of minimum life safety standards. Responding to concerns expressed by Mr. Jim Syth, Mayor Pro Tempore Stueck . stated that he feels affordable housing projects which are going through the review process at the time the policy is reviewed in the Fall of 1996 will be considered as the Commission tries to determine whether the policy is effective in generating new affordable housing units. Commissioner Stiff forwarded his hope that the building community will continue to provide input as the Commission considers revisions to the master plan and the lone code and changes to development standards. He then recognized the importance of reviewing the standards for infrastructure, to determine what changes might be accommodated without jeopardizing the public health, safety and welfare for affordable projects. Mr. Dan Kamp suggested that a work session which includes members of the development community, Commissioners and members of the staff would be beneficial in identifying potential areas for revision of standards and requirements and at what level those . requirements may be set without compromising life safety issues. Since there were no Commissioner objections, Mayor Pro Tempore Stueck closed the public hearing. He then thanked the Housing Task Force for all of the work they have done and for the recommendations which they have forwarded. He also noted the amount of time and 11-28-94 -----.- - 26 - effort which the Commissioners and staff have spent on reviewing those recommendations and refining them into a policy which the Commission is considering for adoption. Adjournment - 8:00 c.m. There being no further business to come before the Commission at this time, it was . moved by Commissioner Frost, seconded by Commissioner Stiff, that the meeting be adjourned. The motion carried by the fOllowing Aye and No vote: those voting Aye being Commissioner Frost, Commissioner Stiff, Commissioner Youngman and Mayor Pro Tempore Stueck; those voting No, none. r C i~~./- /5 $~-4 DON E. STUECK Mayor Pro Tempore ATTEST: ~~c:/~D I.. 10 . v.. //v~ R BIN L. SULLIVAN . Clerk of the Commission . 11-28-94 -.....- --.---- ,.