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A
So
hi
everyone
welcome
to
the
joint
evanson
plan,
commission
and
zoning
board
of
appeals
meeting.
This
is
a
meeting
to
train
the
members
of
the
planning
commission
and
the
zoning
board
of
appeals
that
are
transitioning
to
the
newly
established
land
use
commission
to
prepare
both
of
them
for
the
new
duties
and
responsibilities
that
they
maybe
were
not
familiar
with
when
they
were
on
their
respective
recommending
bodies.
A
The
land
use
commission
will
be
holding
its
first
meeting
on
january
12th
2022
at
7pm
via
zoom,
and
tonight
we're
just
going
to
review
the
different
types
of
zoning
relief
applications
that
the
ladies
commission
will
be
considering
the
membership
transition
from
the
planned
commission
and
zoning
board
of
appeals
and
then
any
other
powers
and
responsibilities
that
the
land
use
commission
has
so
I'll
go
ahead
and
pull
up
my
powerpoint
and
then
also
introduce
my
colleagues.
Zoning
administrator
melissa.
Klotz
is
here
as
well
as
megan
jones,
neighborhood
and
land
use.
A
Planner
melissa
was
the
former
zoning
board
of
appeals
liaison
prior
to
passing
the
baton.
To
me,
early
last
earlier
this
year
and
megan
has
been
the
planned
commission
staff
liaison
so
moving
forward
in
2022
megan,
and
I
will
be
rotating
that,
on
a
quarterly
basis,
with
melissa,
of
course,
assisting
as
needed.
So
with
that
this
is
kind
of
our
meeting
agenda
and
what
we'll
try
to
refer
back
to.
A
I
would
prefer
to
not
have
the
slides
up
the
entire
time,
but
it
will
be
a
nice
way
to
keep
track
of
what
we're
discussing
melissa
will
be
reviewing
generally,
the
operations
of
the
land
use
commission
on
megan
will
be
reviewing
the
application
types
that
the
plan
commission
form
would
be
was
previously
reviewing
I'll
review,
what
the
zoning
board
of
appeals
reviewed
and
then
on
the
other
functions.
A
B
Yeah,
let's
introduce
everyone,
I
think
that's
a
good
idea.
We
all
need
to
get
to
know
each
other
pretty
well,
if
chairs
of
both
groups
want
to
start
out,
maybe.
A
C
C
I'm
a
city
plumber
by
training
and
actually
started
my
career
with
the
city
of
evanston
and
served
as
preservation,
commission
staff
person
and
also
I
had
megan's
job
for
a
while,
and
I've
worked
as
a
planning
consultant
for
a
long
time.
I'm
hopefully
going
to
be
retired
in
the
next
two
months
from
that,
and
I
do
a
lot
of
economic
development
and
a
lot
of
neighborhood
planning
and
actually
have
done
a
few
comprehensive
plans
in
my
day.
D
Great
hi,
I'm
jill
zorden.
I
am
a
third
rational
man,
so
I
was
raised
primarily
in
southeast
evanston.
I
left
for
college
and
then
time
and
paths
took
me
all
around
europe.
I
spent
18
years
living
in
europe
about
three
and
a
half.
Years
ago
I
moved
back
to
evanston
with
my
irish
husband
and
our
two
swedish
children,
and
now
we
are
raising
our
family
in
evanston.
My
master's
degree
is
in
urban
planning.
D
I
have
a
bachelor's
in
economics,
professional
experience
a
little
bit
in
planning
consultancy
and
primarily
in
economic
development
and
working
for
private
developers
on
facilitating
real
estate
development
projects.
So
I
have
been
on
the
zoning
board
of
appeals
since
spring
2019.
I
think-
and
I
am
excited
for
this
next
chapter.
D
And
now
I
will
pick
christine.
E
So
I'm
chris
westerberg
and
I
actually
grew
up
in
evanston
but
then
moved
away
and
came
back
in
the
late
80s
early
90s
I
am
retired
now,
but
for
the
past
20
years
I
had
been
vice
president
with
a
real
estate
developer
and
investor
in
chicago
working,
primarily
with
commercial,
retail
and
residential
properties,
where
I
oversaw
renovation
and
new
construction.
E
So
it's
it's
a
pleasure,
although
often
a
challenge
to
be
on
the
planned
commission.
But
I
look
forward
to
this
new
iteration
to
come.
E
I
guess
I
I
guess
I
get
to
choose
someone
so
matt
rogers,
I'm
gonna,
throw
it
your
way.
F
All
right,
I'm
matt
rogers.
I
think
I'm
the
only
one
who
has
the
distinction
of
having
served
on
both
of
these
boards
at
one
time
or
another.
I
was
named
to
zba
in
2006.
F
and
spent
the
last
three
years
that
I
was
on
the
board
as
the
chair
of
that
committee
and
then
also
served
on
the
economic
development
committee,
because
I
was
the
liaison
there
as
well.
F
I
was
appointed
earlier
this
year
to
plan
commission
and
in
the
time
in
between,
I
think
I
appeared
before
both
boards
representing
clients
or
talking
about
various
things
the
city
was
proposing
and
how
I
thought
they
would
either
help
hurt
or
do
nothing
and
lived
in
evanston
live
in
the
eighth
ward,
been
down
here
since
2004
and
very
excited
to
sort
of
see
the
combination
of
these
two.
I
fought
the
the
the
merger
of
these
two
boards
for
many
years.
F
I'm
I
think
that
we
can
make
it
work
with
the
two
boards
coming
together,
so
very
excited
for
that,
and
because
I
believe
carol
was
who
replaced
me
on
zba.
I
will
choose
kirill
to
replace
me
on
introductions.
G
Thank
you.
Thank
you.
Matt
I'm
kirill
marinchev.
I
came
to
evanston
1999
from
bulgaria,
I'm
an
architect
41
years
in
the
profession,
really
nice
to
meet
every
one
of
you
and
to
work
together.
Thank
you.
H
Okay,
hello,
everyone.
I
am
glad
that
I
didn't
miss
too
much
of
this
meeting.
H
I
and
I
am
running
glow
on
batteries
I
need
to
plug
in,
but
anyway
I
let's
see
I've
lived
in
evanston
since
the
early
90s
before
that
10
years
in
in
wilmette,
I
live
in
northeast
evanston,
I'm
an
architect
recently
retired
done
that
all
my
life,
I
I
prior
to
the
plant
commission
actually,
several
years
prior,
I
was
on
the
historic
preservation
commission
for
a
few
years
and
then
wanted
to
be
on
another
commission.
I
got
appointed
a
plan.
H
Commission
I've
been
on
this
this
in
this
group
for
three
years.
I
think
a
little
over
three
years
and
what
else
can
I
say
be
interesting
to
see
how
these
two
groups
work
together.
I
Hi
good
evening,
everybody,
I'm
brian
johnson
and
I've,
been
on
the
planning
commission
for
about
two
years
and
prior
to
being
on
evanston's
plan
commission,
I
was
on
a
planned
commission
in
birmingham
alabama.
That's
where
I
moved
from
to
come
to
evanston
and
I'm
a
geography
professor.
Although
I've
moved
into
administration
fully
now
so
I
unfortunately
no
longer
teach,
but
I
used
to
do
research
in
geography
and
urban
planning
and
demography.
J
Okay,
great
okay,
so
my
name
is
gina
bishop,
hello,
good
evening:
everyone,
I'm
a
long
time,
ev
edinson
resident,
like
janine
lanois,
and
my
experience
with
the
city
of
edmondson
was
on
the
msn
human
relations
commission
a
number
of
years
ago.
My
corporate
experience
includes
being
on
the
diversity
and
inclusion
business
councils,
which
is
you
know
like
minorities
and
veterans
and
things
like
that
for
a
fortune
500
corporation.
J
I've
also
done
things
locally
at
oakton,
school
and
timber
ridge,
school
and
skokie,
and
also
my
profession
on
my
area
of
expertise
is
project
management,
contracts,
acquisition,
global
procurement
and
then
more
recently,
I've
studied
intellectual
property,
and
I
consider
myself
an
advisor
and
a
strategist,
and
I've
been
dialing
in
on
and
off
on.
These
planning
commission
calls
you
know
since
the
covet,
but
I've
actually
been
present
at
the
city
council
meetings
and
things
like
that
prior
to
covid.
So
I'm
always
interested
to
know.
What's
going
on
and
get
input
and
feedback.
C
B
B
B
There
was
a
little
bit
of
code
cleanup,
so
some
wording
did
change
a
little
bit,
but
typically
speaking,
everything
that
was
previously
done
by
the
two
groups
is
now
just
going
to
be
done
by
one
group
that
is
all
listed
out
in
ordinance,
92
o
21,
that
was
adopted
by
city
council
a
few
months
back
and,
like
I
said
it's,
it's
pretty
much
the
same
wording
of
what
was
previously
already
in
the
city
code.
B
And
we'll
detail
exactly
what
all
of
those
things
are
in
a
little
bit,
but
moving
on
to
membership
the
way
membership
is
going
to
work.
We
are
merging
the
plan
commission
who
all
previously
had
three-year
terms,
plus
zoning
board
members
that
had
five-year
terms.
So
we
are
changing
everyone
to
meet
at
four
years,
so
that
means
plan
commissioners.
You
have
had
a
year
added
on
to
your
current
term,
for
when
it
will
expire
once
everyone's
term
expires,
then
you
get.
B
If
you
have
not
completed
two
terms
then,
based
on
your
last
border
committee,
then
you'll
you
can
be
re-upped
for
another
term
here,
so
that
in
the
end,
when
you
have
two
full
terms,
then
you
would
be
done
with
the
land
use.
Commission.
B
We
we
believe
we
are
starting
out
with
11
members,
we're
still
finalizing
that,
but
it
looks
like
that's
what
the
transitional
membership
will
be.
Our
intent
was
to
not
kick
anyone
off
of
the
board.
We
appreciate
everything
that
everyone
does
all
of
the
volunteer
time
and
we
don't
want
to
make
anyone
feel
like
they
need
to
go
so
everyone
who
wanted
to
transition
over
is
able
to.
B
We
will
meet
on
the
second
and
fourth
wednesdays
of
each
month.
We
are
trying
to
make
the
first
monthly
agenda,
be
the
more
full
and
loaded
agenda,
and
then
continuances
can
go
to
that
second
monthly
meeting
that
might
not
work
out
until
we're
a
few
months
in
because
we
are
a
little
bit
backlogged
right
now.
B
We
have
a
few
zba
cases
that
we
couldn't
take
to
the
zoning
board
when
the
zoning
board
was
about
to
be
dissolved.
We
didn't
want
continuances
lingering
out
there,
so
we
will
have
some
full
agendas
at
the
beginning,
but
hopefully
that
will
lighten
up
a
little
bit
our
first
meeting.
We
will
not
bombard
you
guys.
We
have
one
case
scheduled
and
besides
that
one
case
you
will
need
to
pick
your
chair
vice
chair
and
then
any
liaisons
to
committees.
B
B
Subcommittees
the
land
use
commission
will
function
similar
to
how
the
plan
commission
had
subcommittees.
So
there
will
be
the
zoning
committee
zoning
subcommittee,
which
will
be
five
commissioners,
since
we
will
have
a
total
of
nine
on
the
land
use
commission.
So
the
zoning
committee
is
intended
for
more
like
round
table
discussions
where
basically,
no
one
knows
what
a
good
starting
point
for
some
zoning
issue
or
text
amendment
is
so
certain
things
will
go
to
the
zoning
committee,
but
not
always
everything.
B
K
Apologies,
okay,
so
the
complaint
subcommittee
that
will
also
have
five
numbers,
we're
anticipating
for
that
we'll
get
started.
Hopefully,
sometime
early
next
year
there
was
funding
approved
by
city
council
to
get
started
on
the
comprehensive
plan
as
well
as
strategic
plan,
so
we're
working
on
the
rfp
currently
and
we're
anticipating
that
that
gets
sent
out
in
january,
as
we
kind
of
wrap
some
of
that
language
up
to
be
sent
out.
K
But
it's
intended
that
the
comp
plan
subcommittee
does
some
of
the
initial
review
of
pieces
of
the
plan
and
provides
some
additional
information
to
the
consultants
whomever
they
happen
to
be,
and
then
they
will
provide
a
recommendation
to
the
broader
land
use
commission
once
we
get
to
that.
So
I
can
go
over
a
little
bit
more
information.
Once
we
get
to
that
particular
aspect
of
things.
B
A
B
Let's
go
to
applications,
I
don't
want
us
to
get
stuck
on
rules
and
and
end
up
spending
the
whole
meeting
on
that.
So
if
we
go
to
the
different
types
of
cases,
starting
out,
we've
got
plan
developments.
Megan.
Do
you
want
to
take
that.
K
Generally
speaking,
the
planned
developments
are
items
that
are
are
larger
developments.
They
have
particular
thresholds
that
have
been
met,
including
being
typically
over
30
000
square
feet
on
a
zoning
lot.
They
are
over
24
dwelling
units
which
excludes
bonus
units
which
I
can
touch
on
briefly
shortly,
and
they
can
also
be
20
000
square
feet
of
non-residential
construction.
K
So
these
particular
types
of
projects
have
a
significant
amount
of
public
benefit.
Excuse
me
not
public
benefit
public
comment
and
typically
require
two
public
hearings,
so
we
often
end
up
continuing
those
to
a
second
meeting
and,
as
some
of
you
are
probably
aware,
most
of
you
a
lot
of
these
cases
end
up
in
the
news.
K
Some
can
be
quite
contentious.
These
types
of
projects
also
end
up
including
other
items
such
as
zoning
of
property.
I
mean
they
also
include
site
development
allowances
that
are
actually
pretty
similar
to
variations,
presenting
relief
and
certain
site
development
allowance
actually
have
maximums,
so
you've
got
that
base
zoning.
You
can
get
the
site
development
allowance,
but
if
there's
a
particular
development
that
goes
above
that
and
they
exceed
that
amount,
then
that
would
trigger
super
majority
vote
by
city
council
unless,
of
course,
they
meet
the
ihr
requirements
which
I'll
get
into
right.
K
Now
some
of
these
developments
or
pretty
much
all
these
developments
at
this
point
are
required
to
have
at
least
five
percent
on-site
affordable
units
if
they
meet
the
requirements
of
the
yahoo,
provide
all
of
the
on-site
affordable
units,
then
that
triggers
them
getting
those
bonuses,
and
these
can
help
with
increased
density
and
also
can
lead
to
some
bonuses,
like
I
mentioned
with
that
super
majority
not
being
needed
if
the
development
exceeds
the
site
development
allowance
maximum.
K
These
also
include
a
pretty
lengthy
list
of
conditions.
Much
of
those
are
the
public
benefits,
and
these
public
benefits
are
not
actually
under
the
purview.
Typically
of
the
land
use
commission,
they
haven't
been
of
the
plan.
Commission.
The
code
has
some
pretty
general
public
benefits
that
are
listed.
K
That
are
generally
things
that
come
about
because
of
the
development.
The
public
benefits
that
we
do
see
are
things
that
are
more
so
like
contribution
to
the
affordable
housing
fund,
that's
above,
what's
required
or
contribution
for
upgrading
traffic
signals
or
things
like
that.
But
again,
those
are
not
under
the
language
commission's
purview.
Those
are
things
that
are
decided
by
city
council.
K
These
projects
should
also
generally
be
viewed
as
a
whole
and
not
through
the
lens
of
each
particular
site
development
allowance.
Now
there
are
certain
instances
where
there's
some
site
development
allowances
that
are
looked
at
pretty
much
that'll
end
up
being
parking.
That
is
one
thing
that
I'm
sure
most
of
you
are
aware,
is
a
pretty
common
thing
or
common
discussion.
K
Rather
for
a
lot
of
these
developments
or
some
of
the
other
projects
that
we
see
so,
for
example,
if
there's
a
project,
that's
requesting
a
site
development
allowance
for
a
reduced
amount
of
parking,
you
may
adjust
that
approve
that
site
development
allowance,
with
the
condition
that
additional
parking
spaces
are
released
at
a
city
parking
lot
or
something
of
that
nature,
or
some
kind
of
private
agreement.
If
there's
some
kind
of
synergy
with
nearby
developments
within
a
thousand
feet.
K
There's
some
additional
conditions
or
modified
conditions
that
the
commission
will
be
able
to
propose
in
order
to
mitigate
impacts
that
they
feel
the
development
will
have,
and
this
usually
ends
up
coming
about
once
you've
looked
at
different
standards
and
those
conditions
can
be
proposed
in
order
to
help
the
development
meet
a
standard.
K
The
votes
for
these
developments
can
come
as
a
whole.
If,
in
the
rare
case,
there
aren't
pieces
of
the
project
that
might
need
a
little
bit
more
work
or
raise
any
kind
of
concern,
but
the
votes
for
these
projects
can
usually
be
done
with.
For
example,
if
there's
a
map
amendment,
that's
included
with
it,
you
could
vote
on
the
map
amendment
first,
since
that's
usually
a
condition
of
the
rest
of
the
development
occurring
and
then
a
separate
motion
for
site
development,
allowances
and
conditions,
and
then
the
overall
project
itself.
K
One
big
thing
about
this
particular
type
of
project
is
people
who
own
property
within
1
000
feet
of
a
proposed
development
site,
are
able
to
request
a
continuance
of
the
public
hearing,
and
that
is
for
the
sole
purpose
of
a
rebutting
testimony
that
has
been
provided
by
the
applicant.
We,
the
plan
commission,
made
sure
to
make
sure
that
was
very
clear
in
the
rules.
That's
something
that
we
want
to
continue,
but
that
typically,
is
why
these
developments
end
up
being
reviewed
over
a
couple.
A
couple
of
public
hearings
so
moving
along.
K
And
actually
I'll
go
back
and
talk
about
the
standards
for
approval.
These
types
of
projects
have
a
pretty
lengthy
number
of
standards
that
have
to
be
met.
K
These
plant
developments
are
actually
special
uses,
so
flying
commission
actually
has
had
a
little
bit
of
experience
with
looking
at
projects
for
special
uses
and
it
has
to
meet
those
standards
as
well
as
guidelines
and
standards
that
are
specific
to
plan
developments
that
are
within
the
particular
zoning
district
that
that
development
is
in.
So
this
ends
up
being
about
20
different
standards
that
have
to
be
met.
K
Some
of
those
are
general
guidelines
and
things
that
have
to
be
met
regardless,
like
pulling
a
building
permit
within
12
months,
they're
completing
construction
within
24
months
or
providing
a
few
market
feasibility
study,
things
that
are
either
already
a
part
of
the
application
process
that
have
to
be
submitted
or
are
just
in
general
items
that
every
development
you
need
to
meet
regardless.
K
K
It
could
rezone
something
to
a
particular
zoning
district
or
establish
an
overlay
district
to
further
regulate
properties
beyond
their
base.
Zoning.
So,
for
example,
the
dempster
main
overlay
district
is
one
that
is
in
place
and
generally
that
comes
about
from
a
need
to
make
sure
there
are
particular
items
that
are
specific
to
that
area,
that
we
want
to
preserve
or
encourage
certain
activity
in
those
particular
areas
for
the
map.
Amendments
should
a,
I
believe.
It's
a
the
three
fourth
majority
vote
of
city
council
is
required
for
map
amendments.
K
If
that
particular
project
receives
a
certified
petition
against
that
zoning
map
amendment
that
is
signed
by
30
percent
of
the
property
owners,
whose
lot
lines
are
within
500
feet
of
that
site.
K
There
are
four
standards
that
need
to
be
met
for
this
particular
type
of
amendment,
as
there
are
for
text
amendments
which
I
will
now
get
into
text
amendments
actually
modify
the
zoning
ordinance
itself.
They
change
existing
regulations
and
can
add
new
regulations
or
uses
within
a
particular
zoning
district
and
things
like
that.
Most
text
amendments
are
city
initiated
either
through
a
referral
from
a
city
council,
member
or
initiated
by
staff.
K
K
The
text
amendments
can,
in
some
cases,
be
done
in
conjunction
with
map
amendments.
If
there
is
a
new
overlay,
that's
proposed,
for
example,
so
the
text
amendment
would
establish
the
regulations
and
the
map
amendment
would
determine
where
those
regulations
are
actually
put
in
place.
K
K
F
K
K
The
current
plan
is
from
2000,
which
is
21
years
ago
and
really
doesn't
take
into
account
even
us.
Having
meetings
like
this,
so
we
are
looking
to
again
get
that
started
and
try
to
detail
some
more
of
the
goals
and
objectives
and
update
the
land,
use
and
redevelopment
that
we
would
like
to
see
in
the
community
and
incorporate
more
things
with
regards
to
like
sustainability
and
transportation
and
things
like
that
for
comprehensive
plan.
K
K
K
So
we've
got
things
like
corridor
plans
like
the
central
street
corridor
plan,
the
chicago
avenue
corridor
plan
and
again
the
broader
neighborhood
plans
like
the
central
street.
Sorry,
the
downtown
plan,
and
we
also
have
the
tod
parking
study
plan
that
was
approved
about
four
years
ago,
actually
a
little
over
four
years
ago.
So
this
particular
plan
actually
led
to
a
text
amendment
that
update
some
of
our
parking
requirements
within
our
transit
oriented
development
areas.
So
these
plans
are
actually
used
to
inform
the
decisions
that
are
made
and
zoning
changes
that
might
be
made.
K
And
again,
since
there
aren't
any
stated
standards
within
the
zoning
code,
we
generally
go
by
the
state
bestowing
the
ability
of
municipalities
to
conduct
these
studies
and
have
these
plans
in
place.
So
that's
generally
what
we
go
by.
A
I
think
so
I
think
I'll
go
back
to
our
little
reference
slide
here.
So.
A
Oh
now,
megan
just
covered
what
the
plan
commission
had
jurisdiction
over
and
what
they
would
make
a
recommendations
on
to
the
planning
development
committee
of
the
city
council
and
then
to
the
city
council.
A
The
plan
commission
did
not
have
a
final
decision-making
authority
on
any
of
those
items.
They
were
recommending
body.
Only.
The
zoning
board
of
appeals,
however,
does
have
decision
making
authority
on
certain
cases,
so
I'll
go
through
a
couple
of
those
first
and
then
also
what
your
recommend
making
recommendations
on.
So
if
you
were
on
for
the
last
mizzou
board
of
appeals
meeting
which
adjourned
immediately
before
this
one,
the
zoning
board
of
appeal
is
considered
a
special
use.
A
Permit
application
special
uses
are
uses
that
are
allowed
in
the
zoning
district
in
which
the
property
is
located,
but
they
just
require
additional
scrutiny
by
the
city
so
that
the
city
can
then
apply
any
conditions
that
they
do
feel
is
necessary
for
that
use,
and
there
are
standards
that
they
do
evaluate
these
uses
with,
incidentally,
one
of
them
the
standards,
one
of
the
first
standards
they
do
consider
is
if
it
meets
the
general
intent
and
purpose
of
the
comprehensive
plan.
A
So
let
me
I'm
trying
to
have
too
many
tabs
open,
trying
to
make
sure
I'm
sharing
screens
that
are
helpful
and
informative,
but
also
not
completely
flooding
everybody,
so
the
standards
for
special
uses
again,
the
first
one
that
is
pretty
typical
for
all
of
the
types
of
zoning
relief
is
just
if
the
proposed
use
meets
the
general
intent
and
purpose
of
the
comprehensive
plan.
So
is
it
promoting
what
the
plan
outlines
and
what
the
goals
are
for
the
city
as
a
whole?
A
A
I
had
the
variation
standard
split
up,
but
not
the
special
uses,
so
types
of
special
uses
typically
are
those
that
just
require
the
additional
scrutiny
so,
for
example,
the
convenience
store.
A
That
typically
is
reviewed
in
particular
because
it
does
they
of
what
they
sell
inside
of
them,
even
though
it
really
is
like
a
retail
type
of
use
and
obviously,
in
this
last
case,
retail
is
something
that
we
do
want
in
the
downtown.
We
want.
The
city
of
evanston
doesn't
allow
smoke
shops.
A
So
how
can
we
allow
retail
use
and
make
sure
that
they're
able
to
continue
to
have
a
business
there
but
still
monitor
and
put
as
a
condition
of
approval,
what
they,
what
they
to
make
sure
that
they're
not
turning
into
what
the
city
would
define
as
a
smoke
shop?
So
that's
kind
of
the
intent
of
the
special
use
permit
for
convenience
stores.
A
Generally,
the
other
standards
are
related
to
making
sure
the
use
is
not
going
to
have
a
negative
impact
on
traffic
congestion,
that's
not
negatively
harming
the
environment
or
any
historic
features,
and
that
in
general
the
use
is
not
going
to
diminish
the
any
have
any
negative
effects
to
the
neighborhood.
A
So,
for
example,
if
there's
a
use
going
in
and
there's
some
there's
a
lot
of
lighting
going
there
they're
going
like
a
car
wash,
for
example,
you
would
request
we
would
we,
as
staff
would
request
a
traffic
study
and
we'd
want
to
know
how
many
lanes
they're,
having
how
many?
How
quickly
does
the
car
wash
get
vehicles
through
the
queue
and
make
sure
that
the
queue
lane
is
long
enough,
so
that
the
cars
don't
back
up
into
the
street?
That's
something
that
might
be
something
that's
a
special
use.
A
A
There
are
use,
that's
allowed,
but
the
city
just
wants
to
be
able
to
put
any
other
conditions
of
approval
that
would
be
specific
to
that
user
and
that
site-
I
don't
know
if
I
think
that
generally
covers
it,
but
there's
special
uses
and
every
zoning
district
and,
as
I
guess,
a
precursor
to
what
you'll
be
considering
a
january
12
2022,
we
are
going
to
be
reviewing
a
rooming
house
in
the
r4a
district,
so
that
is,
does
require
special
use.
A
Permit,
so
it'll
go
through
dapper,
of
course,
on
the
first
week
of
january
and
they'll
have
any
conditions,
they
feel
that
that
you
should
have,
but
then
this
body
will
be
able
to
hold
the
public
hearing
you
know:
are
there
do
you?
You
would
be
able
to
put
any
limits
on
like
the
number
of
rooms,
for
example,
that
he
can
have
that
type
of
thing.
So
that's
again,
there's
something:
there's
not
necessarily
like
a
density
or
code
requirement
on
rooming
houses.
So
this
is
the
city's
way
to
evaluate
that
for
variations.
A
There
are
two
types
of
variations
minor
and
major
a
few
years
ago,
I'm
not
quite
sure
on
the
institutional
knowledge
on
that,
but
the
city
did
pass
some
zoning
code
amendments
to
give
the
zoning
administrator
the
authority
to
make
the
final
determination
on
certain
types
of
minor
variations,
specifically
if
a
setback
or
lock
coverage
requirement
if
they
want
to
encroach
35
percent
into
the
required
yard,
the
zoom
administrator
being
melissa
klotz
on
this
meeting.
A
She
can
make
the
final
determination
on
if
those
types
of
requests
have
meet
the
standards,
because
the
city
council
gave
that
person
in
that
position
the
authority
to
determine
if
there's
a
hardship
or
not,
then
major
variations
are
what
the
zoning
board
of
appeals
does
actually
make.
The
final
determination
on
and
they
do
need
to
have-
there
does
need
to
be
at
least
four
concurrent
votes
so
and
that's
in
the
state
statute.
A
So
let's
say
that
you
have
only
five
people
present,
so
you
still
have
a
quorum
of
the
land,
use,
commission
and
you're
down
to
your
nine
members.
A
A
There
are
a
few
major
variations
that
the
land
use
commission
will
be
making
a
recommendation
to
the
city
council
for
those
are
related
to
any
height,
any
requests
that
exceed
the
height
anything
related
to
parking,
and,
I
think,
there's
a
couple
others
I
have
my
institutional
knowledge
is
not
quite
that
wide.
Yet
so
I'll
pull
up
a
tab
and
recall
that
I
don't
know
if
megan
do
you
recall
what
they
are.
K
A
So
they're
few
and
far
between
which
I
guess
is
a
good
thing-
we
don't
have
people
trying
to
completely
blow
the
water
out
of
the
code
and
having
to
go
to
council
and
going
beyond
the
land
use
commission.
A
So
with
the
standards
for
variations,
they
need
to
there
you're,
basically
asking
to
there's
a
requirement
in
the
code
and
that
person
or
owner
is
they're,
not
they're,
asking
for
an
exception
essentially,
and
they
don't
want
to
meet
the
code.
So
now,
in
some
instances,
maybe
there
is
a
legitimate
reason
for
it,
which
is
why
they
would
go
to
the
zoning
board
of
appeals
and
now
they'll
be
going
to
the
land
use
commission
for
that
determination.
A
So
the
standards
with
which
you
will
be
evaluating
variations
are,
if
there's
really
a
hardship
or
unique
circumstance
that
makes
the
proposed
work
not
able
to
meet
whatever
the
code
actually
requires.
A
So
there
are
some
lots
in
the
community
that
are
maybe
they're
more
triangular
in
shape,
so
the
rear
yard
has
like
a
slant
to
it
and
it
ends
up
being
more
shallow
in
one
area
or
the
house
already
is
very
close
to
a
lot
line
and
they're
just
building
the
house
straight
back
and
maintaining
that
same
distance
that
the
existing
house
is,
but
it
would
affect
the
floor
plan
in
a
certain
way
or
they
want
to
build
up
and
they
just
want
to
add.
A
A
second
story
addition
and
the
house
is
like-
is
two
and
a
half
feet
from
the
lot
line,
and
it's
supposed
to
be
five
feet.
A
Those
are
some
that
are
pretty,
unfortunately,
fortunately,
unfortunately,
that's
what
we
see
pretty
commonly
people
are
trying
to
make
improvements
to
their
homes,
but
their
homes,
older
and
it
just
that
location
is
where
it
is,
and
I
there
was
a
case
that
we
reviewed
earlier
this
year
with
regard
to
kind
of
an
existing
coach
house
situation
that
had
been
there
for
some
time
and
they
were
expanding
it
and
the
resident.
The
owners
of
the
property
lived
in
the
commercial
building
in
front.
A
They
were
going
to
relocate
to
their
coach
house,
so
they
could
rent
the
so
they
could
rent
the
front
of
their
the
front
tenant
space,
but
they
were
expanding
a
legal
non-conforming
use,
so
they
had
to
ask
for
a
variation
from
the
code
for
that.
A
So
that's
generally,
what
variations
are
again
they're
just
there
has
to
be
a
certain
reason.
Someone
doesn't
want
to
meet
the
code
and
then,
finally,
these
are
not
seen.
We
almost
heard
one
earlier
this
year,
but
it
they
ended
up
withdrawing
the
appeal
because
they
were
able
to
work
out
something
with
the
property
owner.
But
melissa
had
made
a
final
determination
on
a
minor
variation
and
a
property
owner
within
250
feet.
She
was
actually
right
next
door
to
the
property
for
which
the
relief
was
granted.
A
She
did
file
an
appeal
to
melissa's
decision,
so
this
body
now
the
land
use
commission
will
be
reviewing
any
appeals
to
melissa's
determinations
on
minor
variations,
so
we
don't
have
them
very
often,
so
I'm
not
going
to
go
in
too
great
of
detail.
A
B
Yeah
we
typically
get
about
one
a
year,
but
generally
speaking,
if
we
have
a
lot
of
them,
then
it
means
staff
isn't
necessarily
making
the
right
decisions.
So
it's
a
it's
a
good.
It's
a
good
check
on
staff
to
have,
and
and
just
to
throw
in
that
that
the
land
use
commission
is
the
final
determining
body
for
appeal
cases.
The
only
thing
that
can
occur
after
that
is
a
a
court
case
in
civil
court.
A
A
I
don't
know
that.
There's
anything
I'll
pull
up
my
slides
one
more
time.
A
B
B
We
also
have
in
there.
All
of
the
information
has
many
many
links
to
the
zoning
ordinance.
All
those
blue
blue
links
there.
So
if
you
ever
want
to
deep
dive
into
the
city
code,
feel
free
to
check
out
all
of
those
links,
and
then
we
do
list
every
single
standard
that
that
each
of
these
different
case
types
have,
and
I
want
to
drive
home
the
point
that
for
standards
for
every
case,
we
must
go
through
every
standard,
and
if
you
personally
believe
that
any
one
standard
is
not
met,
then
you
cannot
vote.
B
For
that
case.
However,
you
can
find
that
a
standard
is
not
met,
but
with
an
appropriate
condition.
Then
it
is
met.
So
if
you
stipulate
that,
then
you
could
go
ahead
and
vote
for
it,
but
you
are
never
to
say
that
this
standard
is
not
met
and
then
go
ahead
and
vote
for
the
project.
That's
that's
a
big
problem
in
in
court.
So
just
make
sure
you
are
very
clear
on
on
noting
why
you
think
standards
are
met
or,
if
they're
not
make
sure
you
really
do
vote
against
it.
B
Other
than
that
we
do
have
an
updated
chairs
opening
statement
in
the
training
manual.
So
keep
that
in
mind.
If
you
decide
to
be
chair
or
vice
chair
and
need
to
jump
in
quickly,
don't
panic.
We
have
all
of
the
wording
in
there
and
then
very
lastly,
there's
just
some
good
links
to
some
things:
to
check
out
open
meetings,
act,
robert's,
rules
of
order
and
then
a
bunch
of
things
that
are
on
the
city
website.
B
So
with
that,
do
you
guys
have
questions.
H
I
have
a,
I
have
a
couple
questions.
One
is
on
the
committees.
How
do
we,
how
do
we
tell
you,
the
staff
or
whoever,
how
that
we're
interested
in
a
committee
and
then
also
if
there
are
a
lot
of
comm
a
lot
of
people
interested
in
one
particular
committee,
more
than
is
allowed.
The
number
is
allowed.
How
do
you
determine
who's
on
the
committee
so.
K
Good
question,
generally
speaking
with
the
the
subcommittees,
we
have
a
number
of
people
who
just
volunteer
to
be
on
those
committees.
K
They
may
have
a
particular
desire
to
be
on
one
committee
or
the
other
and
just
kind
of
self-select,
and
some
cases
may
elect
to
have
some
people
put
on
those
committees,
and
I
think,
if
it's
a
case
where
we
have
everybody
wanting
to
be
on
a
particular
subcommittee,
then
we
would
go
into
maybe
voting
on
particular
members.
In
that
case,
I've
not
actually
seen
that
occur
before,
but
I.
H
In
my
experience
it's
never
been.
It's
never
been
a
problem,
but
you
know
who
knows
with
a
larger
with
a
larger
group
and
who
coordinates
that
is
it
you,
megan
or
or
some
melissa.
K
Yeah
generally
it'll
it'll,
be
me
typically
at
the
end
of
the
year.
It
really
was
the
case
when
we
had
a
number
of
different
subcommittees.
We
kind
of
carved
some
things
down
a
little
bit,
but
towards
the
end
of
the
year
when
we're
doing
the
election
of
the
chair
and
the
vice
chair,
that
would
be
when
we
determine
who
is
going
to
be
on
the
subcommittees.
I
K
Wanted
to
stay
or
if
we
had
new
commissioners
or
if
we
had
vacancies
that
occurred,
they
could
decide
if
they
wanted
to
be
a
part
of
those
or
one
of
the
subcommittees.
I
don't
think
it'll
be
the
case
now,
but
we
also
at
one
point
with
the
numerous
boards
and
commissions
that
the
city
had.
We
had
liaisons
for
different
boards
and
commissions,
but
we've
kind
of
stepped
away
from
that.
H
Okay,
my
second
question:
is
it's
a
little
dice
here
you
know
we've
had
on
the
plant
commission
we've
had
situations
where
the
meetings
have
gone
into
the
early
morning
and
no
one.
No
one
wants
that
the
applicant
doesn't
want
it.
H
We
don't
want
it,
and
so
we
had
talked
about
limiting
limiting
the
the
time
that
a
meeting
could
take
into
the
evening,
and
I
honestly
I
I
can't
remember
what
we
what
we
decided
as
a
policy
and
whatever
that
is,
if
someone
could
articulate
that,
is
that
going
to
be
the
same
policy
for
for
this
group.
K
A
I
recall,
I
think,
that
it's,
that
no
new
item
shall
be
started
after
10
p.m
and
that
any
business,
just
anything,
that's
still
being
discussed
at
11
p.m.
Be.
Can
I
just
you'll
continue?
It
is
that.
H
K
B
H
A
And
now
that
we
can
we'll
likely
be
doing
virtual
meetings,
we'll
all
be
a
little
more
likely
to
be
a
little
comfy
at
home,
and
I
think
with
the
subcommittees,
were
you
wanting
megan
and
melissa?
Should
they
email
us
or
megan
for
the
comp
plan
and
me
for
the
zoning
committee?
If
they
were
interested
and
then
we'll
kind
of
we
could
read
a
list
at
that?
First
meeting
of
who's
noted
interest
or
were
they
kind
of
gonna
do
a
raising
hands
on
the
zoom
on
january
12th
when
they're
present,
then
what?
B
Yeah,
maybe
for
for
ease
and
considering
we're
virtual,
if,
if
anyone
knows
their
interest
already
and
wants
that
to
be
in
a
prepped
staff
memo
so
that
everyone
can
see
what
people
want
to
do,
we
can
have
that
laid
out
for
you
guys,
but
then
you
can
always
definitely
jump
in
at
the
meeting
and
say
actually
I've
thought
about
it
and
I
do
want
to
be
on
whatever
so
feel,
free
to
email.
Us.
C
I've
got
a
couple
of
questions
too.
First
is
just
kind
of
I'm
curious
and
the
purpose
under
b.
They
talk
about
we're
responsible,
for
you
know,
recommendations
on
amended
zoning
and
regulations,
but
it
got
building
construction
in
there.
What's?
What
are
we
going
to
be
doing
with
building
cons,
construction
regulations?
B
Not
much
that
that
was
previously
in
the
plan
commission
portion
of
the
city
code
and
in
we
did
leave
it
in
there
because
in
theory
it
could
be
necessary.
For
instance,
say
you
review
a
plan
development,
but
you
determine
that
it's
only
appropriate
and
meets
certain
standards.
If
a
certain
type
of
building
construction
is
used,
say
you
feel
that
that
it's
a
small
enough
project
that
by
the
building
code
it
could
use,
stick
construction.
But
you
have
concerns
about
fire
safety.
B
C
Okay,
that
that
that
that's
helpful
and
the
other
question
I've
got
I've
been
the
liaison
to
the
economic
development
committee
which
meets
on
the
fourth
wednesday
of
the
month.
So
what
happens
are
we
are?
We
are
we
definitely
sat
with
the
the
second
and
fourth
wednesday,
or
I
mean
I
know
you
know
what
what
what
happens.
You
know,
because
it's
it's
silly
to
be
on
a
committee,
that
you
can
never
go
to.
B
F
Quickly,
in
regard
to
that
also
we
meet
in
city
council
chambers,
as
does
economic
development
committee,
which
means
every
other
meeting
that
we
meet.
We
will
not
be
able
to
meet
in
council
chambers.
We
will
have
to
meet
in
one
of
the
conference
rooms
which
is
not
videotaped
accessible
and
everything
else.
F
C
F
C
K
C
I
understand
we've
yeah
is
that
is
the
intent
to
meet
really
regularly
every
other.
You
know
every
two
twice
a
month
or
will
there
be
instances
where
you
know
I
understand
the
beginning?
You've
got
a
lot
of
things
to
catch
up
on,
but
will
meetings.
You
know
the
second
meeting
be
cancelled.
If
there's
not
business
or
are
we
going
to
be
then
doing
like
comprehensive
plan
stuff
as
a
committee
of
the
whole?
K
So
in
some
cases
we
may
have
that
second
meeting
and
we
may
not
actually
have
agenda
items
so
so
it
is
possible
that
that
second
meeting
will
be
canceled,
but
due
to
the
combining
of
the
duties,
we
wanted
to
have
those
two
meetings
on
the
calendar
just
to
meet
any
potential
influx
of
applications
that
may
or
may
not
occur.
A
The
zoning
board
of
appeals
was
only
meeting
once
a
month
and
they
actually
did
end
up.
There
were
a
couple
meetings
over
the
summer
that
were
actually
cancelled,
so
the
caseload
that
this
commission
will
be
absorbing
from
the
zoning
board
of
appeals
shouldn't
be
too
high,
especially
considering
that
some
cases
that
were
also
being
they
were
regular
things
that
were
being
approved
by
the
city
council.
A
With
some
standard
conditions,
they've
been
converted
to
administrative
review
uses,
so
melissa
has
been
taking
those
through
to
design
project
review
committee
for
final
determination
and
they're
not
coming
so,
hopefully
that
will
kind
of
also
continue
to
funnel
the
caseload
down.
But
I
I
would
concur
with
what
megan
said
for
those
of
you
that
were
on
the
zba.
A
You
may
be
meeting
a
little
more
frequently,
but
for
those
of
you
that
are
on
the
plan,
commission,
it
may
kind
of
continue
to
have
that
twice
a
month,
cadence
cadence,
depending
on
how
the
just
applications
that
come
in.
B
So
to
add
to
that
the
the
draft
2022
schedule,
we
do
have
two
meetings
a
month
scheduled
just
because
it's
much
easier
to
cancel
a
meeting
than
it
is
to
add
a
meeting,
but
we
do
not
intend
that
we
will
be
meeting
twice
a
month
every
single
month.
We
fully
hope
to
be
able
to
cancel
some
meetings.
A
K
D
A
B
The
other
thing
that
is
in
the
packet
for
tonight
are
the
the
draft
rules,
so
if
everyone
can
take
at
least
a
glance
at
those,
they
are
basically
a
combination
of
the
plan.
Commission
rules
and
the
zoning
board
rules
minus
the
repetitive
stuff
that
the
law
department
does
not
want
in
there.
B
So
please
take
a
look,
make
sure
that
you
don't
see
any
any
mistakes
or
anything
like
that,
and
if
you
have
any
comments
or
questions
or
suggestions,
email
them
to
me
specifically,
because
I
am
compiling
all
comments
together
to
then
see
what
we
need
to
incorporate
that
the
law
department
is
okay,
with
I've,
already
gotten
comments
from
past
chairs
and
vice
chairs,
but
to
everyone
else,
who's
now
seeing
the
rules.
Please
do
take
a
look
at
them.
Don't
take
my
word
for
it.