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HomeMy WebLinkAboutMinutes BZA 03-27-00CITY OF CARMEL, CLAY TOWNSHIP BOARD OF ZONING APPEALS MARCH 27, 2000 The regularly scheduled meeting of the Board of Zoning Appeals met at 7:00 PM on March 27, 2000 in the Council Chambers of City Hall, Carmel, Indiana. Members present were: Leo Dierckman; Michael Mohr; Earlene Plavchak; and Pat Rice. Director Steve Engelking; Terry Jones; and Laurence Lillig were present representing the Department of Community Services. The minutes of the February 28, 2000 meeting were approved as submitted. F. Legal Counsel Report John Molitor reported that there is no pending legislation that would affect this Board. G. Reports, Announcements and Staff Concerns: Laurence Lillig stated that item I h. will be heard this evening rather than Tabled as requested by the Petitioner. Pat Rice requested that all applicants type the Findings of Fact rather than handprint. Pat Rice announced that 2h., Rod Busters, Inc., and Ii., Robinson Barber Shop, have been TABLED for this evening and will be heard at the April meeting. H. Public Hearing: Ih. Wingate Inn (V- 93 -99) Petitioner seeks a Developmental Standards Variance of Section 6.4.1: Maximum Height to increase the height from 25 feet to 49 feet. The site is located at 1460 West Main Street. The site is zoned S -2 /Residence within the U.S. 31 Overlay Zone. Filed by Philip A. Nicely of Bose McKinney Evans for Meridian Hotel Partners Steve Granner, zoning consultant with Bose McKinney Evans, 8888 Keystone Crossing, appeared before the Board representing Meridian Hotel Partners LLC. The petitioner is requesting approval of a height variance in connection with the development of a hotel property located at the northeast corner of 131 Street and North Meridian. Also in attendance was John Smeltzer, attorney with Bose McKinney, A Church is currently located to the east of the property. The Church has sold all of their property and plans to demolish the present structure and build a new Church one block s:\BoardolZoningAppeals\Minutes\baz2000mar east of the existing building. Larry Hannah and Steve Hilbert, church parishioners, have purchased the ground from the church and intend to build an office park between the new church site and the Wingate Inn site. The property is within the U.S. 31 Overlay Zone; the underlying zoning is S -2. A hotel is a permitted use in the Overlay Zone. The building materials will consist of brick and dryvit, four stories, approximately 49 feet in height. The site plan complies with all requirements of the Overlay Zone with the exception of the height requirement in the S -2 zone. The overlay zone has a 25 foot height minimum; the underlying zoning has a 25 foot maximum. The existing zoning would mandate the construction of a building exactly 25 feet tall. The petitioner is requesting approval for a hotel of four stories. It is believed that the height is consistent with what the Plan Commission would like to see in this corridor. Without the requested variance, any structure on this site would have to be exactly 25 feet tall and two stories in height. The petitioner is requesting approval of the height of the four -story structure at this time. Members of the public were invited to speak in favor or opposition to this petition. No one appeared and the public hearing was closed. Laurence Lillig reported that the Department recommends favorable consideration of this petition. The Department requests that it be made clear by the Board that any favorable consideration of this petition shall not be intended as a message to the Plan Commission to influence their decision regarding the DP /ADLS petition currently being considered on this site. In response to a request for an update, Steve Granner stated that the Overlay Ordinance has language in it that references the Loch, Muehler report that proposed the upgrade of U. S. 31 to an interstate status and provided for certain interchanges and overpasses at certain locations. The petitioner submitted his plans to the State in January and is currently seeking clarification as to whether or not the proposed construction impacts the State's roadway plans. Leo Dierckman moved for the approval of Docket No. V- 93 -99, although approval should not have any undue influence on the Plan Commission's actions. APPROVED 4 in favor, none opoposed. 2h. Rod Busters, Inc. (U &V -2 -00) TABLED TO APRIL 3h. World Wide Motors (SUA -7 -00) Petitioner seeks Special Use Amendment (ZO 14.2) approval to construct an 8,244 square foot, two -story expansion of a previously approved (SU -6 -94) 35,630 square foot auto dealership. The site is located at 3900 East 96 Street within the Bauer Commercial Park. The site is zoned B -3 /Business. s:\BoardolZoningAppeals \Minutes \baz2000mar 2 Filed by James J. Nelson of Nelson Frankenberger for World Wide Motors, Inc. Jim Nelson, 3663 Brumley Way, Carmel, appeared before the Board representing World Wide Motors and its president, Horst Winkler, also k present. World Wide Motors owns and operates a Mercedes dealership at 3900 East 96 Street in Bauer Commercial Park in the southeast part of Carmel. The petitioner is requesting an amendment to the previously approved Special Use to permit a two -story addition to the existing, enclosed service /reception area. Construction has begun on a single story addition to the enclosed service /reception area and is in compliance with the Zoning Ordinance. Once construction began, it was determined that it would be better to add a second story to the one story addition. The increase in square footage beyond the permitted 10% necessitates an approval by the Plan Commission. The building materials are consistent with those existing on the principal building and are of the same color scheme. Members of the public were invited to speak in favor or opposition to the petition; no one appeared and the public hearing was closed. Laurence Lillig reported that the Department is recommending favorable consideration at this time. Earlene Plavchak moved for the approval of SUA -7 -00, World Wide Motors. APPROVED 4 in favor, none opposed. NOTE: items 4h. and 7h. were heard together. 4h. University High School of Indiana (SU -8 -00) Petition seeks approval of a Special Use under Section 5.2: Permitted Special Uses in order to establish a School of General Secondary Education on 86.75 acres. The site is located southwest of the intersection of West 116 Street and Towne Road. The site is zoned S -1 /Residence. Filed by Chuck Webster of University High School of Indiana. 7h. University High School of Indiana (V- 12 -00) Petitioner seeks a Developmental Standards Variance of Section 5.4.1 in order to construct a 45 foot tall classroom/gymnasium building. The site is located southwest of the intersection of West 116 Street and Towne Road. The site is zoned S -1 /Residence. Filed by Chuck Webster of University High School of Indiana. Dave Coots, attorney at 255 East Carmel Drive, Carmel, appeared before the Board representing the applicant. Also present were Chuck Webster of the University High School; Mr. Bigler of Olde, McGuire Schook; Bill Riggert; and Brad Yarger. s:\BoardolZoningAppeals\Minutes\baz2000mar The parcel is located on the south side of West 116 Street, Towne Road is its eastern boundary, the southern boundary is the King's Mill Subdivision and the western boundary is a vacant piece of property owned by the Perlemans. The surrounding uses are zoned S -1; directly across the street is property owned by the Carmel/Clay Parks Department that will be developed this summer into a recreational park. Neighbors with the Kingsmill Subdivision are concerned about the proposed use. However, some of the information circulated indicated that this application was a Rezone rather than a Special Use. A secondary school is a permitted, Special Use in an S -1 zone classification. The ordinance sets out the criteria that the Board of Zoning Appeals looks at to determine whether or not this particular Special Use meets the criteria to be approved by the Board. At the time the Ordinance was written and included this property as S -1 zoning, the use of the property as a school was contemplated and permitted, assuming a special use was approved. The applicant is not seeking to change any underlying zoning or seeking to locate a facility in a neighborhood that doesn't already qualify or exist. Farther south on Towne Road is the new elementary school that will open this fall. That particular school is located to the east of the Kingsmill Subdivision and slightly to the south of the University High School entry off Towne Road. The University High School also has access from 116 Street. Initially, University High School expects to have 40 students in the fall at the temporary facility planned. Overall, the campus is a 10 year build -out project. Construction on the main campus will begin in two to three years, phased -in construction; academic facilities first, followed by performing arts and gymnasium. The northwest corner of the site (the old Reily Farm Implement dealership) will house the gym and multi purpose classroom facility and is the subject of the height variance. The existing residence on site will be retained and will become a part of the school for temporary purposes. To the south (behind) the multi purpose classroom building will be portable structures to be used during the first two to three years until the main body of the school is constructed. The temporary facilities will then be abandoned and the main campus will be utilized. The petitioner is requesting that the Board approve the Special Use for the entire 86 acre parcel. The Special Use is to be established within one year, and the campus will be built -out probably over a 10 year period. The petitioner has complied with requests made by the Technical Advisory Committee in regard to drainage, and roadway improvements in conjunction with Hamilton County Highway Department. There will be two points of access; the main access aligns with the Park access to the north and includes accel/decel lanes. The main parking area is off the main entrance at 116 Street. The parking on the parcel to be constructed first complies with the ordinance, one parking space per employee, and 10 parking spaces per classroom. s:\BoardolZoningAppeals \Minutes \baz2000mar 4 The building height and setbacks meet or exceed the Ordinance except for the 45 foot gymnasium height requested. The contemplated height of the gymnasium is 40 feet, however 45 feet is being requested in that there may be some modifications to the size or height of the building that would necessitate the 45 feet being requested by variance. The front side and rear yards are buffered; the trash and material storage is internal. There is a tree farm that the Reilys planted at the northwest corner of the site that will be used for buffering. Initially, the west property boundary will be buffered; the ultimate construction will also be landscape buffered according to the commitments submitted to the Department of Community Services and to the Board. The landscape commitments require that before any construction of a permanent nature takes place, the petitioner will submit an architectural design, lighting, landscaping and signage application to the Plan Commission at the time approval is requested to construct permanent facilities. The petitioner has made the following commitments: To construct sidewalks on adjoining property boundaries when an overall sidewalk plan for the area is available; to install and maintain bufferyard design along the east, south, and west borders, according to the Carmel Clay Plan Commission bufferyard design; and to not oppose annexation. In regard to drainage, there will be an on -site, storm water detention area that will detain water during heavy rain periods and release at a slower rate. The site accepts water from the park site to the north. The water flows under 116 Street, comes across the high school site and into the storm detention area along with water from the school site itself. The drainage has been designed to accommodate water so that the ultimate drainage outflow is no greater than it exists today. Chuck Webster, 2894 Wooded Glen Court, Indianapolis, 46268, head of University High School, addressed the Board and gave a brief history of the school and its origin. Mr. Webster stated that he is from Michigan and came to the area last December to start the school. The project started over three years ago; the Board was composed of parents with children at Sycamore, St. Richard's, and Orchard, K -8, independent schools. There were not enough openings in independent schools to get high school placements. A demographic study was done; the need for independent schools will be intense in the next 5 to 10 years. The program is designed to have develop /mentoring relationships between staff members and students so that the students can learn to hold themselves accountable. There will be some students on the Board of Trustees and hiring committees for staff. The entire project will be $25 million. It is certain that there is demand for this project and there is a lot of positive feedback regarding fundraising. It is hoped that there will be 25 to 30 students in the fall; the second class will probably be around 40; and the third freshman class could be 70 to 80 students. Eventually, the school enrollment will be 400 with 100 students per class; the time frame to achieve this enrollment is probably 7 to 10 years. Dave Coots commented that Carmel Junior High School occupies 35 acres with 1466 students; Clay Junior High occupies 76 acres with 1259 students; Carmel High School consists of 88 acres, including the athletic compound north of 131 Street, and has an enrollment of 3263 students. s:\BoardolZoningAppeals\Minutes\baz2000mar Brad Yarger, Traffic Consultant, 1401 Alamingo Drive, Indianapolis, addressed the Board and highlighted the traffic report that was submitted to the Board. The traffic study covered an area on 116 Street from Shelborne Road to Ditch Road, and on Towne Road from 106 to 131 Street. Mr. Yarger stated that the traffic generated from the high school does not produce any different lane geometry at any of the major intersections, excluding the driveways. The traffic study for the high school was prepared utilizing the Village of WestClay as a background. The number of students triggers certain roadway improvements; if there are more than 50 students, there is a need for a passing blister. If there are more than 150 students, there will be a need for a full, left turn lane into the school, and two lanes exiting the facility -less than 150 students only requires one exit lane. Dave Coots commented that the petitioner is working with the County Highway Department who will be improving 116 Street this summer. Members of the public were invited to speak in favor of the petition; no one appeared. Members of the public were invited to speak in opposition to the petition; the following appeared: Kevin Gartenhaus, 3350 Shore Drive, Greenwood, Indiana, owner of Lot 97 in Kingsmill Subdivsion, appeared before the Board and expressed the following concerns: The Gartenhaus' property line is located closest to one of the facilities on the high school property (about 20 yards from one point on the track and field.) Mr. Gartenhaus presented a petition with 17 names in opposition to the high school. There is no Homeowners Association for Kingsmill as yet. Mr. Gartenhaus stated that there are three lots owned by individuals whose property abut the school property and they have signed the petition; the other 8 lots adjacent to the school are currently owned by the builder /developer. Mr. Gartenhaus stated that he had spoken with Mr. Webster of the school and they do have good intentions. There is a walking path around the field that is 5 to 10 yards from the Gartenhaus property; there is also a storm detention pond that is close to the Gartenhaus lot. Mr. Gartenhaus was opposed to the variance that would allow the gymnasium to be 45 feet high. There are tennis courts and a parking lot approximately 40 yards from the Kingsmill northern property line. Mr. Gartenhaus was also concerned about noise that would accompany sporting events and band practice, light spillage for athletic events in the evening, the security factor given the proximity of the walking path, increased automobile traffic in the area, the safety factor as it relates to the location of the storm detention pond, and property values. In Mr. Gartenhaus' opinion, to allow the high school at this location would be contrary to the Comprehensive Plan. Mr. Gartenhaus asked that this petition be denied or at the very least, not approved this evening to allow the high school an opportunity to address issues stated. Brad Donaldson, 11500 Towne Road, Carmel, Indiana, stated he was basically in favor of the petition but opposed to the initial drawings in terms of the eastern boundary of the school property and the buffer between his property and the School. Mr. Donaldson's s:\BoardolZoningAppeals\Minutes\baz2000mar western boundary is 300 feet along the school property and 900 feet along their inlet. The drawing does not show any buffer. Lighting is also a concern. Jim Fish, 11550 Towne Road, stated he was in favor of the overall project. The school will benefit the area, but development needs to be in a planned, organized fashion. Mr. Fish commented that there are definitely some issues with existing lots surrounding the project -the properties need to be protected as much as possible. Dave Coots' rebuttal. Before anything can be done with the campus itself, the petitioner would go before the Plan Commission with Architectural Design, Landscaping, Lighting, and Signage. Most schools do not have this type of review, but in an effort to be a good neighbor, the petitioner is willing to submit to this review. The population of the school will come from the community, and the petitioner has no intention of not working with the area residents and their concerns. Approval is not being requested this evening of the drawing presented by Mr. Gartenhaus. This is a 10 year process and there will probably be changes. The issue before the Board is whether or not the petitioner has met the criteria to establish the use of this property as a school. The 45 foot tall gymnasium is more than one quarter mile away from the northern boundary of Kingsmill Subdivision. There may be additional screening, buffering, or mounding requested when the petitioner appears before Plan Commission, but the issue of building height will not have an impact on the Kingsmill property owners. In regard to other issues, the petitioner is not opposed to negotiating a buffer if the location of the track 75 feet from the boundary is a major concern. The Plan Commission does possess the ultimate hammer in that if the petitioner does not satisfy concerns expressed by the area residents, they can refuse to grant approval for the permanent facility. Most schools are not fenced to allow adjacent residents ready access to playground areas. In regard to property values, there are different opinions within the real estate field as to whether or not a school devalues single family residence structures. The proposed school is not a change in the zoning, it is a permitted, special use in an S -1 zone according to the Comprehensive Plan. Mr. Webster reported that according to the engineer, there will hardly ever be standing water in the retention pond. The school agreed to purchase the land in December 1998. Within 60 days, the rough, conceptual plans were done. All 19 Homeowners Association presidents were called together to meet at Shapiro's, the homeowners were then invited to meet at the Zionsville Presbyterian Church to view the first set of plans. Mr. Webster stated that he had called Mr. Gartenhaus and asked for a meeting. At the end of that meeting, Mr. Webster suggested that the School would get back to him within 4 to 6 weeks regarding his concerns. The School's process from the start has been to consider the neighbors; Mr. Webster and his family intend to reside on the property and they would like to have the best possible relationship with the neighbors. s:\BoardolZoningAppeals \Minutes \baz2000mar 7 Laurence Lillig asked that a copy of the exhibit and petition given to the Board be made available for the Department's file. The commitments submitted by the petitioner do not recite the Docket numbers correctly. There is also a typographical error in the Findings of Fact. At this time, the Department is recommending favorable consideration of both petitions. There were procedural questions from Board members regarding commitments from the petitioner. Leo Dierckman asked that the petitioner commit to a building height of 40 feet for the gymnasium. Jack Bigler, design architect, 6030 Evanston Avenue, Indianapolis, responded that they are in process of coordinating the HVAC system within the gymnasium and the size of the HVAC system may require that it go from 40 to 42 feet. There is a flexibility factor with 45 feet in height. In response to questions from Mr. Dierckman, a continuance would be appropriate; however, because of the circumstances of fund raising, etc., the 30 day delay will cost construction time. Therefore, the petitioner is asking that the 45 foot variance be considered with the representation that it will be less than 45 feet. The petitioner is willing to commit that the variance will apply only to the building on the northern part of the site. None of what the petitioner seeks this evening, other than the establishment of the use, affects the "southern" campus. Also, the Board would look to the petitioner for a commitment on the maximum number of students. Mr. Coots stated that the petitioner is willing to commit that the number of students will not exceed 500; in the event the petitioner wanted to increase the number above 500, the petitioner would again appear before the Board of Zoning Appeals for a review of the Special Use Application. Kevin Gartenhaus stated his understanding that at present, there is no Kingsmill Homeowners Association. Kingsmill Corporation runs the homeowners association until such time as the development is complete; then it would be turned over to the homeowners. Pat Rice closed the public hearing at this time. NOTE: There was no representative in attendance from Kingsmill Corporation for the Homeowners Association, either in favor or opposition to the University High School project. In response to questions regarding the plans for phase I after the completion of phase II, Chuck Webster explained that the plan is two -fold. It is to be a community resource for residents of the community; it will also be an auxiliary gymnasium. At the time the permanent classrooms are constructed, the portable building "will be history." s:\BoardolZoningAppeals\Minutes\baz2000mar Leo Dierckman asked if the petitioner were willing to commit to a 50 foot buffer around all property lines. Dave Coots responded that the commitment tendered by the petitioner adopts the City's bufferyard standards. Dave Coots asked if there were something about this particular use in an S -1 zone classification that would necessitate something more in the way of buffering than Cherry Tree Elementary has done for the benefit of the adjacent property owners or Carmel High School or the Carmel Public Library. Michael Mohr asked if Mr. Gartenhaus was opposed to the school at this location or opposed to the way the campus is laid out. Mr. Gartenhaus stated he would not be opposed if his lot were farther south in the Kingsmill Subdivision. The primary concern is as an adjacent property owner and the situation of his lot backing up to what the school has laid out. Mr. Gartenhaus did not like backing up to the field (or the layout of the campus.) Earlene Plavchak expressed concern that the rendering shown would not be the final layout of the campus. Ms. Plavchak felt that it might be more appropriate to consider buffering and mounding at a later time when the school is in a financial position to be responsive to landscaping requests. In response to questions from Michael Mohr, John Molitor stated that if the Board approves the use of the property for the school, the school would be allowed to make use of the entire site. The commitments do put some limitations on the petitioner without Plan Commission review, however, once it is approved, it would then go forward to the Plan Commission for their review and approval. It should be noted that the Plans Commission has less leverage than the Board of Zoning Appeals. Leo Dierckman was in favor of tabling to allow the petitioner an opportunity to meet with the neighbors and address their concerns. The petitioner would return before the Board with more information relative to site design and the overall plan for the property. Leo Dierckman moved to TABLE Docket Nos. SU -8 -00 and V- 12 -00, University High School of Indiana, until the April Board of Zoning Appeals meeting. APPROVED 4 -0. Ms. Plavchak asked about the City's requirements and restrictions regarding buffering between a residential neighborhood and a school, and wondered if there were different requirements for a private school as opposed to a public school. University High School of Indiana was TABLED to the April meeting by a vote of 4 -0. Mr. Coots asked for direction from the Board as to how negotiations on buffering were to be handled, i.e. with the Board, the Department, or the neighbors. The current drawings show 25 yards of buffer along the south property line, but the petitioner may not be willing to commit to that today. s:\BoardolZoningAppeals \Minutes \baz2000mar 9 Ms. Rice asked that the petitioner address some of the concerns and questions raised by the remonstrators and advise what resolution is willing to be made by the petitioner when he again appears before the Board. 5h. Cedar Point, Lot 51 (V -9 -00) Petitioner seeks approval of a Development Standards Variance of Section 5.3.1(8) in order to erect a 576 square foot garage encroaching 15 feet into a platted utility easement. The site is located at 10044 Cedar Point Drive. The site is zoned S -1 /Residence. Filed by Michael A. Sarah R. Burnham. Mike Burnham, 10044 Cedar Point Drive, Carmel, appeared before the Board as applicant; Sarah Burnham was also in attendance. Mr. Mrs. Burnham are requesting approval to construct a permanent storage garage in their back yard to store lawn furniture, garden tractor, garden supplies, and other outdoor equipment. The petition is for a Developmental Standards Variance that requires accessory buildings to be built at easement plus 3 feet. The storage garage is planned at the northeast corner of the lot and will encroach upon the 20 foot easement. The accessory building will be surrounded by trees on the north, east, and toward the south sides. The 20 foot drainage and utility easement on the northern end of the property; there is also a 15 foot drainage and utility easement on the west side of the property that is mostly open field. Mr. Burnham distributed photographs of his lot and explained the proposed positioning of the storage garage. The storage garage will be hidden from the front yard as well as from the east, west, and north sides by the trees on site. Mr. and Mrs. Burnham have talked with the adjoining neighbors about constructing the storage garage, and the neighbors feel that the proposed location is the most inconspicuous. Mr. Burnham stated that the proposed garage would be placed in an easement that is un- used, un- regulated, utility and drainage easement, and because of this, all entities were contacted that have a current or future interest in the easement, including the Hamilton County Surveyor's office. All agencies have responded favorably to the encroachment. The petitioner is requesting approval at this time. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Laurence Lillig reported that the Department has received correspondence from the various utilities stating that they do not object to the encroachment in the drainage and utilities easement. The County Surveyor has raised no objection. The petitioner is meeting the 5 foot setback from lot line requirement. The Department is recommending favorable consideration at this time. s:\BoardolZoningAppeals \Minutes \baz2000mar 10 The public hearing was then closed. Leo Dierckman moved for the approval of Cedar Point, Lot 51 (V- 9 -00). APPROVED 4 in favor, none opposed. 6h. Goad Residence (V- 10 -00) Petitioner seeks a Developmental Standards Variance of Section 5.3.1(5) to erect a 32 foot tall accessory building. The site is located at 845 East 116 Street. The site is zoned S -1 /Residence. Filed by Philip A. Nicely of Bose McKinney Evans for Robert Linda Goad. John Smeltzer, 11218 St. Andrews Lane, Carmel, attorney with Bose McKinney Evans, appeared before the Board requesting a variance for the height of a pool house that the Goads will be constructing. The lot is bordered to the east by a fairly dense woods, Estancia Way is to the south, and private residences to the west. The building height is actually 30 feet, 6 inches; 32 feet includes the chimney. The petitioner will return to the Board for a variance regarding the height of the primary structure. The site is presently not served by public water; the petitioner will be bringing public water to the site. The use and value of the adjacent properties will not be adversely affected; there are a number of structures surrounding the residence that are also very large structures of similar height. The strict application of the zoning ordinance would result in a practical difficulty in that the pool house could not be replaced with a comparable structure or structure compatible with other structures in the immediate area. Members of the public were invited to speak in favor or opposition to the petition; no one appeared. Laurence Lillig reported that the Department is recommending favorable consideration of this petition. The public hearing was then closed. In response to questions from Earlene Plavchak, Mr. Smeltzer "guesstimated" that the total square footage of the pool house is between 8,000 to 10,000 square feet range. The Goads will be living in the pool house while the main house is being constructed. Steve Granner stated that the maximum height for accessory structures is 18 feet per ordinance. The existing pool house on site that was demolished exceeded 18 feet. The petitioner will be building a new structure around the existing pool and the height will be 30 1/2 feet to the roof line. Upon completion of the pool house, the petitioner will move from the existing house into the pool house while a new residence is being constructed; the height of the residence will be at least 48 feet tall and the petitioner will return to the Board for a variance in height. s:\BoardolZoningAppeals \Minutes \baz2000mar 11 John Molitor stated that this is essentially an accessory structure that is being built. Even though it is a large structure, it is still an accessory building with respect to this particular lot and use. Michael Mohr moved for the approval of V- 10 -00, Goad Residence. APPROVED 4 -0. There being no further business to come before the Board, the meeting was adjourned at 9:30 PM. Pat Rice, Vice President Ramona Hancock, Secretary s:\BoardolZoningAppeals \Minutes \baz2000mar 12