Loading...
Minutes 07/29/2002 SPECIAL MEETING JULY 29, 2002 Present: Michael Gallagher Am Menconi Torn Stone Torn Moorhead Jack Ingstad Sara J. Fisher Chairman Commissioner Commissioner County Attorney County Administrator Clerk to the Board This being a Special Meeting the following items were presented to the Board of County Commissioners for their consideration: LUR-0038, Local Resident Housing Requirements LUR-0039, Inclusionary Housing LUR-0040, Residential Employee Housing Linkage LUR-0041, Commercial Employee Housing Linkage Rebecca Leonard, Senior Planner, presented file numbers LUR-0038, Local Resident Housing Requirements, LUR-0039, Inclusionary Housing, LUR-0040, Residential Employee Housing Linkage, and LUR-0041, Commercial Employee Housing Linkage. She stated these two programs are targeting low income or affordable housing. Staff findings are as shown on staff report and as follows: The Eagle County Land Use Regulations (ECLUR) consist of a series of Articles which combine to create a document "to implement the Eagle County Master Plan and to promote the health, safety and general welfare of the present and future residents of and visitors to Eagle County". The LUR's provide, in a single location, those standards and procedures applicable to development and the use of land in the unincorporated areas of the County. The LUR's are organized into seven Articles: 1) General Provisions; 2) Definitions; 3) Zone Districts; 4) Site Development Standards; 5) Administration; 6) Non-conformities and; 7) Enforcement. In addition to the seven Articles, the LUR's also contain six chapters and five appendices. The current LUR's were originally adopted on March 12,2002. Although a prodigious amount ofthought and detail went into the LUR's prior to its original adoption, it is necessary from time to time to amend the regulatory language in order to better reflect the original intent; to make the LUR more user friendly; to reconcile unintended discrepancies between sections of the LUR and; to add or subtract regulatory language in order to keep pace with Eagle County's growth. All proposed amendments are presented to the Board with the intent of furthering health, safety and general welfare of Eagle County. Proposed are three additions to Article 4, as well as, an additional Appendix (Appendix F) of Chapter II ofthe Eagle County Land Use Regulations (ECLUR). Each amendment is intended to implement the Eagle County Master Plan and the Eagle County Housing Comprehensive Plan. This amendment package proposes changes in the following areas: 1. Chapter 2: Land Use Re~ulations 2. Article 4- Site Development Standards 3. Reason for Amendments: To implement the Eagle County Master Plan and Eagle County Housing Comprehensive Plan. The Eagle County Housing Department and Community Development Division has set forth most of the changes within Article 4, of Chapter II of the Eagle County Land Use Regulations. The intent is to implement the Eagle County Master Plan and Eagle County Housing Comprehensive Plan by 1 07-29-2002 introducing three programs: Inclusionary Housing, Residential Employee/Housing Linkage, and Non- Residential Employee/Housing Linkage. The addition of Section 4-720 (LUR-0039) includes the language depicting the Purpose, Authority, and Requirements associated with Inclusionary Housing. This Section will reference. The proposed Appendix F for further explanation and definition of Local Resident Housing Units. The addition of Section 4-730 (LUR-0041) includes the language depicting the Purpose, Authority, and Requirements associated with Non-Residential Employee/Housing Linkage. This Section will reference the proposed Appendix F for further explanation and definition of Local Resident Housing Units. The addition of Section 4-740 (LUR-0040) includes the language depicting the Purpose, Authority, and Requirements associated with Residential Employee/Housing Linkage. This Section will reference the proposed Appendix F for further explanation and definition of Local Resident Housing Units. 4. Article 5- Administration 5. Reason for Amendments: To make a Local Resident Housing Plan a required piece of all applicable planning applications. The Eagle County Housing Department and Community Development Division has set forth most of the changes within Article 5, of Chapter II of the Eagle County Land Use Regulations. The intent is to require a Local Resident Housing Plan for all applicable planning applications. 6. Appendix F: 7. Reason for Amendment: To include the Local Resident Housing Requirements as part of the Eagle County Land Use Regulations. The Local Resident Housing Requirements (LUR-0038) clearly define what a Local Resident Housing Unit is, who is eligible to purchase a Local Resident Housing Unit, what the developers responsibilities are, how the prices are determined, etc. Referral responses are as shown on staff report and as follows: County Engineering Department, County Attorneys Office, County Housing Division, County Building Department, County Environmental Health Division, County Health and Human Services Division, Eco Transit Office, Roaring Fork Transit Authority, Eagle County School District, Roaring, Fork School District, Board of County Commissioners, Eagle County Planning Commission, Roaring Fork Valley Regional Planning Commission, Colorado State Division of Local Affairs, Northwest Colorado Council of Govemments, US Department of Housing and Urban Development, FNMAE, Eagle River Water and Sanitation District, Bellyache Ridge Metro District, Mid Valley Metro District, Edwards Metro District, Cordillera Metro District, Arrowhead Metro District, Berry Creek Metro District, Bachelor Gulch Metro District, Squaw Creek Metro District, Lake Creek Metro District, Buffalo Mountain Metro District, Eagle-Vail Metro District, Smith Creek Metro District, Arrowhead Metro District, Knight Planning Services, Isom and Associates, Braun and Associates, Inc., PJA Land Planning, Vail Resorts, Inc., Cordillera, The Land Studio, Sid Fox and Company, Johnson and Kunkel, Vail Valley Chamber of Commerce, Vail Chamber of Commerce, Eagle Valley Chamber of Commerce, Basalt Chamber of Commerce, Vail Board of Realtors, Glenwood Springs Association of Realtors, Eagle Valley Horne Builders Association, Three Rivers Horne Builders, Catholic Charities, Town of Avon, Town of Basalt, Town of Eagle, Town of Gypsum, Town of Minturn, Town of Redcliff, Town of Vail, Routt County Planning, Garfield County Planning, Pitkin County Planning, Lake County Planning, Summit County Planning, Grand County Planning. Responses were received from the following agencies, firms or individuals: Gary Wheeler, Basalt Planning and Zoning Commission Chairperson letter dated April 9th, 2002: The referral response favorably suggests that the county's adoption of such LUR amendments 2 07-29-2002 would improve the overall condition of creating affordable housing in the Basalt vicinity as it would minimize "jurisdiction shopping" that occurs to date, and that the county include in its amendment language that would require replacement of existing affordable housing. Ross Easterling, Eagle County Environmental Health Department memo dated April 23fd, 2002: Indicates that the Environmental Health Department has reviewed the amendments and has no comment at this time. Colin Laird, Healthy Mountain Communities letter dated April 25th, 2002: Indicates that Healthy Mountain Communities is a regional nonprofit organization working on affordable housing issues in the Aspen to Parachute region and that all the participating municipalities and counties in the Roaring Fork Valley have adopted Inclusionary Housing Programs rangingfrom 10% to 60%. Aspen, Snowmass, Pitkin County, and Basalt have all adopted Linkage Programs ranging from 20% to 60%. Eagle County's adoption of these two programs would prevent "jurisdictional shopping ". Jack Lewis, Vail Resorts Development Company letter dated May 29th, 2002: Indicates that Vail Resorts believes that many affordable housing opportunities have come to the market in the recent past including Buckhorn Valley and Brett Ranch. Many more on their way in Dotsero, Avon and Vail. Believes that developing regulations to assess employee housing for ALL commercial development is needed along with the continued effort of providing incentives to developers and public-private partnerships. Gavin Brooke, WindRiver Development letter brought to Planning Commissioners on May 29th, 2002: Shows how the proposed programs would effect a specific mixed-use development WindRiver is currently planning and designing in the Roaring Fork Valley. He used 10% Inclusionary Requirements and 30% Linkage Requirements in his example. Please see attached referral responses and letters. FILE LUR-0038, LUR-0039, LUR-0040, LUR-0041 1. Pursuant to Chapter 1, Section 1.15.04 Referrals of the Eagle County Land Use Regulations: the proposed amendments HAVE been referred to the appropriate agencies, including the applicable towns within Eagle County, and to the Colorado Division of Local Affairs. 2. Pursuant to Chapter 1, Section 1.15.05 Public Notice ofthe Eagle County Land Use Regulations: Public notice HAS been given. 3. Pursuant to Chapter 2, Section 5-230.B.2 Text Amendment of the Eagle County Land Use Regulations: (a) The proposed amendments AMEND ONLY THE TEXT of the Eagle County Land Use Regulations, and do not amend the Official Zone District Map. (b) Precise wording of the proposed changes HAS been provided. 4. Pursuant to Chapter 2, Section 5-230.D Standards ofthe Eagle County Land Use Regulations as applicable: (a) The proposed amendments ARE consistent with the purposes, goals, policies, and Future Land Use Map of the Eagle County Master Plan. (b) The proposed amendments DO address a demonstrated community need. (c) The proposed amendments ARE in the public interest. Roarine Fork Reeional Plannine Commission After two public hearings (May 2nd, 2002 and May 16th, 2002) the Roaring Fork Regional Planning Commission recommended approval as submitted in the edition dated May 16th, 2002 with minor amendments to Pages 26-28 of the Local Resident Housing Requirements. These changes have been made and were also supported by the ECPC in their recommendation. 3 07-29-2002 Eaele County Plannine Commission After six public hearings (May 15\ 2002; May 15th, 2002; May 22nd, 2002; May 29th, 2002; June 19th, 2002; and June 26th, 2002) the Eagle County Planning Commission recommended approval as submitted in the edition dated May 16th, 2002 with minor amendments (identical to those made by the RFRPC on May 16th) to Pages 26-28 of the Local Resident Housing Requirements, and varying percentages as outlined below. Residential Employment/Housing Linkage 20% with maximum on-site incentives 25% with maximum off-site incentives 30% with no incentives or Payment in Lieu Non-Residential Employment/Housing Linkage 15% with maximum on-site incentives 20% with maximum off-site incentives 25% with no incentives or Payment in Lieu Inclusionary Housing 15% with maximum on-site incentives 25% with maximum off-site incentives 30% with no incentives or Payment in Lieu The ECPC also expressed an interest in reviewing the text of the subject LURs every year during a required update of the income limits, construction costs, and purchase price. The ECPC also recommended that staff look into the County's clustering option and determine how it could work with the subject housing regulations. All changes have been made with the exception of the percentages as they vary from those recommended by the RFRPC and Staff. Staff continues to recommend the original percentages (as part of the RFRPC recommendation). Staff feels that if percentages different from those proposed are to be considered (as part of the ECPC recommendation) uniformity in the incentives would make the regulations clear and easier to administer. The key to keeping it simple is maintaining the same level of incentives even if the three programs have different initial percentages. Commissioner Stone asked how many meetings the Planning Commission took to hear this matter. Ms. Leonard answered they took six meetings. Commissioner Stone stated the Board will not get through this in one day. He stated all three Commissioners are very concerned with housing in Eagle County. He related the housing in Berry Creek will fill a void. He stated the incentives are for people to build housing they are not compelled to build. The economic impact will also need to be researched. He sees a direct relationship between the imposition of housing regulations and the Land Use Regulations in general and the sagging sales tax revenues they have in relation to commercial. He stated it is his beliefthat the good intentions ofthose that support government intervention and government re-distribution of wealth, the free market is the surest way to provide higher standards for all people. He requested Ms. Leonard research all these items to be discussed at a later meeting. Commissioner Menconi thanked staff and Chris Cares for all the work they have put into these regulations. He stated this was initiated in January of last year. He thinks this is a very important time for the community, for those who are living in and moving into the community. He acknowledged the fine work the Planning Commission has taken and to the Attorneys who have provided input. Ms Leonard stated the purpose of this program is to address a portion of the ongoing housing needs of the people who work in Eagle County. The goal is to create housing that is affordable to low and moderate income households. Income Levels are defined by the U.S. Department of Housing and Urban Development (HUD). Low Income (80% AMI), tends to be the wage earners, people in the service sector of the economy who earn an average of $43,500 for a 2 person household or $54,400 for a 4 07-29-2002 4 person household. Moderate Income (120% AMI), tends to be working class professionals and community service providers who earn $71,880 for a 2 person household or $89,880 for a 4 person household. David Carter, Director of Housing, stated he will be speaking to three things, the background of how Eagle County carne to work on this, two, the comprehensive plan and three why it is necessary for everyone to participate. He stated there was a broad based task force put together to develop the plan. There were meetings with every community and with special interest groups. A draft plan went before the Planning Commission and then to the Board of County Commissioners. The Board made amendments then it was adopted by the Planning Commission and the Board. He spoke to the steps involved in this plan. One step was to facilitate tax exempt financing in apartment complexes, i.e. Lake Creek Village, Riverview Apartments and the Mountain Glen Apartments. He stated another step was to provide information to the business community and efforts were carried out to provide information to them on how they can contribute on a voluntary basis. He stated the Board has also created Mortgage Credit Certificate program and a Down Payment Assistance Program which provides funds to those who otherwise might not be able to afford the entry into a new home. He spoke to seasonal employee housing and acknowledged Jack Lewis with Vail Resorts for his contributions to seasonal housing. He spoke to the Berry Creek project and the 83 for sale units. He stated they have nearly 200 people signed up to receive the information on Berry Creek. He stated these are just two of the twelve policies adopted by the plan. He spoke to the process of identifying those items which are priority. He spoke to a private/public partnership of the Down Payment Assistance, the Mortgage Credit Certificate Program, deed restrictions, rental subsidy programs and a first time home buyers training class. He spoke to the housing for local residents being an on-going problem. He spoke to some of the apartment projects that have been done, i.e. Lake Creek Village Apartments, Mountain Glen and Riverview Apartments. He stated having housing for local residents is an ongoing challenge. He spoke of the accomplishments to date. He stated the challenge of local resident housing is systemic. He spoke to the high end housing being the primary housing that developers are focusing on. He stated these proposed regulations will allow significant public support. He referred to the housing study. Chairman Gallagher asked if the housing inventory includes those affordable housing units that are approved and now being worked on. Ms. Leonard stated Chris Cares will address that. Chairman Gallagher suggested those kinds of numbers may be the foundation on which they are establishing the need for affordable housing. Commissioner Stone stated he has the same questions as to where the 120% medium carne from. He stated they would like to know the current state of absorption of units into the market place. He spoke to Lake Creek Village and the need to ease up restrictions and qualifications to fill the units. He suggested it would be interesting to see how the income requirements compare to trends in the income market. He spoke to Denver which has a lot more free market opportunity. He suggested the Denver area market has a lot more land for people to purchase. Ultimately not everyone can own a home. Chris Cares, RRC Consultants, stated they have done numerous studies throughout Colorado and the West for other Resort communities. He stated he would like to talk about a couple of the elements of the studies they did. He spoke to the housing needs assessment. He spoke to the census data used and that they continue to receive updates in that information. He stated in terms of the new developments that are under consideration, they did not count Berry Creek as a done project in constructed units. He stated they will allude to the availability of that project. He stated Eagle County has been very careful in examining the housing needs since 1990. In terms of the most recent report, it was a combination of updating with more current information and building on the past report. He stated what they have is current information which they have had the ability to update. He spoke to some ofthe statistic of the study and one point to be made in the rapid growth. On a national basis Eagle County ranks tenth in 5 07-29-2002 growth. They have seen rapid growth across the County of 6% to 7% and in many cases the percentages are much higher. Vail has limited development capacity and has not seen the same percentage growth. Commissioner Menconi asked if a 7% growth annually over a decade considered a 100% growth. Mr. Cares answered yes. He stated the best available information of existing units and build out to be. There are approximately 22,000 units of which 15,000 are permanently occupied, 335 of those are deed restricted. In terms ofunbuilt units, 16,000 additional units to be built with roughly 11,000 of those in PUD's across the County and 1230 units in the pipeline. Jack Lewis, Vail Resorts, stated there are at least 200 to 500 apartments being built today in Avon, called Buffalo Ridge. He stated there are 300 units currently under review for the Town of Avon. He stated the Tames have 136 units. Commissioner Menconi asked about the numbers of rental units and why those are included at this point. Mr. Cares stated the 1232 number is for sale units. He related he is trying to bring the numbers of the needs assessment forward to understand what the future might hold. Chairman Gallagher stated it is his understanding that the rental units is one ofthe factors ofthe Nexus Study, upon which they base their need. He asked what difference it makes ifthose units are under development today in the Nexus study and in the numbers in the Regulations. Mr. Cares stated these numbers are not in the Nexus study. They have counted households. Chairman Gallagher stated he wanted to be as accurate as possible to be able to defend the Regulations. Ms. Leonard stated she spoke to the Planning Commission about the percentages and level of service. Those were based on the number of deed restricted / affordable units. Mr. Cares stated ifthey started adding numbers it could raise the ceiling. Ms. Leonard stated they have the best numbers possible at this time. Mr. Cares spoke to growth and jobs. Commissioner Stone asked about numbers of the for profit units. Mr. Cares stated he used the numbers in the affordable units available. Commissioner Stone asked about the not for profit. Mr. Cares stated the rents in this area are among the highest in the State and single family home prices have accelerated more rapidly. He spoke to low wages in Eagle County, changes in income, commuting, limited housing and the 1999 survey. He stated he as a consultant, has made recommendations which will be turned over to the Board. Chairman Gallagher asked if they are building 1,800 units for moderate or low income families, would they not have an affordable housing problem at this point. Ms. Leonard stated the numbers presented today comes from the 1999 survey. That number would be larger at this current time. Mr. Cares stated they would not develop numbers by turning all renters into home owners. Commissioner Stone asked that the areas of potential housing be included in the next presentation so the public knows where it could go. Mr. Cares showed graphs of surrounding areas that have adopted these type of housing regulations. Commissioner Stone stated there were some good examples such as Boulder and Pitkin County. He stated this task cannot be achieved if you want affordable housing but do not let them be built. Commissioner Menconi asked if Mr. Cares was going forward with beyond regional housing programs to national programs. Mr. Cares answered no. Commissioner Menconi stated his position is to gather facts on other resort communities with regard to where they have gone and what programs they have adopted. He stated he spoke with Pitkin County Commissioners and they have accumulated 1,700 deed restricted units. He would like a 6 07-29-2002 comparison with populations. Mr. Cares stated the Nexus study was designed to document the relationship between the impacts caused by development and the mitigation required. This kind of a report grew out of a Supreme Court decision. He stated they can also examine income levels in Eagle County. If developments have made prior contributions to employee housing that should be given credit. Putting everything together, it allows job holding patterns to be understood and calculations to be done in terms of mitigations. 35% of the households in Eagle County make less than the medium income. 63% of renter households and 67% of owner households spend more than 30% oftheir income on housing. The idea is that the County is targeting cost burdened households. Chairman Gallagher asked about the 30%. Mr. Cares stated 30% of the employment generated is being mitigated. He stated the County is active in trying to catch up. The important point is that they are not mitigating at 100% but rather at 30%. Commissioner Stone asked about the percentage of households they want to provide housing for. Mr. Carter stated the goal is a policy question. In the housing plan there are 10 measurers of need. Commissioner Stone asked for Mr. Carter's recommendation. Mr. Carter stated in the Regulations certain percentages corne out which is then the tool used. He stated it would be possible to bring forward some options for the Board to decide on. Ms. Leonard stated the 30% is from the higher ceiling of where they could go. Staff believes they could use the Arrowhead Formula which is 20%. They do not reduce the figures by those who hold multiple jobs. She stated 30% is a maximum and is payment in lieu of. Commissioner Menconi stated when they qualify lowest and highest essentially they are trying to create an economic model. Ms. Leonard stated they have examples that show the various percentages. Mr. Cares stated they have not constructed a model for anyone to use. Mr. Carter stated everyone asks what is the County's goal. If it is an on-going issue they could put together a work session and corne up with the figures. Chairman Gallagher stated the Board does need to have something to target. Commissioner Menconi stated the Town of Vail set the goal of70% of their employees to have the opportunity to live where they work. It has been four or five years now and that has not worked. Mr. Cares stated in terms of measuring employment, they have looked at employment ratios in Eagle County in 1990 and 1991. These are home grown numbers to be compared to other numbers. They are measured against numerous categories. They also did a study on job generation from homes in the County. They found there is variation in employment based on the size of homes. These figures do not include construction employment. Chairman Gallagher stated he does not see consideration for those who will live in a house of less than 1,000 square feet. On the higher end, they will probably employ full time. Mr. Cares stated they still get house painters, etc., that are associated with that house. Ms. Leonard stated the Planning Commission also discussed this matter but decided some of the small units do not equal affordable in Eagle County. Mr. Cares stated there is a need to under pin all of these considerations with legally defensible standards. The concept of the payment in lieu of is the difference between the cost of the unit and what would be affordable. The concept is the gap between the cost to build the unit and what the buyer can afford to pay. A developer must sell the house at a purchase price consistent with the affordable standards that are in place. Chairman Gallagher asked how that builds housing. Mr. Cares stated they would be providing a person with a home and the level of subsidy is what it would take for him to get into that home at the income level they have. 7 07-29-2002 Chairman Gallagher asked if the Nexus found a difference in the residential and non-residential, employee linkage. He is trying to understand ifin the Nexus study if that is defensible. Mr. Cares stated provided they do not exceed the ceiling numbers listed there is a lot of discretion for the Board. The Nexus study provides very specific numbers. Chairman Gallagher stated ifhe was a builder, how does residential obtain a lower percentage than commercial. Diane Mauriello stated staff can go through those and corne up with figures that compare. Commissioner Menconi stated the distinctions are incorrect because there can be two regulations, one for housing and one for commercial. He asked if commercial should take on a certain percentage. Chairman Gallagher stated one can do a housing project and one can do a commercial project. They would both be creating jobs. Commissioner Menconi stated there may be a sense of community created rather than with retail and big box stores. Ms. Leonard stated she will bring information back at a later date. She related private buildable land is scarce in Eagle County but the demand is not. Therefore the prices are driven up. The purpose behind inclusionary housing is to try and overcome that by allowing those who could not otherwise buy or build housing to do so. She stated the standard for living here is very high and they are trying to balance that out. Commissioner Stone stated when it comes to commercial linkage it increases the cost. Ms. Leonard stated the requirements indicate for five or more units, these regulations would require 20% to 30% ofthe development would be housing to low and moderate incomes. She stated that would be 20% for on-site, 25% for off-site and 30% if they are paying in lieu of. The Eagle County Planning Commission recommended 15% for on-site, 25% for off-site and 30% for payment in lieu of. A simple example is a 70 unit subdivision, if they provided the affordable units on site, they would provide 14 units. The developer could choose on-site or off-site. There is separate criteria for off-site affordable housing. Commissioner Stone questioned staff recommendations for use of the moneys that corne from payment in lieu of. Ms. Leonard stated they could build housing or buy property. Commissioner Menconi asked if there was a requirement or boundaries they must follow. Ms. Leonard stated there needs to be a link between housing and the money. She stated they initially had the incentive of a density bonus in the regulations. Both Planning Commissions recommended that be taken out of the regulations as it could cause more problems. The next program was the employment housing linkage and the purpose is that commercial and residential development creates a demand for employees and they need housing. Linkage is in place to assure that developers pay their way. She stated all new residential and non residential development applications will require mitigation of 20% to 30% of employees mitigated by providing low income housing. She gave examples and referred to page 49 of staff report. Ms. Leonard spoke to the Local Resident Housing Requirement Document. Once the number of units is determined they would then figure out when they are required, the prices, etc. She spoke to the referral responses. Gavin Brooke, WindRiver Development, stated this would add $18.77 per square foot to the overall cost of construction to do market rate units. It is based on 10% inclusionary and 30% linkage numbers, which will subsequently change. Ms. Leonard spoke to the Planning Commission recommendations. Commissioner Stone asked if staff can give a summary of the Towns within Eagle County who have adopted the regulations. Ms. Leonard stated Vail is trying to get it passed. Eagle just passed an inclusionary housing regulations of 10%. Basalt has 20% inc1usionary and 20% linkage. 8 07-29-2002 Commissioner Stone stated his personal goal is to have valley wide consistently. Commissioner Menconi asked about the team that put this proposal together. Ms. Leonard stated Joe Forinash, Penny Levine, Paul Clarkson, Nina Tim, Torn Moorhead, Chris Cares, Laurie Bower, David Carter. Commissioner Menconi ask about the hours. Ms. Leonard stated she has spent about half of her time over the past year. Laurie Bower stated she has spent about one third of her time. Mr. Cares stated his experience is housing needs assessments, survey work in communities and the data bases they have brought forward. He stated they have worked outside of Colorado and throughout Colorado. Commissioner Menconi ask about Hilton Head and areas in California and ifhe could he get another copy. Ms. Leonard stated she would provide him with a copy. Chairman Gallagher stated the overall impression is that it is a "gee golly would you please" and sees a lot of the word "may" rather than "should or shall". He thanked staff for all of their hard work. Commissioner Stone moved that the Eagle County Board of County Commissioners table to August 13,2002, file number LUR-0039: Inclusionary Housing, etc. Commissioner Menconi seconded the motion. The vote was declared unanimous. There being no further business to be brought before the Board this Special Meeting was adjourned. Attest: Clerk to the Boar 9 07-29-2002