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HomeMy WebLinkAboutMinutes - Minutes - Boards of Adjustment - Meeting Date: 4/13/2006 MEETING MINUTES CITY OF GLENDALE BOARD OF ADJUSTMENT GLENDALE COUNCIL CHAMBERS BUILDING CONERENCE ROOM B-3 5850 WEST GLENDALE AVENUE GLENDALE,ARIZONA 85301 THURSDAY,APRIL 13, 2006 7:00 P.M. The regular meeting was called to order at approximately 7:10 p.m. by Chairperson Gallegos, with the following members and representatives present: BOARDMEMBERS PRESENT: Moe Gallegos, Chairperson Yvonne Knaack, Vice-Chairperson Sandy Burrell Merry Lutz Rodney Passmore Michael Schroth BOARDMEMBERS ABSENT: Hugh Leonardo CITY STAFF: Ray Jacobs, Zoning Administrator Jon Froke, Planning Director Jim Flenner,Deputy City Attorney Thomas Ritz, Planner Sally Melling, Recording Secretary Boardmember Schroth made a MOTION to RECESS and RECONVENE in Council Chambers. Vice-chairperson Knaack SECONDED the MOTION. The motion PASSED by a vote of 6 to 0. Chairperson Gallegos reconvened the meeting at 7:30 p.m. in the Council Chambers. Chairperson Gallegos explained the Board's policies and hearing procedures. Chairperson Gallegos called for approval of the February 9, 2006 minutes. Vice-chair Knaack made a MOTION to APPROVE the minutes from the February 9, 2006 meeting. Boardmember Schroth SECONDED the MOTION. The motion PASSED by a vote of6to0. April 13, 2006 Board of Adjustment Page 2 Chairperson Gallegos asked staff if there were any requests for withdrawals or continuances. There were none. Chairperson Gallegos called for public hearing items. Chairperson Gallegos thanked those present for attending the meeting. He advised that, due to the size of the group, the Board will limit the public input period to 15 to 20 minutes on each side of the issue. He asked those who speak to limit their comments to the required findings. Mr. Flenner explained that Board members who were not at the November 11, 2005 hearing can vote on the matter if they have studied the record of the hearing. He stated members who have not yet studied the record have the option of making a motion to take the issue under deliberation and placing the item on next month's agenda for their discussion. APPLICATION NO.: VAR05-06 REQUEST: A request by Beus Gilbert PLLC, representing the Vineyard Christian Fellowship, for a variance to increase the maximum building height to 45 feet where 30 feet is permitted in the R1-6 (Single Residence) zoning district. The purpose of the variance is to allow the construction of a new worship auditorium at an existing church. The property is located at 6250 West Peoria Avenue. Staff Contact: Thomas Ritz (Barrel District). Mr. Ritz presented the application,reviewing the site and request. Chairperson Gallegos asked for examples of other churches that have similar requests to exceed the 30-foot heights. Mr. Ritz said the Baptist Church on 59th Avenue and the Community Church of Joy both have similar heights. Paul Gilbert, applicant's representative, asked how long he has to present his case. Chairperson Gallegos asked Mr. Gilbert to restrict his comments to 15 to 20 minutes, stating they will then have 15 to 20 minutes of public input on both sides of the issue. Mr. Gilbert asked if he will have time for rebuttal after the public input portion of the hearing. Chairperson Gallegos responded yes. Mr. Gilbert introduced Philippe Zubia, a planner from his office, who passed out a packet of information Mr. Gilbert referred to during his presentation. He also introduced the Senior Pastor of the Church, Brian Anderson and the Director of Operations, Jim Hummel. He stated Dick Shiffer and Elory Brown from RNL Design are also available to answer technical questions the Board may have. Mr. Gilbert stated the applicant has modified their request since appearing before the Board in November 2005, lowering the height of the building from 50 feet to 45 feet. He said the reduction in height is significant and complies with the city's requirement that they ask for the April 13, 2006 Board of Adjustment Page 3 very minimum variance needed. He referred to Exhibit 2 in his handout, stating it shows the location of the approved Conditional Use Permit. He stated, while they have a 320-foot setback for the existing 30-foot tall sanctuary building, the subject application which requests an additional 15 feet of height moves the sanctuary back even further. He clarified the sanctuary itself is 53,560 square feet, despite references in the Board's materials that indicate it is much larger. He showed the proposed footprint of the facility at full build-out, stating they will talk more about setbacks, traffic and landscaping at a future use permit hearing. He said the focus of tonight's meeting is on the variance request, pointing out a plethora of testimony was given at the last meeting that dealt with other issues. He explained the Sanctuary is 570 feet from the residential property to the north and their landscape buffer starts at 82.5 feet, reduces to 52'feet and then increases to over 100 feet on the east property line. He expressed his opinion the 570 foot setback renders the height of the building to minimus in terms of its effect on the residential property to the north. With regard to the four required findings, Mr. Gilbert said the large size of the property makes a 30-foot height restriction unreasonable by not permitting an allowed use to reasonably develop. He emphasized the 30 foot height limit is designed for a 6,000 square foot lot, whereas they are proposing a 570 foot setback and asking for merely 15 additional feet in height. He stated strict enforcement of the 30-foot requirement would cause the property to be grossly underutilized and, thereby, reduce the property rights the church has to develop their 32 acres. He said the size constraint is not self-imposed and staff concurs with the applicant's position with regard to the first finding. He noted in three previous cases the Board has granted height increases for churches, which sets a precedence for satisfying the first finding. He stated they are being asked to meet the height requirement for a typical R1-6 lot which has a setback of only 20 feet. He pointed out their setback is 2,800 percent more than the required setback and yet they are only requesting a height variance of 15 feet. In response to the second required finding, Mr. Gilbert compared their project to three other churches in R1-6 or R1-7 districts. He noted all three were variances granted by the Board of Adjustment in the City of Glendale. He said the first is the Glendale Nazarene Church which has zoning of R1-6 and an approved height of 46 feet. He noted the setback in that case was only 163 feet and the church provided no landscape buffer. He stated the First Southern Baptist Church has R1-6 zoning and a height of 45 feet. He said the church has a 300-foot setback and a 10-foot landscape buffer. He noted the site only measures nine acres. He clarified the Mountain Ridge Baptist Church involved primarily the height of a spire. He stated, in that case, the 4.62 acre property was zoned RR-45 and the height was approved at 45 feet. He said there was a 361- foot setback and a 30-foot landscape buffer. Mr. Gilbert said these cases show that the city has granted other variances under circumstances that were not as good for or protective of the neighborhood as the case they are presenting. Mr. Gilbert said when designing a sanctuary two primary issues determine the functional roof height. He stated the first is the acoustical characteristics of the space require a minimum acoustical volume based on the number of seats in the room. He noted in the case of the proposed worship center, given the number of seats planned, the optimum roof height exceeds 50 feet. He said the vertical space required to adequately accommodate proper functioning April 13, 2006 Board of Adjustment Page 4 technical systems is the other issue they have to take into consideration. He explained technical systems include the sound and lighting systems and, in this particular case, an absolute minimum height of 45 feet is required. With regard to the third required finding, Mr. Gilbert said a persuasive precedence was set by the approval of requests from other churches that have the same issues and problems. He pointed out their request meets every other requirement in the R1-6 zone. In terms of the fourth finding, Mr. Gilbert said their variance request does not have a detrimental impact to the property. He provided a list of other churches in the valley where similar variances have been granted. In answer to questions brought up during the previous hearing, Mr. Gilbert said a sight line study of the north boundary showed very little visual impact to the neighbors. He explained the building has been depressed approximately 3.5 feet below grade; however, that is as far as they can go. He noted none of the other churches for which the Board approved variances depressed their buildings. He stated the speaker platform has to be at grade for purposes of accessing equipment and ensuring emergency exits are accessible. He reiterated the applicant's position that their request meets the four required findings, stating staff also believes the findings have been met. He asked people present on behalf of the church to stand, explaining they intended to address the Board, but were asked by the applicant not to do so given the time constraints of the meeting. He clarified not all of those present on behalf of the church live in the neighborhood; stating, however, they have circulated petitions throughout the neighborhood. He submitted a petition containing 63 signatures of those who live in the immediate neighborhood, pointing out they limited their signatures to one per household. Boardmember Schroth asked Mr. Gilbert if the determination that they could not depress the structure any further was reviewed by an engineer or other qualified person. Mr. Gilbert said at the first meeting he asked if there was anything they could do to further depress the building; noting that was the meeting where they agreed to lower the structure by five feet and depress it 3.5 additional feet. Dick Shiffer, Applicant's architect, explained depressing a building further than 3.5 feet results in exiting problems, stating it is financially infeasible for the applicant to construct the stairs and ADA compliant ramps that would be required to service the depressed exits. Boardmember Schroth asked how deep the audience area is from the front row to the back. Mr. Shiffer stated there are approximately 30 rows of seats spaced three feet apart with 12 to 15 feet in the front, another 10 feet in the back and cross isles of eight to ten feet for a total of about 125 feet from the stage to the back of the room. Mr. Shiffer clarified for Boardmember Schroth that the existing elevation at the backstage is 1185 and for proper drainage it will be filled to 1187.5. Boardmember Schroth asked about the ADA slope requirements. Mr. Shiffer stated they have an eight percent slope which is the maximum, but it flattens out to a six percent slope. April 13, 2006 Board of Adjustment Page 5 Vice-chair Knaack asked how far was the central building from the north line under the 1997 Conditional Use Permit. Mr. Garcia said 320 feet. Vice-chair Knaack asked how many of the existing 1,425 parking spaces will remain. Mr. Shiffer said the number of spaces has reduced slightly. Chairperson Gallegos opened the meeting up for public comment on this case. He read the names of those opposed to the case, Larry Flatau, Greg Donovan, Ed Christ, Don Yeven, Denise Perry, and Stacy Christ, noting all may not speak. Larry Flatau, 6107 West Desert Cove Avenue, Glendale, said it is noted in the April 13, 2006 Summary of Fact provided by Mr. Ritz as well as the applicant's Citizen Participation Report that the facility is designed similar to a performing arts theater. He stated Vineyard is indicating at this time that their sanctuary will be 68,604 square feet, which is 500 feet more than previously reported. He stated the First Southern Baptist Church and Glendale Nazarene Church measure about the same size when combined. He said approximately 75 percent of the structure will be above 30 feet in height with more than 50 percent of that area 38 to 45 feet in height. He stated, furthermore, the starting elevation is on a built-up pad and will be about three feet higher than the existing;grade on the west end of Desert Cove. He said, unlike the First Southern Baptist Church, the applicant's variance is not for a single point on the roof's design. He explained approximately 175 feet on the north side and 194 feet on the east side of the facility will exceed the 30-foot requirement. He stated no other R1-6 property enjoys the same privilege; therefore approval of the application would represent the granting of special privileges. Mr. Flautau reported in 1997 Vineyard sought a conditional use permit to build a church on the property and they were happy to receive the 70,000 square foot building area approved at that time. He said the sanctuary they are requesting now totals 68,600 square feet for a total build- out of 174,000 square feet. He stated seating capacity in 1997 was 1,800, but will expand to 2,314 seats if the expansion is approved; noting Phoenix Symphony Hall seats 2,316. He stated Community Church of Joy has a current membership that is double that of Vineyard Church and they have seats to accommodate 1,800, while the First Baptist Church and Glendale Nazarene Church have a combined expandable capacity of 4,500 seats. He said staff's report also indicates the backstage load area requires heavy and large amounts of stage set elements and theatrical props; causing him to draw the conclusion they are constructing a performing arts theater rather than a church. He expressed his opinion the applicant fails to meet Condition 3 because they have not looked at all of the alternatives available to seat people for worship services. He stated the configuration and special circumstances are self-imposed by the applicant, pointing out other churches are able to accommodate much larger memberships with less seating capacity and smaller buildings. With regard to landscaping, Mr. Flatau noted the church stipulated in 1997 that they would provide 750,000 square feet of landscape buffering, while their current proposal calls for 560,723 square feet. He stated the traffic report indicates a level of service will exist at some points on Sunday, with delays of up to 80 seconds per vehicle. He said, furthermore, the applicant is requesting a ratio of 1.65 seats per car, while the city's standard is approximately 4 to 5 seats per car. He stated, not only is the applicant's request for parking far in excess of the city standard, it creates the potential for traffic issues. He stated the church made promises to residents in 1997 and the Board has an opportunity to ensure the applicant lives up to those April 13, 2006 Board of Adjustment Page 6 promises. He stated the variance request fails to meet the required findings and he asked that the variance be denied. Vice-chair Knaack said the original permit was 397 feet from the north line and the building.was 30 feet high. She asked what the difference would be with 560 feet from the north line at a building height of 45 feet. Mr. Flautau agreed 560 feet is an improvement; stating, however, the original building was proposed at 31,640 square feet which is less than one-half of the proposed structure. Greg Donovan, 6108 West Desert Cove Avenue, Glendale, noted the Nazarene Church purchased the complete acreage from 61St Avenue to 59th Avenue, from Cactus to the high school, and then sold the land off to the land developer who built and sold houses knowing full well what the buffer would be. He stated, while improvements have been made to the setbacks, the fact remains that the building will be four stories high in a residential neighborhood. He pointed out the Nazarene Church dumps all of its traffic onto two main arterial streets. He asked the Board to deny the applicant's request. Boardmember Schroth asked if the Nazarene church was built prior to the subdivision. Mr. Donovan responded yes. Chairperson Gallegos read the names of those who submitted cards in favor of the request, pointing out some may choose not to address the Board: Jim Hummel, Barbara Davies, Chris Hide,Ted and Linda Burrows, Daniel Debon, and Brian Anderson. Daniel Debon, 6608 West Desert Cove Avenue, Glendale, voiced his support of the applicant's request. With regard to comments made during the last hearing concerning the condition of the property, he said he has never witnessed the church ever in a state of being unkempt. He said the grounds are cleaned bi-weekly, if not daily. He pointed out the church is 500 feet away from the nearest home. He dismissed concerns that property values will decrease because of the church, stating his house has almost tripled in value. He said the church hosts community events and he is proud of what the church has come to mean to the community. He questioned whether traffic will go through the neighborhood, pointing out Desert Cove and Cholla are the only two throughways between 63rd and 67th Avenues. He expressed his opinion the expanded facility will result in less traffic during the day because of the reduced number of services. He stated the church has gone to great lengths to work with the neighborhood. He said a police officer is present every Sunday to help with traffic and, if needed, the officer will continue to be there on Sunday's to direct traffic. Chris Hyde, 6237 West Shagri La Road, Glendale, said he is a member of the church and lives three streets to the north. He said the proposed building is 560 feet away from the closest residential building and will cover approximately 11 percent of the 33 acres. He pointed out the parking lot will reduce significantly the amount of dust generated on the site. He expressed his opinion the neighborhood is positively influenced by the church, stating the expansion will allow the church to service even more residents within the community. He asked the Board to approve the applicant's request for an additional 15 feet. April 13, 2006 Board of Adjustment Page 7 Ted Burrows, 10440 North 63rd Avenue, Glendale, voiced his support of the proposed variance. He stated moving a building an additional 200 feet away will make its presence appear much smaller. He explained the church is requesting the variance because their congregation has grown. He said, while they understand the concerns expressed by residents, it is important to keep in mind that the church serves a purpose. He stated he has lived in the area since before the building was constructed and believes the church has brought a lot of positive things to the area. Boardmember Passmore asked for information concerning the church's growth patterns. Mr. Burrows was unable to comment on the church's current membership size; stating, however, it has grown considerably since moving to the new building. Brian Anderson, 4922 West Hatcher, Glendale, said he is Senior Pastor of the Vineyard. He apologized for not getting the neighbors on board with the planning of the expansion earlier in the process, stating it was not intentional but due to ignorance on his part. He pointed out there was no opposition when they applied for their original Conditional Use Permit. He explained he and his wife started the church about 20 years ago with 20 people in their home. He said as they grew they moved to larger and larger facilities until finally purchasing the subject property in 1997. He stated they had not looked to purchase 33 acres at the time since at that time they only had about 1,500 members. He said they held a three-year capital campaign to pay for the property and broke ground in 2000, during which time their congregation grew to about 2,200 members. He reported today they have about 4,000 people in attendance at their six weekend services. He said the proposed building is intended to accommodate their ever growing congregation. He reiterated it never crossed his mind that their expansion would be problematic for their neighbors, stating he wished he had involved the neighbors from the beginning. He said since the meeting in November they have increased the size of the buffer and lowered the building as much as possible. He said they have held multiple neighborhood meetings and offered to meet privately with neighbors if they wish. He expressed his opinion the plan before the Board represents and win/win situation for the church and the residents. Barb Davies, 6009 West Desert Cove, Glendale, said she supports the variance. She concurred with comments made by previous speakers in favor of the variance, adding that the church has had a positive impact on the community. She said she is proud to be a member of the church and of its outreach programs. In response to accusations that the sanctuary will be nothing more than a performing arts center, she stated extravagant concerts and programs will not be held. She explained the height will allow the church to better serve and minister to the people that come to their services. She expressed her opinion the church has been a good neighbor and has made many accommodations. Paul Gilbert, applicant's representative, stated their comparison to the Glendale Nazarene Church was accurate, explaining the Nazarene Church has been approved to 60,000 square feet and its rooftop extends for 120 feet. He stated, in comparing the grade level of Mr. Flautau's residence with the sanctuary, they found the sanctuary is one foot lower. He stated, while they may not know of any other R1-6 lots that enjoy a 45 foot height, the standard they have to meet is what other similarly situated properties located in R1-6 have been granted a variance. He April 13, 2006 Board of Adjustment Page 8 admitted it would be ludicrous for the applicant to request a 45 foot height if the property were 6,000 square feet; stating, however, it is equally ludicrous to hold a 32 acre property to the same standard as a 6,000 square foot lot. He pointed out the issue of the building's square footage is not up for consideration by the Board, stating it will be discussed during the Conditional Use Permit hearings. He said it is unfair to compare the proposed sanctuary to Symphony Hall, noting Symphony Hall has a height of 85 feet and it pains the applicant to be characterized as a performing arts theater. He said he has personally been impressed with the applicant's sincerity and devotion and the sanctuary is intended to be and will be nothing other than a church. He stated the argument has been made that the church should hold additional services to accommodate more members. He pointed out the church already holds six services on Saturday and Sunday. He said the applicant has provided more buffering than any other church in the city and is relevant to finding that the project will not be detrimental to the neighborhood. He stated concerns about traffic will be addressed during the Conditional Use Permit; however, they have a traffic engineer available to answer questions if the Board so desires. He assured the Board that the statement that they currently have a Level of Service F is inaccurate. He noted the proposed plan calls for fewer parking spaces than are approved under the current use permit. Mr. Gilbert said the church has been accused of putting a too intense use on the property; however, in his opinion, lot coverage is a good determinant of intensity. He pointed out Glendale Nazarene and the proposed plan both have 12 percent lot coverage. He stated, while the First Baptist Church has half the square footage, they have a total of nine acres compared to the applicants 32.9 acres. He confirmed that the homes built behind the Nazarene Church were purchased after the church was built, stating that fact supports their position that the proposed sanctuary will not cause a detrimental effect on the neighborhood. He expressed his opinion suggestions that the church build multiple buildings are unfair. He pointed out 63 households from the neighborhood have signed their petition of support. He stated, while there are more signatures on the opposition's petition, the applicant limited their petition to one person per household. He noted the opposition has only 45 signatures if they take only one signature per address. He said their strong neighborhood support is the direct result of the applicant's outreach to the neighborhood. He reiterated the applicant and staff agree that the proposed project meets the required findings, stating the applicant feels they meet the criteria better than in other cases where similar variances have been granted. He asked the Board to grant the requested variance. Boardmember Schroth asked the applicant's architect what the distance is from the existing buildings to the front of the worship center. Mr. Shiffer said about 63 feet at it narrowest point up to 90 feet. Boardmember Schroth asked about the grade differences between the property and the roadway. Mr. Shiffer pointed out the plan shows existing grades, stating as part of the Conditional Use Permit the applicant may be required to fill and raise the road. Boardmember Schroth clarified he is not opposed to the height, but he is opposed to how the structure sits on the property. He suggested they could be more aggressive in lowering the top elevation of the building. Mr. Shiffer pointed out the building height is measured from the base of the building. He confirmed once they prepare the grading plans the building could drop an additional two feet. Boardmember Schroth asked Mr. Flautau what the applicants would have to do to make the homeowners happy. Mr. Flautau said in a perfect world the applicant would uphold the commitment he made in 1997; however, the homeowners are willing to compromise. With April 13, 2006 Board of Adjustment Page 9 regard to comments concerning the homes built near the First Baptist Church, he pointed out those homeowners had the choice to purchase their homes knowing the church was going to be there. He stated they supported the church's initial Conditional Use Permit based on promises made by the church and stipulated by the city. He said those promises have not been kept, noting drainage plans stipulated in the original case are substantially different from what exists today. Boardmember Schroth asked for confirmation that in 1997 the residents had no objection to the 30-foot height. Mr. Flautau confirmed there were no objections. Boardmember Schroth asked what height the homeowners would accept. Mr. Flautau said he is not comfortable speaking for the whole neighborhood, although he is certain 30 feet would be fine. He said architectural changes could be made that will allow the sanctuary to accommodate the seats they need without the additional height and they believe the architects should revisit their plan. Boardmember Schroth asked Mr. Flautau if he finds the proposed plan unacceptable, pointing out it is five feet lower than the original plan submitted to the Board in November. Mr. Flautau disagreed that the building height has been lowered five feet, stating the beams have been dropped only 1.5 to two feet. He expressed concern that drainage requirements will actually result in the ground being raised rather than lowered. Chairperson Gallegos commented it is critically important to hear all sides, stating he thanks everyone for their patience and respectful demeanor. Chairperson Gallegos closed the public hearing. Boardmember Burrell asked if the two new members feel comfortable voting. The new members indicated they are comfortable making a decision. With regard to comparisons to the Glendale Nazarene Church, Boardmember Burrell pointed out residents in that area had an option that the residents in the subject neighborhood do not have. She stated the Board has to consider each variance on an individual basis, not based on what has or has not happened in the past. Boardmember Schroth concurred with Boardmember Burrell's comments, stating they need to consider the variance on its own merits. He pointed out no one currently serving on the Board served on the Board at the time the variances were approved for the other churches Vice-chair Knaack said she would like to know the sight lines at 30 feet with a 380-foot setback and 45 feet with a 583-foot setback. Boardmember Burrell stated increasing the height, but doubling the setback, should result in little change in the sight line. She said the concern seems to be the size of the structure, pointing out the other churches' variances were for a spire and a ridgeline. Chairperson Gallegos said he initially felt the hardship was self-imposed since the church has the choice to expand. He stated, however, the discussion concerning the impact of a 30-foot height on a 6,000 square foot lot versus a 45-foot height on a 170,000 square foot lot has helped him to better understand the criteria. April 13, 2006 Board of Adjustment Page 10 Vice-chair Knaack noted she has lived in the subject neighborhood for 22 years and can see both sides. She reiterated that the Board is limited to considering the height variance only, stating traffic, pollution, buffers and so forth will be addressed at a later date. Chairperson Gallegos commented there has been a decline in attendance at the neighborhood meetings. Boardmember Schroth said he can see many opportunities for a lower vertical height, yet the applicant is proposing a level height. He asked if a motion could be made that requires the applicant to give serious consideration to further lowering the height of the building, stating in his professional opinion the structure could be lowered. Chairperson Gallegos said, while he respects Boardmember Schroth's expertise and knowledge in such matters, he believes they owe it to the applicant and neighborhood to make a decision. He said the Board should continue the matter if it feels it is missing vitally important information; otherwise it should take the time it needs to make a decision. Boardmember Burrell said the applicant has stated 45 feet is the absolute minimum height they need for the sanctuary; however, she is not convinced that a structure of the proposed size cannot meet the needs of its membership with a lower roofline. She expressed her opinion a 30 foot height is acceptable, stating lowering the roofline to 30 feet would negate the need for a variance altogether. Boardmember Lutz commented churches are symbolic and part of their grandeur comes in their height. She pointed out several commercial uses, including Home Depot and the college have increased heights. She said she sees no reason to deny the application. Chairperson Gallegos said he walked behind the apartment buildings and was surprised to find the building did not appear very large. He assured the residents that he shares their concerns, stating that is why he is struggling with the decision. He said, however, the applicant is providing a huge setback. Boardmember Passmore agreed with Chairperson Gallegos, noting he has visited the site numerous times. Boardmember Burrell made a MOTION to APPROVE VAR05-06, subject to the site plan dated March 1,2006. Boardmember Lutz SECONDED the MOTION. Chairperson Gallegos asked if there was any more discussion. No further comments were made. Chairperson Gallegos called for a Roll Call Vote. The MOTION PASSED by a vote of 6 to 0. April 13, 2006 Board of Adjustment Page 11 Chairperson Gallegos called for Other Business. Vice-chair Knaack made a MOTION to VACATE the Board's June 8, 2006 regular meeting. Boardmember Passmore SECONDED the MOTION. The motion passed unanimously. Chairperson Gallegos called for the Planning Staff Report. No report was given. • Chairperson Gallegos called for Board Comments and Suggestions. No comments were made. As there was no further business, the meeting was adjourned at 9:35 p.m. _ Sally Ming, Recording ' -cretary