At her final meeting as a member of the Jackson Planning Commission, Terri Works spent a large part of the evening in the back row of the audience.

Works and fellow Planning Commissioner Dave Butow had to recuse themselves during Monday night's consideration of a proposal to convert apartments to condominiums within 500 feet of their residences.

The proposal to convert 36 units at the Jackson Creek Apartments to condominiums was approved at last month's planning commission meeting, but, due to a noticing error, was brought back to the commission for another review.

For this second go-round, two tenants attended the meeting. "If this property converts, it's going to reduce the number of apartments in town," said Jackson Creek Apartment tenant Helen Page. "There's nowhere else in town to move into."

Speaking as a private citizen, Jackson resident Butow told the commissioners, "We've had enough experience with developers to know that the dollar sign is the bottom line. We should pay special attention to Jackson Zoning Code 17.47 H (2), to be sure there are still apartments in the city."

The code referenced by Butow specifies that, in the case of condominium conversions, a decision-making body must determine that a vacancy rate of at least 7 percent exists. The code offers an alternative that may disregard the vacancy factor, provided that a new rental unit will be added for each rental unit converted to condominium. According to the code, the applicant shall be responsible for paying the city for a housing study.

Jackson resident Jack Georgette suggested inclusion of a play area for the children who live in the complex.

Tenant Page, who is an attorney, responded, "This raises the issue of insurance. It's probably best if this sort of decision is left to the condo owners and their association."

This second hearing would end much like the first.

"I thought there might be more input (at this second hearing), now that this was noticed to everyone" said Planning Commissioner Walt Hoeser. "As there isn't, I don't see why we would have any reason not to pass this again," which the commissioners did.

The commissioners next wrestled with a request for a conditional use permit that would allow the use of an on-site travel trailer as a 24/7 office and guard shack at the recently opened Poor Man's Bronze. Located immediately north of the Detert Park baseball field, Poor Man's Bronze offers animal sculptures and outdoor furniture for sale on the former Vicini Tire property.

A conditional use permit "runs with the land," meaning that the right to use the trailer as proposed would pass from one owner to the next, ad infinitum.

Planning Director Susan Peters allayed the commission's fear that such a permit could be broadly applied. "This use permit is very specific," she said. "It's for a guard shack inside a building."

Peters statement was reinforced by local realtor Sally Bligh, who is the listing agent on the for-sale property. "No one has come along with any desire to put a trailer in the building," said Bligh. "In fact, no one who would even want to keep the building."

Invited by the commissioners to speak on his own behalf, business owner Duane La Moureaux approached the podium. "I'm there 24/7," he told commissioners. "If I'm not, it's my intent to have someone there. I have motion detectors on the property. I've had two intruders."

"How long will you be there?" Butow asked La Moureaux.

"I'll be there until they boot me out," La Moureaux quickly replied. "I've been very pleased with the community. The reception has been very good."

There will be no booting out soon, as the commissioners approved the use permit.

During the commission's land use element update, Works made what may have been her last recommendation as a planning commissioner.

"It's my last meeting and, as a last gesture, I'd like to recommend to the city council that we insert the Ahwanee Principles in the land use element of the Jackson General Plan. One principle," said Works, "is to zone for smaller lots, to reduce demand for landscape irrigation water."

A couple of months ago, Works said she was thinking about writing a book titled, "The High Cost of Public Service." Monday, she hinted at the possibility of changing her mind about seeking another term on the commission, citing requests that she reconsider.

Works was last seen descending the stairs from the Jackson Community Center, hand-in-hand with her spouse, Jackson Councilman Andy Rodriguez, who may be seeing more of Works in the months and years ahead.