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HomeMy WebLinkAboutPlng & Econ Dev - 1995-06-26P E D\1995 -06 -26 PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES JUNE 26, 1995 CITY OF KITCHENER The Planning and Economic Development Committee met this date commencing at 3:15 p.m. under Councillor C. Weylie, Chair, with the following members present: Councillors John Smola, G. Lorentz, K. Redman, B. Vrbanovic, T. Galloway, M. Yantzi, J. Ziegler, M. Wagner and Jake Smola. Officials present: Mr. T. McKay, Mr. T. McCabe, Mr. B. Stanley, Mr. D. Mansell, Mr. J. Witmer, Mr. J. Willmer, Ms. V. Gibaut, Ms. J. Jantzi, Ms. C. Ladd, Mr. R. Mattice, Ms. J. Given, Ms. B. Newell, Mr. K. Tribby, Mr. J. Shivas and Mr. L.W. Neil. PD 95~63 - OLD CHICOPEE DRIVE - CHANGE TO CONDITIONS OF DRAFT APPROVAL - SUBDIVISION 30T-89017 - KITCHENER CHICOPEE PROPERTY CORP. - CHICOPEE WARD The Committee was in receipt of Planning and Development Staff Report PD 95/63 dated June 20, 1995. The report deals with a proposed change to conditions of approval for draft plan of subdivision 30T-89017 submitted by Kitchener-Chicopee Property Corp. It was noted in the report that changes to conditions of approval would not normally be brought before the Committee as the authority to approve changes of this nature has been delegated to the General Manager of Planning and Development. However, because the owner has not responded to indicate agreement, the matter has been placed before the Committee. Mr. T. McCabe advised that he had nothing further to add to the report under consideration. He did explain how Block 90 was originally to be dealt with and noted that the report adds Block 90 back to the subdivision 30T-89017 to include it within lots 1 to 10. Mr. B. Clarkson, MacNaughton Hermsen Britton Clarkson Planning Ltd., appeared as a delegation to advise of support for the recommendation in the staff report. No other delegations were registered respecting this matter. On motion by Councillor J. Ziegler, it was resolved: "That the following changes be recommended to the Regional Municipality of Waterloo, relative to the conditions of approval for Draft Plan of Subdivision 30T-89017 (Kitchener- Chicopee Property Corp.): That the Plan of Subdivision dated Revised 92 04 10 be replaced with that dated Revised 95 05 05; That Condition 50 be revised so as to replace the date of the Plan dated "April 10, 1992" with the Plan dated "Revised May 5, 1995"; 3. That Condition 71 be deleted; That all references to Block numbers affected by the revision to the Plan be amended accordingly in the City's Subdivision Agreement. It is the opinion of this Committee that the approval of these revisions is proper planning for the City." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. REQUESTS FOR EXTENSION OF COVENANT TO BUILD - HURON BUSINESS PARK - LEENAN PROPERTIES/BERKSHIRE BUILDING CORPORATION/STRGAR AND TOMAC - SOUTH WARD The Committee was in receipt of a memorandum dated June 21, 1995 from Ms. V. Gibaut advising that three property owners have requested blanket extensions of their commitment to build in Huron Business Park. As well, Leenan Property Management has requested the City PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES REQUESTS FOR EXTENSION OF COVENANT TO BUILD - HURON BUSINESS PARK - LEENAN PROPERTIES/BERKSHIRE BUILDING CORPORATION/STRGAR AND TOMAC - SOUTH WARD (CONT'D) to repurchase Sites 118 and 119. Ms. Gibaut advised that the sites that the City is being requested to repurchase are good locations and she would anticipate no difficulty with respect to their resale. No delegations were registered respecting these matters. On motion by Councillor J. Ziegler, it was resolved: "That a blanket extension of Clause 2(b) of the Offer to Purchase to July 1, 1995 be granted to the following purchasers of land which have not constructed buildings to date: Site 84A Site 109 Site 113 Site 114 Berkshire Building Corporation Matt Strgar and Mario Tomac Leenan Properties Management Limited Leenan Properties Management Limited And further, that the City repurchase at 80% of the original purchase price, being $82,200, from Leenan Properties Management Limited, Site 118, comprised of 1.37 acres and being composed of Part 13 on Reference Plan 58R-5840, which was originally purchased at $75,000/acre in 1988; And further, that the City repurchase at 80% of the original purchase price, being $119,400, from Leenan Properties Management Limited, Site 119, comprised of 1.99 acres and being composed of Part 14 on Reference Plan 58R-5840, which was originally purchased at $75,000/acre in 1988." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. PD 95/64 - KITCHENER RESPONSE TO COMMENTS BY THE MINISTRY OF MUNICIPAL AFFAIRS ON THE REGIONAL OFFICIAL POLICIES PLAN The Committee was in receipt of Planning and Development Staff Report PD 95/64 dated June 19, 1995. The report deals with City of Kitchener comments to the Ministry of Municipal Affairs on the proposed Region of Waterloo Official Plan. It was noted in the report that as part of the approval process with respect to the new Regional Official Plan, the Ministry of Municipal Affairs requested the City's comments on the Plan. A number of items of concern to Kitchener were resolved prior to regional adoption of the Plan. However, one major item that was not resolved was Kitchener's request to extend its settlement boundary generally south of Bleams Road and east to Trussler Road. Council has approved a Municipal Plan Amendment regarding the boundary change which will be forwarded to the Region shortly for their consideration and resolution through the Regional Plan approval process with the Minister. It was also noted in the report that there will be requests for modifications to the Regional Plan by Regional staff in the fall of 1995 and these modifications will affect retail and natural heritage policies of the Regional Plan. Mr. B. Stanley advised that staff had nothing further to add to the report under consideration. For the benefit of newer members of Council he explained the basis of the request for extension of the settlement boundary. No delegations were registered respecting this matter. PD 95/64 - KITCHENER RESPONSE TO COMMENTS BY THE MINISTRY OF MUNICIPAL AFFAIRS ON THE REGIONAL OFFICIAL POLICIES PLAN (CONT'D) On motion by Councillor M. Wagner, it was resolved: PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES II I1~11~ 9~ 400~ "That the Ministry of Municipal Affairs be advised that the City of Kitchener reviewed the Region of Waterloo Official Plan and is satisfied that the Plan addresses all of Kitchener's major concerns except the recently approved Municipal Plan Amendment (OPA) requesting extension of the Kitchener urban settlement pattern boundary on Map No. 6 generally south of Bleams Road and east to Trussler Road." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. PD 95~62 - 348 & 350 BREITHAUPT STREET - DEMOLITION CONTROL APPLICATION DC 95121BIRM - BEATRICE FOODS INC. - BRIDGEPORT-NORTH WARD The Committee was in receipt of Planning and Development Staff Report PD 95/62 dated June 1, 1995. It was noted in the report that the applicant proposes to remove two single detached dwellings in order to create a truck staging area for refuelling of Beatrice Food's vehicles. It was also pointed out that the subject properties are over 50 years old but are not affected by Rental Housing Protection Act or the Ontario Heritage Act. Mr. B. Stanley advised that he had nothing further to add to the report under consideration. No delegations were registered respecting this matter. On motion by Councillor M. Wagner, it was resolved: "That Demolition Control Application DC 95/02/B/RM (Beatrice Foods Inc.) requesting approval for the removal of two single detached dwellings located at 348 and 350 Breithaupt Street legally described as Part Lot 14 to Part Lot 16, Registered Plan 136 and Part Lot 15, Part Lot 16, Registered Plan 136 be approved. It is the opinion of this Committee that approval of this application is proper planning for the City." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. BETHANY EVANGELICAL MISSIONARY CHURCH - SIGN BY-LAW Mr. Ellis Lageer appeared as a delegation on behalf of the Bethany Evangelical Missionary Church, 160 Lancaster Street East. He distributed a letter dated June 13, 1995 which explains the Church's role in the community and the purpose of their request for permission to erect a portable electric sign in front of the church. Mr. Lageer advised that the church needs as much exposure as possible to promote its new experimental initiative and requests the City to allow placement of an electric sign for less than two weeks to advertise its Vacation Bible School. In response to Councillor K. Redman, Mr. Lageer advised that the church was located at the corner of Lancaster and Chapel Streets and that it was hoped to locate the sign on the Chapel Street side of the church facing Chapel Street. It was questioned if visibility would be restricted because of the sign and Mr. T. McCabe requested that the delegation review placement of the sign with City staff if Council was to concur to the request. BETHANY EVANGELICAL MISSIONARY CHURCH - SIGN BY-LAW (CONT'D) On motion by Councillor K. Redman, it was resolved: "That enforcement of the City's Sign By-law be waived in accordance with the request and details contained in the letter dated June 13, 1995 from Mr. Ellis Lageer on behalf of Bethany Evangelical Missionary Church, 160 Lancaster Street East relating to placement of PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES a portable electric sign for a 2 week period only promoting the Church's Vacation Bible School, subject to the sign being placed in a location acceptable to City staff." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. PD 95~56 - CLARENCE PLACE - ZONE CHANGE APPLICATION 95/12/C/CL - CITY OF KITCHENER - CENTRE WARD The Committee advised that the City of Kitchener initiated a rezoning application with regard to lands on Clarence Place. The proposed zoning change would apply special use provision 129U to those lands currently designated "Low Density Conservation - B" located on the south side of Clarence Place to prohibit multiple dwellings. In this regard the Committee considered Staff Report PD 95/56 dated June 12, 1995 and the proposed by-law dated June 9, 1995 attached to the report. It was noted in the report that revisions to Official Plan Amendment No. 158 (Central Frederick Neighbourhood Secondary Plan) were approved by City Council on June 5, 1995. However, the amending zoning bylaw did not include the small pocket of lands located on the south side of Clarence Place east of Frederick. The proposed zoning bylaw applies the same zoning as that which was approved for the other affected areas in the Central Frederick Neighbourhood. It was pointed out that notice that the Committee would hold a public meeting this date to consider this matter had previously been given. Ms. C. Ladd advised that staff had nothing further to add to the report under consideration but she did describe the subject area of the zoning revision. No delegations responded to an invitation from the Chair to address the Committee on this matter. On motion by Councillor M. Wagner, it was resolved: "That Zone Change Application 95/12/C/CL (City of Kitchener) proposing a change in zoning on lands located on the south side of Clarence Place by applying special use provision 129U, be approved in the form shown in the 'Proposed By-law' attached dated June 9, 1995, without conditions. It is the opinion of this Committee that approval of this application is proper planning for the City." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. PD 95~57 - GATEWAY PARK DRIVE & SPORTSWORLD DRIVE - ZONE CHANGE APPLICATION 95/13/G/CL - (AMENDMENT TO THE HIGHWAY COMMERCIAL (C-8) ZONE) - CITY OF KITCHENER - SOUTH WARD The Committee was advised that the City of Kitchener initiated a Zone Change Application in regard to lands in the Gateway Park area (Gateway Park Drive & Sportsworld Drive). The proposed zoning change would: 1) Delete existing regulations and introduce new regulations to the Highway Commercial Zone (C-8), By-law 85-1. 2) Add a special regulation provision applying to lands located at the southeast corner PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES of Gateway Park Drive & Sportsworld Drive to recognize a deficient side yard, previously approved as part of a site plan. In this regard the Committee considered Staff Report PD 95/57 dated June 8, 1995 and the proposed by-law dated June 9, 1995 attached to the staff report. It was noted in the report that this is a City initiated amendment to the Highway Commercial Zone (C-8) enacted by Council on October 11, 1994 but appealed to the Ontario Municipal Board which will introduce new regulations for a maximum gross floor area for non-service commercial retail uses and delete the regulation related to maximum amount of retail within a plaza complex. It was pointed out that notice that the Committee would hold a public meeting this date to consider this matter had previously been given. Mr. T. McCabe advised that staff had nothing further to add to the report under consideration. He did refer to an appeal that was launched by the owner of an undersized parcel of land and noted that the department after review supported the appeal. Mr. McCabe pointed out that a revised Map No. 1 dated June 26, 1995 had been distributed and requested that Map No. 1 attached to the proposed by-law dated May 31, 1995 be removed and replaced with the revised Map dated June 26, 1995. Mr. B. Clarkson, MacNaughton Hermsen Britton Clarkson Planning Ltd., appeared as a delegation representing two land owners within Gateway Business Park and advised that he was in support of the recommendation in the staff report. No other delegations responded to an invitation from the Chair to address the Committee on this matter. On motion by Councillor T. Galloway, it was resolved: "That Zone Change Application 95/13/G/CL (City of Kitchener) amending the Highway Commercial (C-8) Zone by deleting existing and adding new regulations thereto which affects lands legally described as Part of Lots 8, 22, 23 and 24, Beasley's Broken Front Concession; Lots 1 to 7 inclusive and Blocks 9 - 13 inclusive, Registered Plan 1725; Lots 1 -3 inclusive and Block 4 - 8 inclusive, Registered Plan 1744; and Lots 1 - 10 inclusive and Blocks 11 - 15 inclusive, Registered Plan 1745, and applying special use provision 216 to lands legally described as Lot 8, Registered Plan 1725, be approved, in the form shown in the attached By-law dated June 9, 1995, including deletion of Map No.1 dated May 31, 1995 and substitution of Map No. 1 dated June 26, 1995, without conditions. It is the opinion of this Committee that approval of this application is proper planning for the City and is in conformity with the City's Municipal Plan." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. PD 95/21 -ZONE CHANGE APPLICATION 941141TCIPMc - (REVISIONS TO STAGES 6 & 7 OF COMPREHENSIVE ZONING BYLAW) - CITY OF KITCHENER The Committee was in receipt of a city initiated Zone Change Application which proposes revisions to Stages 6 & 7 of the Comprehensive Zoning Bylaw. The zoning change proposes a number of housekeeping amendments to Comprehensive Bylaw 85-1 as amended by the Stage 6 bylaw which rezoned the inner city neighbourhoods and the Stage 7 bylaw which rezoned residential areas outside of the inner city. Also, the proposed rezoning bylaw will revise or clarify regulations which have general application city wide and will make corrections to site specific provisions or zoning boundaries affecting certain properties. The general effects of the proposed bylaw were listed and discussed in the staff report and the site specific zoning changes proposed were also listed and discussed for the following properties: - Bankside Drive at Fischer-Hallman Road (southwest corner) PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES - 185-187 Borden Avenue South - 453 Courtland Avenue - 39 Doon Valley Drive - 667 King Street West - 47 Madison Avenue South - 28 Overlea Court - 66 Spadina Road West - 98-100 Timberlane Crescent In this regard the Committee considered Staff Report PD 95/21 dated June 7, 1995 and the proposed bylaw dated May 30, 1995 attached to the staff report. It was pointed out that notice that the Committee would hold a public meeting this date to consider these matters had previously been given. Mr. T. McCabe advised that staff had nothing further to add to the report under consideration and provided a general overview of the intent of the report. Mr. Jeff Willmer noted that there were many issues in the report that were considered to be minor. However, he indicated that there were two issues that could be considered to be of more concern, being regulations with regard to air conditioners and driveway widenings. With regard to air conditioners, Mr. Willmer advised that the approach taken in the Stage 6 bylaw was to impose regulations with distance factors but it has been found in practice that this approach did not succeed. It was the view of staff that the noise bylaw was a more appropriate method to deal with the issue of air conditioners as they were not a land use matter. Further, he stated that there were only a few serious noise concerns raised annually and that under the noise bylaw the complainant would have to demonstrate the adverse impact of the noise. Accordingly, under the proposed bylaw, staff propose to delete the distance regulations with respect to air conditioner location. Mr. K. Tribby advised that an offense under the noise bylaw requires that an inhabitant of a property show that he has been disturbed and while the City would lay the charge, the complainant must go to court. The court will consider the question of determining unreasonable disturbance. In response to Councillor M. Yantzi, Mr. K. Tribby advised that the City's involvement begins with contacting the generator of noise to make them aware that a complainant feels the noise is unreasonable in the hope that a solution by means of communication could quickly be found. Some Councillors felt it was unreasonable to allow a property owner to place an air conditioning unit anywhere on a property. Mr. J. Willmer commented that in most cases it was desirable to locate air conditioning units in the side yard between dwellings, particularly since most houses on narrow lots do not have side windows. Further, he noted that in practice staff have found the noise bylaw to be the most effective regulator of any problems. Further, he pointed out that it was not logical to have such regulations in the zoning bylaw since other sources of noise are PD 95/21 -ZONE CHANGE APPLICATION 941141TCIPMc - (REVISIONS TO STAGES 6 & 7 OF COMPREHENSIVE ZONING BYLAW) - CITY OF KITCHENER (CONT'D) not addressed in the zoning bylaw. Mr. Andrew McKay appeared as a delegation to object to the change of regulations within the proposed bylaw as they relate to air conditioning location in relation to habitable rooms. He distributed a submission dated June 26, 1995 which he then presented to the Committee. He advised that there was 10 feet between his house and his neighbours and that his neighbour had installed an air conditioning unit that was 8 feet from his recreation window and kitchen window and 12 feet from a bedroom window. He pointed out that with the noise echoing between houses, he now has three uninhabitable rooms and that the air conditioner location was contrary to the previous and existing bylaw. He noted that enforcement staff have not acted on his complaint as they were awaiting the Committee's consideration of the bylaw revisions now proposed. Mr. K. Tribby commented that while the location of his neighbour's air conditioner was not appropriate under the bylaw, the regulations were new but were already under reconsideration and it was PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES IIIhl12 '~ tCICl~-, _ 111 _ decided that the City would not be acting in good faith if it proceeded given the changes to delete these new regulations that were being contemplated. Mr. J. Shivas, City Solicitor, commented that the bylaw regulations should be applied as they exist on the day of any alleged offense. Councillor J. Ziegler noted that generally the location of an air conditioner was dependent on the location of a furnace within the dwelling and he questioned if the location of a furnace in a dwelling was subject to the building code. He questioned if we could develop guidelines for the location of furnaces and Mr. J. Witmer advised that the only provisions within the building code relating to furnaces pertained to mechanical ventilation. Mrs. Natasha Voll, appeared as a delegation to support revisions to the bylaw in respect to the location of air conditioning units. A letter dated June 20, 1995 was distributed which outlines their reasoning as well as explaining difficulties they had encountered with the regulations of the existing bylaw in relation to the size of their home and property. She pointed out that there were a lot of noise sources other than central air conditioners that were not the subject of the zoning bylaw and it was appropriate for all such noises to be dealt with through the City's noise bylaw. She noted that the existing bylaw was some what prejudicial toward the owners of smaller homes in that they could not realistically locate and install an air conditioner in conformity with the by-law; whereas, more expensive homes on larger lots had no such difficulty. In reference to the complaint of Mr. McKay, she advised that originally the proposed installation had been reviewed with him and he had consented to the location proposed for the air conditioner unit. In summary, she requested that the Committee support the proposed bylaw as it relates to deletion of existing regulations. In response to Councillor Jake Smola, Mrs. Voll advised that her air conditioner was directly adjacent to the furnace and that she had been given incorrect information by City staff in regards to the location. The Committee discussed the merits of location requirements for air conditioning units within the zoning bylaw. Ms. C. Ladd informed the Committee that no local municipalities regulate air conditioner location by means of the zoning bylaw with the exception of the City of Guelph which was considering deleting their regulations. Following discussion of the issue of location of air conditioning units and the revisions in this regard within the proposed bylaw, it was agreed to deal with this issue separately. It was agreed to accept the changes with regard to air conditioner Iocational requirements as outlined in the proposed bylaw. In response to Councillor Jake Smola, Mr. J. Shivas advised that the effect of the passing of the proposed bylaw would be to make legal those air conditioner locations that were previously illegal. Further, Mr. Shivas commented with regard to the noise issue, a bylaw could be passed under the Environment Act utilizing developed standards which allows for more stringent regulations. Councillor M. Yantzi asked for more information as to costs and staffing required PD 95/21 -ZONE CHANGE APPLICATION 941141TCIPMc - (REVISIONS TO STAGES 6 & 7 OF COMPREHENSIVE ZONING BYLAW) - CITY OF KITCHENER (CONT'D) for such approach. Mr. J. Willmer then presented the issue of driveway widening revisions within the proposed bylaw and illustrated several lot and dwelling configurations that apply to the majority of homes. It was noted that the new bylaw would thus allow driveway widening in front of dwellings and thereby treat everyone equally in that regard. Councillor M. Wagner questioned if persons who previously inquired with regard to driveway widening would be made aware of the changes and Mr. Willmer advised that staff would be able to notify those persons who had driveway applications refused by the Committee of Adjustment in the past. Mr. Paul Britton, MacNaughton Hermsen Britton Clarkson Planning Ltd., appeared as a delegation on behalf of St. Mary's Hospital and Activa Properties to advise of his support for the revisions within the proposed bylaw as they relate to his clients properties. No other delegations responded to the Chair's invitation to address the Committee on this matter. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES _119_ On motion by Councillor M. Wagner, it was resolved: "That Zone Change Application 94/14/TC/PMc (City of Kitchener) representing revisions to By-law 85-1 as amended by By-laws 94-1 and 94-183 (Stages 6 and 7 of the Comprehensive Zoning By-law), be approved in the form shown in the attached 'Proposed By-law', dated May 30, 1995 without conditions. It is the opinion of this Committee that approval of this application is proper planning for the City." The Chair advised that this recommendation would be considered by City Council at its meeting to be held on Tuesday, July 4, 1995. URBAN AND REGIONAL INFORMATION SYSTEMS ASSOCIATION (URISA) ONTARIO CHAPTER APPOINTMENT TO BOARD OF DIRECTORS OF URISA AND APPOINTMENT TO POLICY AND PUBLIC RELATIONS STANDING COMMITTEE OF URISA The Committee was in receipt of a letter dated June 16, 1995 from Mr. B. Stanley advising that Ms. B. Newell has been appointed to both the Board of Directors and to the Policy and Public Relations Standing Committee of URISA. It was noted in the letter that URISA is an international non-profit association dedicated to providing ongoing education related to automated information systems within local/regional/state/provincial and federal governments and related private sector environments. The Committee extended congratulations to Ms. Newell on these appointments. 10. 10. ENFORCEMENT OF VIOLATIONS RESPECTING LONG GRASS Councillor C. Weylie advised that she had requested that the matter of uncut grass be added to the agenda for consideration. She suggested that the problem was similar to problems encountered when sidewalks were not cleared of snow and ice and that a similar procedure and notice be considered with respect to violations for uncut grass. Mr. Tribby firstly commented that there were a number of things that the City could do within its existing policy to bring more effective results. Secondly, with regard to the issue of clearing of snow from city sidewalks he stated that the sidewalks were in fact City property and thus there ENFORCEMENT OF VIOLATIONS RESPECTING LONG GRASS (CONT'D) were no concerns with respect to the problem of being on private property. Accordingly, since the sidewalks were on public property it was in order for inspections, notification, requirement for compliance and prosecution to take place. He stated that it was his view that there was substantial difference between the enforcement of violations respecting uncut grass and violations under the City's sidewalk snow removal bylaw. Councillor C. Weylie asked for consideration of what improvements staff could make to speed up the process to deal with violators. In respect to this, Councillor M. Yantzi noted that it was his recollection that when the City last dealt with the parties responsible for vacant lands at the intersection of Queen Street South and Courtland Avenue, they had given there absolute assurance to maintain the lands and ensure the property was kept in a presentable condition. He asked that staff review the undertakings that were made in that regard. Councillor C. Weylie requested that staff consider and develop some solutions to bring about more effective enforcement of violations respecting long grass that could be considered at the Committee's August meeting. 11. ADJOURNMENT On motion, the meeting adjourned at 5:30 p.m. PLANNING & ECONOMIC DEVELOPMENT COMMITTEE MINUTES L.W. Neil, AMCT Assistant City Clerk