HomeMy WebLinkAbout~Master - Zoning Board of Adjustment Minutes 10-27-2010M INUTES OF THE REGULAR M EETING OF
THE ZONING BO ARD OF ADJUSTM ENT
AM ES, IO W A OCTO BE R 27, 2010
The Am es Zoning Board of Adjustm ent (ZBA) m et, pursuant to law, in regular session at 7:00 p.m . on
October 27, 2010, in the Council Chambers of City Hall with the following m em bers present: Bruce
Calhoun, Elizabeth Erbes, Sandra M cJim sey, and T hom as Weber. Board M em ber T aylor was absent.
Staff mem bers Charlie Kuester and Judy Parks were also present.
APP RO V AL OF M INUTES: M oved by Calhoun, seconded by McJimsey, to approve the minutes of
the meeting of September 8, 2010 as written.
Vote on Motion: 4-0. Motion carried unanim ously.
CASE NO . 10-16
SPECIAL USE PERM IT - JERRY CARNEY AND SONS, INC.
P ublic Hearing on app li c ati on f or a Spec ial Use Permit to allow a salvage yard on the prope rty
located at 340 South Dayton Avenue
City Planner Charlie Kuester explained the request for a Special Use Permit at 340 S. Dayton Avenue.
M r. Kuester showed a m ap of the location. T he proposed use would allow the property to be used as
a stora ge ya rd for salvaged vehicles with associated crushing of cars. The zone is General Industrial
(GI), and the use is allowed with an approved Special Use Perm it. Mr. Kuester described the property
and the properties surrounding the subject location. He described the topography and the access point
approxim ately 500 feet north of SE 5 Street, and described the new proposed access point that will beth
gated at 320 feet north of SE 5 Street. Mr. K uester said the shop, business office, and som e inventoryth
will remain at their current location. To accomm odate the salvage yard, the applicant plans to grade the
site to control storm water runoff.
M r. Kuester told the Board that the applicant is present, and represented by Chuck Winkleblack . Mr.
Kuester said this area is zoned General Industrial (GI), which allow s m ost industrial uses with very little
site plan review or perform a nc e standards. However, it does make an exception for salvage and
wrecking yards which require a Special Use Permit issued by the Zoning Board of Adjustm ent (ZBA).
He explained that a number of crite ria are established in Municipal Code Section 29.1503(4)(a) for a
Spec ial Use Permit, and Section 29.1306(1)(2)(a)(b)(c) contains m o re spec ific requirem ents for a
salvage yard. T he ZBA should consider if th e se requirem ents have been met, and then con sider to
approve or de ny the Special Use Permit. In granting a Special Use Perm it, the ZBA is able to require
additional conditions if it sees fit. M r. Kuester explained that staff has indicated support of a number
of conditions for this site. He reviewed the requirements of Code Section 29.1503 and 29.1306.
M r. K uester showed the Board where the site is located, as well as the surrounding uses, including the
child care facility and two pre-existing, non-conform ing residenc es.
He said staff feels that the notification efforts regarding this case are sufficient. He review ed staff’s
recom mendation to grant the request for a Spec ial Use Permit for an auto salvage yard on the property
with conditions that staff feels are appropriate.
Mr. Weber asked if there is an area the salvage yard could locate without having approval by the ZBA.
M r. Kuester said there is not, that it m ust be in a GI zone.
M r. Ca lhoun aske d if a salvage yard is requ ired to ha ve a lic ense. M r. Ku ester said a business license
is not required by the City for this use, but a license m ay be required by the State.
M r. Calhoun asked about the visibility of the salvage yard. Mr. Kuester described the grade change of
the site and what m ight be visible from Dayton Avenue. He said it is not required to make sure the
salvage yard is no t visible, but th at the fence is to pro vide security and scre enin g and m ake it less
attractive for access to people, especially young children.
M s. McJimsey asked about Section 29.1306(2)(c) regarding unsightly detraction from the use and
enjoym ent of adjacent properties. M r. Kuester said that from the daycare, the fence will be seen, but not
what is on the other side of the fence. She asked about the vegetation, wondering how it could be m ore
secure, and less attractive to young children . M r. K uester said that the security is not continuous around1
the site, and there would be gaps to enter the site. He said it is possible people could enter the site, but
that staff is not concerned about young children in the area, since the daycare is secure.
2
M r. Weber asked about runoff requirem ents. M r. K uester said the site has a storm water m anagement
plan, and it has been reviewed and fou nd adequ ate for the site.
Chuck Winkleblack, 105 S. 16 Street, Am es, Iowa, said it is important to know that this is a permittedth
use in the GI zone, and the only zone where a salvage yard is perm itted. He said most industrial uses
are not glamo ro us. H e described adjacent properties and the businesses operated at those sites. Mr.
Winkleblack said Hunziker and Associates owns the new mobile home park being constructed to the
north, and said they do not feel that this project will be detrim ental to the area at all.
M r. Winkleblack said he checked with all City departments regarding Jerry Carney and Sons, Inc., and
found there to be no problem s, violations, or inquiries related to Jerry Carney and Sons, Inc. and their
auto recycling b usin e ss. He spoke of the letter from Rich Johansen of B-Bop’s, which calls them an
“excellent neighbor.” Mr. Winkleblack said that B-B op ’s know ingly built its busine ss next to a sa lvage
yard. He also said that Mike Flumm erfelt, the owner of the mobile home park south of the applicant’s
business on Duff Avenue, does not feel that a salvage yard next to his property decreases the value or
the atm osphere, nor has he had any issues w ith a salvage yard in the vicinity of families with children,
rodents, or anything else.
M r. Winkleblack also referenced an em ail submitted to the ZBA from the City Assessor, Greg Lynch
that states there is no evidence that a salvage yard has a negative impact on property values in an
ind ustria l area. He said Jerry Carne y and Son s, Inc . is a registered recycler with the state of Iow a. A
requirement of being registered is c on du c ting annual wa ter sam pling of storm wa ter runoff. With
records going back to 1992, there are no violations. A similar permit will be applied for after the new
site is operational. This site will also have to m eet the storm water guidelines for quantity and quality.
M r. Winkleblack discussed what happe ns to a vehicle w hen it a rrives at the salvage yard. Fluids are
drained, the battery is rem oved, and the vehicle is placed into the lot to be dism antled. Jerry Carney and
Sons, Inc . is on e of tw o salvage yards in the state that is a gold sea l certified membe r of the Auto motive
Recyclers Association . T o r e c eive that gold seal, they are inspected annually to be sure they are
operating at the high est standard related to emptying fluids, retaining appropriate records related to storm
water runoff, and custom er satisfaction.
M r. Winkleblack said the salvage yard does not d e a l w ith fo od products, or anything that provides a
good environm ent for rodents. At the location o n South Duff Avenue, they did not have a problem with
rodents next to a co nvenience store and a restaurant. He said there w as a cat problem on one of their
ne ighbor’s properties in the past, and at that time traps were set on the applicant’s property.
M r. Winkleblack asked that the Board would consider changing the car crushing from a m aximum of
2 consecutive days twice in a calendar year to a m axim um of 14 days annually, since there are many
factors contributing to when cars are crushed. He said the applicant far exceeds the minim um standard
in their business, is a good corporate citizen, has been devastated by floods, and is working to m ake sure
this isn’t a proble m in the futu re.
T here was discussion about the trees to rem ain on the property.
Erbes tires
M s. M cJim sey asked about the trees o n the p roperty. Matt Carney, 2108 B uchanan, Ames, Iowa, said
they sell at least 75% of the tires, and about 25% of th e tire s are handled by the scrap dealers, which
leaves no tires on site. M s. McJim sey asked abou t the glass. M r. C arney said this is the strictest state
in the U.S. for car crushing, and the crusher is built to contain the glass, as well as any fluid that m ay
be in the vehicle. He said that about 90% of an autom obile is recyclable. M s. Erbes asked w here their
cars are currently crushed. Mr. Carney said they are crushed at their current site. He also said that the
crusher is a new m achine, which is 100% autom atic, and not a “m on ster” machin e.
M r. Calhoun asked about the licensing. Mr. Carney said the state is working on regulations. He said
they have had the gold seal since the 1990's, and they operate their business ethically and professionally.
M r. Ca rney told the Board that he is aware of only one other salvage yard in Iow a with the sam e status.
He reviewed some processes they take to protect the environment and provide a professional service to
the comm unity.
M s. McJimsey asked if all of the crushing will be at the new site, and what the noise is like. Mr. Carney
said crushing will occur at both loc a tions, and that the crusher has a four-cylinder John Deere deisel
m otor, a little louder than a m ow er without a m uffler. H e said the lid crushing th e car is not really noisy,
but it’s the engine that wou ld be heard. M r. C arne y said the crusher would be lo cated in the no rthw est
corner, which is very well covered. He said the crusher w ould not be seen from D ayton Avenue, and
said the noise from the concrete crushing on Dayton Avenue far exceeds the no ise the car crusher m ake s.
M r. Calhoun suggested a barrier may be used to redirect som e of the noise. M r. Carney said they are
not against som ething like that, but that there have been no com pla ints in the past.
Larry Curtis, 323 6 Street, Am es, representing Bill Gilbert and Susan Fessler, owners of the Play andth
Learn C hildren’s Center (301 Alexander Avenue, Suite A, Am es, Iowa) since 2003, said th e daycare
serves about 80 children between the ages of 1 and 5. Mr. Curtis said they really enjoy their current
location, and provide child care to a variety of comm unity members. He praised the Carney fam ily for
their business which serves the com munity, and said that the flooding is very unfortunate. He said a
salvage yard in t he G I z on e i s a pro per use, but there are two special sections that pertain to salvage
yards. Mr. Curtis reviewed the criteria of Sec ti on 2 9.1503(4)(a), and questioned the noise, which is
included in criteria (vi) of that section. He said if the wind was out of the west, and crushing happens
14 days annu ally, that the activities of childre n ages o ne to five wou ld be disrupte d. Mr. Cu rtis also
expressed concern that th e sta ff and children will be looking down into a salvage yard as they play
outside. On the topography m ap, Mr. C urtis pointed out the low points in the m iddle of the property,
and the higher points on the northeast side of the property near the daycare center. He expressed concern
that 8 feet of fence will not protect or shield the sight of the salvage yard from the staff and children of
the daycare center. Mr. Curtis said that does not comply with the General Standard (ii) in Section
29.1503(4)(a).
M r. Curtis said the requirem ents in Section 29.1306 pertaining to salvage yards are even m ore
dem anding. He said special attention should be given to these three criteria. He expressed concern with
all three subsections, saying that he believes the salvage yard may provide an attractive and dangerous
nuisance for young children, be an harborage for rats and other forms of verm in, and be an unsightly
detraction from the use and e njo ym ent of adjacent properties. Mr. Calhoun asked for clarification
regarding rem arks on the fence and topography. M r. Kuester clarified that the fence will be along the
edges. Mr. Calhoun said that if the fence is 8 feet tall at the high point near the daycare, he asked how
the salvage yard at the lower points in the middle would be seen. Discussion continued on the
topography and the fence location. Mr. Curtis said he did not believe the visibility of a fence or a
salvage yard to be an appropriate view from a daycare cente r.
M r. Curtis expresse d concern regarding the requirem ent of employees of facilities within 500 feet of a
daycare center in terms of crim inal records. He also expressed concern of storm water runoff in that
area, and questioned whether this use of the property would preclude SE 5 Street from being connectedth
in the future. Mr. Curtis referenced other properties in the area, and said he h oped the area could be
ind ustria l, and som ething the whole comm un ity can be proud of.
Richard Johnson, 3315 Ridgetop Road, Am es, Iowa, representing Ford Street Development, said that
they have developed Phase 1 and 2 of the Am es C omm unity Development Park to the east of the subject
area. Mr. Johnson said his group also owns the property im mediately east of the subject property, 2711
SE 5 Street, which is 4 acres in size, has a building with 66,000 square feet of area, and is assessed atth
$2.3 million. Mr. Johnson explained that the building operates as a food-grade warehouse, and is about
10 years old. He is concerned with the perception and the reality of having a salvage yard next to a food-
grade warehouse and said they must convince their custom ers that this isn’t a problem. M r. J ohnson said
he wonders if this would have a negative effect on the value of the property if and when it is sold. He
also exp ressed concern about the storm water m ana gem ent, and ho w the water drains at the northeast
corner of the site. Mr. Johnson said tha t th e re quirem ent for a Special Use Perm it raises a flag of
caution, and said that appearance is im portant. He said there is a shortage of industrial land, and said
that SE 5 being extended is important. Mr. Johnson said he appreciates Jerry Carney and Sons, Inc.th
very m uch, saying that it is obvious that they run a good operation, but he has a few concerns. He said
it is harmful if tena nts are lost, even if it is just because of pe rception .
Kent Cooper, 909 Brookridge Avenue, Am es, Iow a, sa id he has owned property near the corner of
Dayton Avenue and Lincoln Way since 1969. He said every once in awhile, this happens and someone
gets upset because they think they are getting an acreage in this area. He described concrete crushing
that goes on in the area, and said there are 25 to 30 semi trailers parked in the area that Mr. Johnson
discussed. M r. Cooper reviewed m ore operations in the area including Bell Salvage and a yard wa ste
site on Freel Drive. He said the GI zone is zoned fo r th is t yp e of b usiness, and the noise that these
businesses create. Mr. Cooper said the area is not zoned for homesteads and daycare centers, and
wondered if the daycare is there because of a Special Use Perm it. He said the noise from the trucks and
dump trucks on Dayton Avenue is substantial. Mr. Cooper reviewed the uses of more properties in the
GI zone. He insisted that the proposed salvage yard is not out of context w ith what is going on in the
area currently. He also said that the pond is visible from the daycare, but it is not possible to see down
into the subject property.
Larkin Moore, 230 South Dayton Avenue, Ames, Iowa , sa id he lives north of the property, near the
corner where the car crusher would be. Mr. Moore said there is not a way that this pro pe rty can be
shielded from his house. He said most of the businesses on Dayton Avenue have Morton Buildings or
reasonable face s. Mr. M oore said his way of life would be affected. Mr. Calhoun asked M r. Larkin if
he could see M r. Cooper’s property from his property. M r. M oore said he can. M r. Calhoun asked if
he ever has problem s on his property specifically attributed to the old salvage yard o r other possible
environments created by the nearby businesses. Mr. Moore said there are m any anim als in the area, such
as woo dchucks, co yote s, and skunks, and he belie ves they m ay co m e from the old salva ge site .
M r. Cooper point e d ou t a w ooded track north of Lincoln Way that m oves south, as well as the pond
north of the subject site that provides a natural pathway for anim als to travel.
William Gilbert, 301 Alexander Avenue, Ames, Iowa, said he is the owner of the retention pond. He
said he has ow ned the land for nine years, and the pond currently has cat tails around it. M r. Gilbert said
he is receiving m ixed m e ssages from the City. He said he wonders why the City paved four lanes of
Lincoln Way, and paved D ayton Avenue if developm ent is no t desired. He said he does not feel a
salvage yard is developm ent. M r. Gilbert said his wife ow ns the daycare, and asked the Board mem bers
if they would choose a daycare next to a salvage yard as a place for their children. Mr. Gilbert said he
has nothing against the Carney business, but said the City m ust m ake a decision on its desire for the area.
M r. Calhoun asked what the property was when M r. Gilbert bought it, and if he knew a salvage yard was
possible in the area with a special exception. M r. G ilbert said he was not aware of that possibility, and
that he thought the area was a good place for a daycare center. Mr. Calhoun asked wh a t M r. G il bert
hope d the subject property wou ld becom e in the fu ture. Mr. Gilbert said at the tim e he bought his
property, he didn’t care, b ut no w he is concerned about the value of his property, and the parents of
potential children that would atte nd the daycare.
M r. Kuester said that a Special Use Permit was approved by ZBA with many conditions for the Freel
Drive location of Jerry Carney and Sons, Inc. He said since that was approved in 2007, no com plaints
have been received. Regarding the extension of SE 5 Street, Mr. K uester said the applicant was toldth
that it was desired to extend that at som e time, and that vehicle storage, structures, or fence would not
be in the w ay of the extension. He also said that storm water runoff will not increase. Mr. Kuester said
this location is ne ar m any open yard uses, and there is a need for this type of industrial use .
Tom Carney, 2100 Quail Ridge Road, Ames, Iowa, spoke regarding the car crusher. He said the
m achine goes up and down, the equipm ent is not intrusive, and the noise is not worse than a street
sweeper. He said their company provide s a valuable service to Ames. He referenced B-Bop’s and
Borders, who built after Jerry Carne y and Son s, Inc. was establishe d. Mr. Ca rne y said their business
needs a place to operate; a dry place to operate. He said it is their livelihood , and they are proud of their
business. Mr. Calhoun asked if the property south of the subje c t prop erty was ever considered. Mr.
Carney said he had a conversation with the owner about 20 years ago, and he wasn’t interested in selling
at that point. Mr. Ca rney said after learning it had be en a City dum p, the y were no longer interested.
M r. Winkleblack said the residential properties are the non-conform ing uses. He said the owners can
elect to stay there, but the intended uses are industrial in nature. Mr. Winkleblack said the view of the
property from the daycare will not be m uch, since the fence will be a t th e h ighest point, and the
topography of the property goes down from there. He said that plantings and shrubberies along the fence
would soften the view from the daycare, and that is possible. He said a distinction must be m ade
betw een Jerry Carney and Sons, Inc. and the salvage yard that operated in the area som e tim e ago. Mr.
Winkleblack said he is confident that if any issues arise with neighbors, that the applicant would work
diligently to solve them . He also said the storm water analysis has been done by licensed engineers, and
approved by City engineers. He asked the B oa rd to look again at the surrounding neighborhood, and
urged the Board’s support of this application.
M r. Matt Carne y sh ow ed where the east fence would end, near a very large tree. He said that they
considered placing a fence around that northwest corner, but there are several trees and brush in that
area. He said that his family is not trying to put a burden on anyone, and that they will consider placing
m ore fence. M r. Carney said his fam ily is not trying to cause difficulty for people, but they do need dry
land for their busine ss.
M r. Calhoun asked about the site plan approval. Mr. Kuester said the site plan has been approved by
the Developm ent Review Com m ittee, and now the use is the question.
M s. McJim sey asked for the permitted uses to be read to the Board . Ms. Parks read the perm itted uses3
in the GI zone . 4
The Board viewed and discussed the land use designations of the surrounding properties and the zoning
categories. Ms. McJim sey said that after driving through the area, she didn’t realize how far the GI zone
exte nd ed, as som e of it seems more like a com mercial office area.
M s. Erbes asked for clarification o n A lt ernative No. 1, condition C. Mr. Kue ster showed the B oard
where the trees are to remain, and said the trees to be rem oved along the no rth side are for the storm
water drainage sw ale that tra vels do wnw ard. M s. M cJim sey clarified th at the trees along the no rthw est
and the south would rem ain, and that the trees remaining on the south would be re m oved if the street
was extended. Mr. Kuester said that was correct.
M oved by Weber, seconded by Erbes , to adopt OR DE R NO . 10-16, granting the request for a Special
Use Perm it for an auto salvage yard on the property at 340 South Dayton Avenue, with the following
con ditions:
A.T hat the salvage yard be fenced w ith a solid, opaque fence in the locations sho w n o n th e Site
Plan, similar in design to the existing fence used to screen the existing operation on Freel Drive.
The current height lim it of a fence in this location is 6 feet. The City is presenting an am endment
to the Zoning C od e to the C ity Council on November 9 that will allow an 8-foot fence in the
locations shown on the plan. The note as shown on the site plan will allow an 8-foot fence if the
amendment is approved; otherwise it will be a 6-foot fence.
B.That car-crushing be lim ited to no more than 14 days per year. The Site Plan shall be updated
to indicate the tem porary location of the car crusher at the north end of the site in either the first
or second drive aisle from the entrance.
C.T hat the existing trees (as show n on the site plan) be retained and that any rem oval will require
an am endm ent to the Special Use Perm it.
D.That salvage material be stacked no higher than the height of the fence.
E.That dust abatement m easures be undertaken on the internal drives, when needed.
F.That the fence, driveway, parking areas, and internal roadways be m aintained. This m aintenance
shall include replacement or repair of the fence within 14 days if it is damaged or after it comes
down. The fence shall be replaced or repaired whe never peeling or chipp ing occurs.
G.That no underground storage or burial of m aterials is permitted.
H.T hat, prior to bringing vehicles to the site for storage, their fluids be drained and disposed of in
accordance with state and federal law.
M s. McJim sey asked who determ ines “when needed” on condition E. Mr. Kuester said that a complaint
from a neigh bo r o r from an inspection by staff, or from a com plaint from som eone driving by. Mr.
Winkleblack clarified that the roads would be made of asphault millings rather than gravel, which wou ld
not create dust as gravel does. Ms. McJimsey also asked about the regulation of background checks of
the salvage yard employees regarding the proxim ity of the daycare. Ms. Parks said it is the obligation
of the offender to stay aw ay from the premises. Any employer near the area would need to advise their
em ployees of wha t the use is of that property, but it is the obligation of the offender.
M r. Calhoun said the investors in the area and the existing uses could exist there for quite awhile, and
exp ressed concern that they be protected. He said he feels that there are reasons that there is a
requirement of a Sp e c ial Use Perm it for this use, and thinks that requirement is there to protect the
people. Mr. Calhoun said he has not heard enough to convince him that the current investm ents would
be protected w ith the addition of a salvage yard.
M r. Weber said he is sympathetic, but the area is zoned GI. Mr. Calhoun again stated that the special
exception needed is there for a reason. Mr. Weber said he does not think Jerry Carney and Sons, Inc.
operating a salvage yard on that property is going to have a negative im pa ct o n any of the existing
businesses. He said that the salvage yard will not be a visual distraction to those at the daycare center
with the fence along the property. Mr. Weber also said he was not concerned that the car crusher will
m ake any m ore noise than som e of the trucks in the area or the concrete crushing.
Mr. Calhoun said that an 8 foot fence is the only thing between the salvage yard and the warehouse. He
said what is developed out there is distinctly different. H e said if someone were to com e into the
wareho use or the daycare cente r, they may just turn around again.
M s. Erbes said the Board’s role is to look at staff’s work, and determ ine if City staff has done their job.
She said the daycare chose to be located at that location, and a salvage yard is allow ed in the are a.
M oved by Erbes, seconded by Weber to am end the original m otion to allow for the fence to be placed
in such a way on the north side of the property that plantings can be placed north of the fence from the
east prope rty line 250 feet tow ard the west to pro vide an addition al buffer near the daycare center.
Vote on Motion: 4-0. Motion carried unanim ously.
M oved by Weber, seconded by Erbes, to adopt ORDER NO. 10-16, granting the request for a Special
Use Perm it for an auto salvage yard on the property at 340 South Dayton Avenue, with the foll owing
con ditions:
A.That the salvage yard be fenced with a solid, opaque fence in the locations shown on the Site
Plan, similar in design to the existing fence used to screen the existing operation on Freel Drive.
The current height limit of a fence in this location is 6 feet. T he City is presenting an am endment
to the Zoning Code to th e C ity C ouncil on November 9 that will allow an 8-foot fence in the
locations shown on the plan. The note as shown on the site plan will allow an 8-foot fence if the
amendment is approved; otherwise it will be a 6-foot fence. The fence will be placed in such
a way that plantings be placed north of the fence from the east property line 250 feet toward the
west to provide an additional buffer near the daycare center.
B.That car-crushing be lim ited to no m ore than 14 days per year. The Site Plan shall be updated
to indicate the tem porary location of the car crusher at the no rth end of the site in either the first
or second drive aisle from the entrance.
C.T hat the existing trees (as shown on the site plan) be retained and that any rem oval will require
an am endm ent to the Special Use Perm it.
D.That salvage material be stacked no higher than the height of the fence.
E.That dust abatement m easures be undertaken on the internal drives, when needed.
F.That the fence, driveway, parking areas, and internal roadways be m aintained. This m aintenance
shall include replacement or repair of the fence within 14 days if it is damaged or after it comes
down. The fence shall be replaced or repaired whe never peeling or chipp ing occurs.
G.That no underground storage or burial of m aterials is permitted.
H.T hat, prior to bringing vehicles to the site for storage, their fluids be drained and disposed of in
accordance with state and federal law.
R o ll C a ll V o te : 2 -2 . V o tin g A ye : W e b e r, E r b e s. V o t i n g N a y: C a l h o u n , M c J i m sey.
M otion de nie d.
M s. Parks explained that there nee d to be three con current Board Mem bers to decide the vote. She said
this item will be brought back to the Board at the next m eeting.
COM M ENTS: There were no comm ents by the Board.
ADJOURNM ENT: The meeting adjourned at 10:12 p.m.
___________________________________________________________
Erin Th om pson, Recording Secretary T hom as Webe r, Ch air
Corrected 11/10/2010
at the daycare and mobile home park.1
Ms. McJimsey asked if there is an effort underway to update the Land Use Policy Plan (LUPP). Mr.2
Kuester said staff has been directed to update certain numbers, including the population. He said
there has been no direction from the City Council to update the map, although there is an effort
underway to determine a community vision, which may affect the LUPP.
and asked for clarification regarding whether a Special Use Permit was required for the daycare.3
, which included childcare and daycare centers.4