CITY OF
LAND USE AND ZONING
COMMITTEE
Proceedings held on Tuesday,
September 20, 2011, commencing at 5:07 p.m.,
City Hall, Council Chambers, 1st Floor,
Notary Public in and for the State of
Large.
PRESENT:
REGINALD BROWN, Chair.
RAY HOLT, Vice Chair.
LORI BOYER, Committee Member.
DOYLE CARTER, Committee Member.
JIM LOVE, Committee Member.
ROBIN LUMB, Committee Member.
DON REDMAN, Committee Member.
ALSO PRESENT:
BILL KILLINGSWORTH, Director, Planning Dept.
SEAN KELLY, Chief, Current Planning.
FOLKS HUXFORD, Zoning Administrator.
KEN AVERY, Planning and Development Dept.
DYLAN REINGOLD, Office of General Counsel.
JASON GABRIEL, Office of General Counsel.
JASON TEAL, Office of General Counsel.
MERRIANE LAHMEUR, Legislative Assistant.
- - -
2
1 P R O C E E D I N G S
September 20, 2011 5:07 p.m.
2 - - -
3 THE CHAIRMAN: Good evening.
4 I'm Reginald Brown. Today's date --
5 chairman of the Land Use and Zoning Committee.
6 Today's date is September 20th. The time now
7 is 5:07. The meeting will now be conducted.
8 If we if can go around, starting with
9 Mr. Kelly, and everyone introduce themselves --
10 will be great.
11 Thank you.
12 MR. KELLY: Sean Kelly, representing the
13 Planning and Development Department.
14 MR. GABRIEL: Jason Gabriel with the
15 Office of General Counsel.
16 MR. REINGOLD: Dylan Reingold with the
17 Office of General Counsel.
18
C/M
19 C/M BOYER: Lori Boyer, District 5.
20 C/M REDMAN: Don Redman, District 4.
21 C/M CARTER: Doyle Carter, District 12.
22 C/M HOLT: Ray Holt, District 11.
23 C/M LOVE: Jim Love, District 14.
24 C/M LUMB: Robin Lumb, Group 5.
25 THE CHAIRMAN: All right. And then we
Diane M. Tropia, Inc.,
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1 also -- did you introduce yourself --
2 (Inaudible discussion.)
3 THE CHAIRMAN: Okay. Good.
4 Okay. What we're going to do, we are
5 going to go out of order -- well, we really
6 don't have to now that I think about it,
7 Mr. Dylan.
8 If we could just look at item 1, 2011-341.
9 Since we don't have any public speakers, we're
10 going to open and continue until October 4th,
11 2011. Item 2 is deferred, 2011-363.
12 Item 3, 2011-517, before we -- before I
13 get -- you want me to go ahead and -- before we
14 do the ex-parte, have the staff to speak? And
15 then I also have Councilman Clark here as well
16 that may have something he would like to say.
17 MR. REINGOLD: We could start with the
18 ex-parte and then we'll go to staff and then
19 we'll go to the applicant.
20 THE CHAIRMAN: Okay. Do we have any
21 ex-parte?
22 COMMITTEE MEMBERS: (No response.)
23 THE CHAIRMAN: No. Okay.
24 Staff report, please.
25 MR. REINGOLD: (Inaudible.)
Diane M. Tropia, Inc.,
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1 THE CHAIRMAN: Okay. Mr. Clark.
2 MR. CLARK: Actually, I -- that's part of
3 the reason I'm down here. I have had ex-parte
4 communication, obviously, with the applicant
5 and their representatives.
6 THE CHAIRMAN: Yes, sir. Thank you.
7 MR. KELLY: To the Chair and committee
8 members, ordinance 2011-517 is a proposed
9 rezoning from a PUD to PUD. This development
10 has had some multiple iterations over the last
11 six years. Originally, it was developed -- or
12 proposed to be developed for a townhome
13 development in 2005. That was subsequently
14 rezoned in 2007 to allow for apartments with an
15 increase in the density.
16 At that time, in 2007, an additional
17 condition was added as part of the ordinance to
18 require the developer to pay for $250,000 of
19 off-site improvements in conjunction with the
20 development, the intensity of the development.
21 They felt -- warranted -- would degrade, I
22 guess, the
23 being south of
25 Subsequent to that, in 2008, there was an
Diane M. Tropia, Inc.,
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1 amendment to the PUD which reduced that
2 improvement by $35,000, from 250,000 to
3 215,000.
4 I do have to say for the record, the
5 Department did not support that reduction, the
6 original reduction. At this time, the
7 Department -- again, we've issued a report for
8 denial; however, the Department opined during
9 the Planning Commission meeting this additional
10 fee goes above and beyond what would normally
11 be required as part of a fair share development
12 agreement, so we felt it was onerous of the
13 development.
14 Additionally, the Better
15 calls for the -- the future widening of this
16 segment of roadway. While it's currently
17 unfunded, there is -- projected to go from a --
18 a -- currently a two-lane to a three-lane with
19 sidewalks and bike lanes, but that is unfunded
20 at this time, but --
21 So the Department -- there's no other
22 changes to the PUD from the original change
23 in -- or the most recent change in 2008.
24 So, with that, the Department is
25 supporting the -- the PUD with the elimination
Diane M. Tropia, Inc.,
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1 of the -- the payment or that additional
2 subsequent fee beyond the fair share, in
3 conjunction, however, with the improvements
4 that were also incorporated in 2008 underlying
5 the Traffic memorandum that's dated February
6 21st, 2008, which did require improvements in
7 turn lanes and left-turn lanes and decel lanes
8 as well as some other issues in landscaping.
9 The Department is supporting with the
10 condition to adopt the memo; however, we would
11 delete, as -- as the previous council saw fit
12 to delete the specific reference to -- and this
13 is in the Traffic memorandum -- deleting item
14 number 1 and item number 8 from the memorandum.
15 With that, the Department is recommending
16 approval subject to the conditions in the
17 letter to Council President Joost. I know
18 Dylan is going to reword probably some of the
19 way the written description is reading, but it
20 is per the -- per the memorandum to the council
21 president with the legal description dated
22 June 16th, the site plan dated April 30th,
23 2007, and with the condition for -- the subject
24 property shall be developed in accordance with
25 the Development Services Division memorandum
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1 dated February 21st, 2008, specifically
2 deleting items number 1 and 8 or as otherwise
3 approved by Planning and Development.
4 I'll leave the written description
5 revision to Dylan because I believe it
6 incorporates the three previous written
7 descriptions.
8 THE CHAIRMAN: Mr. Dylan.
9 MR. REINGOLD: As Mr. Kelly explained, to
10 the chair and to the full committee,
11 essentially if the committee were in a posture
12 to move this item and -- with the conditions, I
13 would recommend, one, that you move an
14 amendment -- or include in the amendment an
15 incorporation into the bill of the original
16 written description and the first amendment to
17 the PUD so that the written description, the
18 first amendment and the second amendment are
19 all contained within this PUD so that anyone in
20 the future who's looking at this ordinance
21 could find all those documents together.
22 In addition to that, I would recommend on
23 item number 4 on the memorandum, that --
24 instead of it saying deleting items 1 and 8,
25 just say "except for items 1 and 8." You can't
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1 really delete them; they are on the memo. So
2 if we say that -- "except for," I think that
3 would work out well.
4 Other than that, I think we're ready to
5 move on this item.
6 THE CHAIRMAN: Okay. Before I open up the
7 public hearing, two things. Mr. Holt, did you
8 need clarification?
9 C/M HOLT: No.
10 THE CHAIRMAN: You're good?
11 C/M HOLT: (Nods head.)
12 THE CHAIRMAN: Mr. Clark.
13 C/M CLARK: (Inaudible.)
14 THE CHAIRMAN: Just go ahead and open up
15 the public hearing?
16 We're going to open the public hearing.
17 We have one card, Mr. Wyman Duggan.
18 (Mr. Duggan approaches the podium.)
19 THE CHAIRMAN: Thank you.
20 MR. DUGGAN: Thank you, Mr. Chairman.
21 Wyman Duggan, 1301 Riverplace Boulevard,
22 Suite 1500.
23 As the -- as Mr. Kelly explained, the
24 Department is now in support of this, so I
25 don't want to take up too much of your time on
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1 this application. I just want to give you a
2 few background facts.
3 Again, this project is approved for 399
4 apartments. We have two fair shares in place
5 to pay for the impacts of those apartments.
6 And, at the current rate, with the escalations
7 that have come in every year, that would result
8 in a payment of $772,000 to the City for the
9 fair share payments.
10 The PUD, in 2007, had this $250,00 payment
11 over and above the fair share in conjunction
12 with planned Better Jacksonville improvements
13 to San Pablo.
14 The 2008 amendment to reduce the 35,000 --
15 to reduce that 250- to 35,000 was to give
16 credit to my client for PD and E work that they
17 did, that the City could benefit from in doing
18 the BJP improvements to San Pablo. That's what
19 that represents.
20 Well, as you all know, the BJP
21 improvements didn't happen and they're unlikely
22 to happen anytime soon. It's still in the work
23 plan but unfunded.
24 My client is ready to develop this site
25 with apartments and they're under contract for
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1 that and I anticipate they would actually begin
2 construction this year, and this amendment is a
3 portion -- is actually a -- a condition of the
4 sale to try and get rid of this 235,000 --
5 excuse me -- $215,000 extra obligation.
6 So that's the background. And, with that,
7 I'll just stand by for any questions.
8 THE CHAIRMAN: Okay. I have no questions
9 on the -- on the queue.
10 Okay. Mr. Clark.
11 MR. CLARK: I just -- what neither the
12 Planning Department nor Mr. Duggan has said,
13 you know, this -- the project was -- was done
14 during the boom, obviously. 2005 was when the
15 date was, when everybody was saying we'll do
16 whatever it takes, just let us get out of the
17 ground. And, at that time, it was, you know,
18 what else can we do? Can we help you? Can we
19 pay something? Can we do something? And,
20 obviously, those times have changed.
21 It is my understanding that they will
22 actually go vertical if we do this, which is
23 big for me. It's an industry that's all but
24 died, the construction industry. So if it's
25 really going to go vertical, then it's a --
Diane M. Tropia, Inc., P.O. Box 2375, Jacksonville, FL 32203
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1 it's a big win for us. It certainly was simply
2 an above and beyond -- we were trying to do
3 some things out there. San Pablo was nowhere
4 in sight to date, as much as I haggle with
5 every administration to try to get it back on
6 the -- the list.
7 I will also warn the committee, just fair
8 warning, this is one of many in district 3 that
9 were very aggressive in trying to get out of
10 the ground and have a bunch of additional
11 things -- additional burdens placed on them.
12 There will be at least three or four more
13 individuals that have already approached me
14 that said, hey, we need to rework our deal to
15 make this work for us. And, you know, I say
16 I'm more -- absolutely, let's work a deal. If
17 you're going vertical, I want to help you. If
18 you're just trying to do it to flip it and walk
19 away, then -- you know, but if -- if we're
20 talking about banging hammers again, then --
21 then I'm in full support, so . . .
22 THE CHAIRMAN: Okay. No other questions.
23 We have no questions. Close this public
24 hearing.
25 Thank you, Mr. Duggan.
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1 MR. DUGGAN: Thank you.
2 THE CHAIRMAN: Okay.
3 C/M HOLT: Move the amendment including
4 Mr. Reingold's additional (inaudible.)
5 C/M CARTER: Second.
6 THE CHAIRMAN: Okay. I have a motion by
7 Mr. Holt, second by Mr. Carter.
8 Seeing no discussion, all in favor of the
9 amendment say yea.
10 COMMITTEE MEMBERS: Yea.
11 THE CHAIRMAN: Any nays?
12 COMMITTEE MEMBERS: (No response.)
13 THE CHAIRMAN: The amendment passes.
14 Do I have a --
15 C/M CARTER: Move the bill as amended.
16 C/M HOLT: Move the bill as amended.
17 THE CHAIRMAN: Okay. I have a motion to
18 move the bill as amended by Mr. Holt, second by
19 Mr. Carter. Seeing no discussion, open the
20 ballot, record your vote.
21 (Committee ballot opened.)
22 C/M BROWN: (Votes yea.)
23 C/M HOLT: (Votes yea.)
24 C/M BOYER: (Votes yea.)
25 C/M CARTER: (Votes yea.)
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1 C/M LOVE: (Votes yea.)
2 C/M LUMB: (Votes yea.)
3 C/M REDMAN: (Votes Yea.)
4 (Committee ballot closed.)
5 MS. LAHMEUR: Seven yeas, zero nays.
6 THE CHAIRMAN: By your actions, you have
7 approved 2011-517 as amended.
8 Okay. Let's go to page 3.
9 Thank you, Mr. Clark.
10 We're at the top of page 3, 2011-539. We
11 do have -- before we -- before we talk about
12 the sub, I know that this is not a public
13 hearing, but I do have a speaker that came and
14 I would like to allow Ms. Devall to come down.
15 (Audience member approaches the podium.)
16 THE CHAIRMAN: If you can give your name
17 and address for the record.
18 AUDIENCE MEMBER: Okay. Gloria Devall,
19 7027 Alpine Street.
20 I'm here to represent Preservation SOS.
21 We would urge you to support whatever can be
22 done to streamline the COA process. More than
23 50 houses have been demoed in Springfield in
24 the last five years. We've spent -- it's
25 Preservation SOS's belief that we are spending
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1 a lot of time in getting tangled up in minutiae
2 and that we need to focus on the larger issue
3 of saving the houses. And in order to do that,
4 we need to streamline the process and untie the
5 historic planners' hands in some manner, so --
6 Thank you.
7 THE CHAIRMAN: Okay. Mr. Teal, would you
8 like to come down?
9 (Mr. Teal approaches the podium.)
10 THE CHAIRMAN: If you can also give your
11 name and record -- name and address for the
12 record.
13 MR. TEAL: Thank you, Mr. Chairman.
14 Jason Teal, Office of General Counsel.
15 I wanted to go over, first of all, the
16 purpose of the legislation, and then I know
17 that Councilmember Boyer has a substitute that
18 she would like to introduce for consideration
19 by the committee.
20 But basically you should all have in front
21 of you a summary of what we put together that
22 kind of describes what the legislation does,
23 and really it does three things:
24 The first thing, as Ms. Devall mentioned,
25 it streamlines the Certificate of
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1 Appropriateness process for the property
2 owners. Right now what we've got is -- we
3 don't have a -- really a comprehensive set of
4 things that the -- that the administrative
5 staff can do. And as you guys may or may not
6 be aware, anytime that you're dealing with a
7 historic property, whether you are going to
8 change -- you know, put -- repair the siding on
9 it, whether you're going to change windows out,
10 whether you're going to look at changing the
11 roof, those kinds of things, put a new awning
12 on it, you're required to come and get a
13 Certificate of Appropriateness.
14 What we don't have right now is a way that
15 we can really kind of streamline that process
16 to allow staff to have more discretion to
17 approve things at an administrative level as
18 opposed to having somebody show up at the
19 once-a-month meetings and have the full-on
20 Historic Preservation Commission consider every
21 single one of those types of items. So we
22 wanted to -- to provide a mechanism to
23 streamline the approval process for those minor
24 types of alterations and then also identify the
25 ones that were currently in the ordinance code.
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1 Those will be included in the new list, but the
2 commission sees certain things recurring all
3 over -- over and over and over again. There's
4 no reason why those can't be done on an
5 administrative level to help streamline that
6 process and shorten the time frame.
7 The second thing it does is it creates --
8 it clarifies, rather, the situation as it
9 pertains to the economic hardship provision
10 that's in chapter 307 right now.
11 When chapter 307 was originally adopted
12 back in 1990, it was prior to the creation of
13 any of our historic districts. And what the
14 council at that point in time was concerned
15 about was that, eventually, if a district gets
16 created, the regulations that are adopted for
17 that district are going to be so burdensome
18 that property owners aren't going to be able to
19 have any kind of relief. They're going to be
20 forced to, you know, spend a lot of money to
21 reproduce certain historic characteristics or
22 alterations, those kinds of things, but what we
23 found out since then is that what the
24 regulations have actually done is they've built
25 in the kind of options that the council was
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1 afraid wouldn't be in there in the first place,
2 such as you can use -- it already allows for
3 use of alternative materials, less expensive
4 materials than were originally part of the
5 construction. So it does give the property
6 owner that -- that ability to do it anyway.
7 What we're left with, however, is, because
8 the provision is still in the ordinance code,
9 it's creating a confusion factor and we're
10 getting inconsistent results because property
11 owners see that and they think, well, wait a
12 minute. That might apply to me; let me go
13 ahead and ask for that, when, in reality, it's
14 already built into the regulations, and so
15 there's a confusion factor as far as the
16 typical homeowner or property owner coming in
17 and not really understanding exactly what they
18 qualify for, what they don't qualify for. So
19 we're going to clarify that.
20 The final thing it does is -- is it
21 provides a mechanism for administrative -- I'm
22 sorry, for modifying previously-approved
23 Certificates of Appropriateness.
24 Similar to the streamlining of the COA
25 process itself, what this would do is -- right
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1 now there's no mechanism in place where, if
2 somebody gets an approved Certificate of
3 Appropriateness and while they're actually
4 doing the work, they realize, wait a minute,
5 this -- this thing won't work, this condition
6 won't work, instead of having to actually go
7 back to the full commission, wait another
8 month, go through the application process again
9 to actually get it modified, this would allow
10 certain things -- if it doesn't alter, you
11 know, too much, the staff can approve it.
12 If it is a -- more of a significant
13 alteration, if it does have to go back to the
14 commission but not under a full-on COA, or if
15 it's so significantly -- such a significant
16 change, they would have to get a brand new
17 Certificate of Appropriateness application.
18 So it creates kind of that -- you know,
19 that middle ground, if you will, for dealing
20 with the modifications that staff has seen come
21 in over the course of the 20 years that -- that
22 chapter 307 has been in place.
23 So that is -- that's the legislation that
24 we're offering.
25 We did meet with Councilmember Boyer to
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1 discuss some of the concerns that she had, and
2 I did pass out a red-line version of the
3 substitute that she has provided. It shows you
4 exactly what the modifications would be to it.
5 And, if you want, Councilmember, you could
6 go over the purposes behind the substitute.
7 THE CHAIRMAN: Yes Ms. Boyer.
8 C/M BOYER: Thank you.
9 Rather than asking Mr. Teal about them,
10 I'll just report that I did meet with both
11 Ms. Sheppard and Mr. Teal yesterday, and I
12 think they have no objection to the
13 suggestions. These were really not changes but
14 simply clarifications, and let me try to
15 explain them real simply.
16 With respect to the undue hardship
17 provision, the idea of the original legislation
18 that's before us was that we were going to
19 include a provision that said you could
20 consider self-created issues when you are
21 looking at undue hardship. So that if someone
22 had created the problem for themself, that was
23 one of the factors to look at in the undue
24 hardship category.
25 The change that we made in the substitute
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1 is really just kind of a scrivener's change to
2 put that back in the definition in a couple
3 other places so that throughout the document,
4 you're considering that, that the commission
5 considers that and that's part of their overall
6 approach.
7 The second thing -- and there's really two
8 things that kind of play into the same one.
9 There were a list of enumerated exceptions,
10 things like changing an awning, for example,
11 that were in the actual ordinance code that you
12 didn't have to go to the commission for, that
13 the staff could approve. We're deleting those
14 in this ordinance. We're deleting the
15 exceptions. And by -- we are -- what the
16 intent is, is that we are giving the commission
17 the right to approve a list that includes those
18 same exceptions and some more and also gives
19 the commission the right and the staff to
20 propose some additional things that they may,
21 from time to time, come up with that should be
22 on that list.
23 Since that purpose was not stated and what
24 we were just doing was taking out the
25 enumerated list of exceptions, I didn't want it
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1 to appear by implication that we were
2 eliminating the exceptions, so we added some
3 whereas clauses that stated, no, it's actually
4 the intent that the commission is going to
5 adopt those and reenact those and, in fact,
6 probably add some more, so that it was just
7 clear as the legislative intent that that's the
8 way this was going to proceed.
9 A similar thing is true with respect to
10 the 20 percent standard. In the existing
11 ordinance, as it exists today, if the cost of
12 window replacement, door replacement, roof
13 replacement, things like that, as required in a
14 district, exceed the original proposal by more
15 than 20 percent, then there's an exception and
16 the applicant gets to put in what they
17 originally asked for.
18 That really is irrelevant nowadays because
19 the district standards have taken care of that
20 and, as Mr. Teal said, have provided less
21 expensive alternatives.
22 Again, by deleting the provision in the
23 ordinance that says there's an exception, I
24 didn't want to imply that that no longer
25 applied, that there no longer was an exception.
Diane M. Tropia, Inc., P.O. Box 2375, Jacksonville, FL 32203
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1 We still want to take into consideration that
2 there are less expensive alternatives and
3 people should have that option. It's just now
4 going to be in the standards that the
5 commission enacts and it's in the district
6 standards. So we weren't trying to say we're
7 doing away with it by taking it out of the
8 ordinance. We're just giving that authority to
9 somebody else. That's in the whereas clauses
10 also.
11 Finally, we -- we provided -- I guess
12 there's two more.
13 Next, the substitute provides that --
14 there were a list of minor items in here, and I
15 already said that we intended that the
16 commission could, from time to time, add to
17 that list, so we put in a word that not only
18 were they going to designate it but they could,
19 from time to time, amend it so that they
20 weren't limited to whatever list they adopt
21 initially.
22 And, finally, there was a provision in
23 here that said if you were -- you apply for a
24 certificate to demolish -- or applied for
25 approval to demolish and you were denied, you
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1 couldn't reapply within 12 months. We were
2 deleting that language. By deleting that
3 language, I didn't want to say, oh, well, now
4 we're encouraging everybody that they can keep
5 reapplying. That was not the intent at all.
6 Again, the intent was that you can only come
7 back -- a decision is binding unless there has
8 been a substantial change in your
9 circumstances. It doesn't matter if it's two
10 months from now or three years from now, that's
11 the criteria. So we added that specific
12 language.
13 I wanted to make it clear to the public
14 that if there had been a change of
15 circumstances, they could come back. And if
16 there hadn't been a change in circumstances,
17 they were bound.
18 So I don't think any of those things
19 change the intent or application of what was
20 originally presented and I think it just -- I
21 applaud them for doing the legislation. I
22 think the legislation is a great thing and
23 something that needs to be done. I know some
24 of you live in historic districts. I live in a
25 historic landmark, so I too am bound by
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1 Certificates of Appropriateness and have had to
2 get them before. So I think the idea that the
3 process would be streamlined is great.
4 Thank you.
5 THE CHAIRMAN: All right. Thank you,
6 Ms. Boyer.
7 Mr. Teal, anything else?
8 MR. TEAL: No.
9 THE CHAIRMAN: Thank you, sir.
10 Seeing no questions on the queue, do I
11 have a motion --
12 C/M HOLT: Move the sub.
13 THE CHAIRMAN: -- and a second to --
14 C/M BOYER: Second.
15 THE CHAIRMAN: -- move the sub to the
16 bill?
17 Okay. I have a motion by Mr. Holt, second
18 by Ms. Boyer.
19 Any discussion?
20 COMMITTEE MEMBERS: (No response.)
21 THE CHAIRMAN: Seeing no discussion, all
22 in favor of the sub to the bill say yea.
23 COMMITTEE MEMBERS: Yea.
24 THE CHAIRMAN: Any opposition?
25 COMMITTEE MEMBERS: (No response.)
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1 C/M HOLT: Move the bill as substituted.
2 C/M CARTER: Second.
3 THE CHAIRMAN: I have a motion to move the
4 bill as substituted by Mr. Holt, second by
5 Mr. Carter.
6 Any discussion?
7 COMMITTEE MEMBERS: (No response.)
8 THE CHAIRMAN: Seeing no discussion, open
9 the ballot, record the vote.
10 (Committee ballot opened.)
11 C/M BROWN: (Votes yea.)
12 C/M HOLT: (Votes yea.)
13 C/M BOYER: (Votes yea.)
14 C/M CARTER: (Votes yea.)
15 C/M LOVE: (Votes yea.)
16 C/M LUMB: (Votes yea.)
17 C/M REDMAN: (Votes Yea.)
18 (Committee ballot closed.)
19 THE CHAIRMAN: By your actions, you have
20 approved 2011-539 as substituted.
21 On that same page, 2011-550 is deferred,
22 2011-551 is deferred.
23 If you go to the top of page 4, 2011-552
24 is deferred. And if you look at pages 4
25 through 7, items 8 through 20, read second an
Diane M. Tropia, Inc.,
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1 rerefer.
2 I think we've covered everything.
3 Mr. Dylan, do we have anything else to
4 discuss?
5 MR. REINGOLD: No, sir.
6 I just want to note that I will not be in
7 attendance at our next meeting; however,
8 Jason Gabriel will be here to replace me.
9 THE CHAIRMAN: All right. If no other
10 questions, meeting is adjourned.
11 Thank you.
12 (The above proceedings were adjourned at
13 5:30 p.m.)
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Diane M. Tropia, Inc.,
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1 CERTIFICATE
2
3 STATE OF
)
4 COUNTY OF DUVAL )
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7 I, Diane M. Tropia, Court Reporter,
8 certify that I was authorized to and did
9 stenographically report the foregoing proceedings
10 and that the transcript is a true and complete
11 record of my stenographic notes.
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15 DATED this 24th day of September, 2011.
16
17 ___________________________
18 Diane M. Tropia
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Diane M. Tropia, Inc.,