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1993-06-16 Regular MeetingKODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION REGULAR MEETING - JUNE 16, 1993 MINUTES I. CALL TO ORDER The regular meeting of the Planning and Zoning Commission was called to order at 7:35 p.m. by Chair Jody Hodgins on June 16, 1993 in the Borough Assembly Chambers. II. ROLL CALL Commissioners Present: Jody Hodgins, Chair Jon Aspgren Tuck Bonney Jerrol Friend Clay Koplin Pat Szabo Commissioners Absent: Tom Peterson - Excused A quorum was established. III. APPROVAL OF AGENDA Others Present: Linda Freed, Director Community Development Dept. Duane Dvorak, Associate Planner Community Development Dept. Eileen Probasco, Secretary Community Development Dept. Staff reported the following additions to the agenda: IX COMMUNICATIONS A) Draft minutes from the April 13, 1993 Parks and Recreation Committee Meeting. B) Letter dated May 18, 1993 to Linda Freed, John Duffy, and David Dengel, from Walter Russell, Planning Director, NW Arctic Borough, RE: adoption of a comprehensive land use plan and zoning ordinance in the NWAB. C) Letter dated June 4, 1993 to Local Boundary Commission Staff, from Linda Freed, RE: Comments concerning the City of Akhiok's proposed annexation. D) Letter dated June 16, 1993 to Gerald Markham from Bob Scholze, RE: Encroachment into sideyard setback on Lot 313, Block 2, Allman Addition. Staff also noted that Reports Item A, CDD Monthly Status Report for May was deleted from the agenda as it was not ready in time for distribution at this meeting. P & Z Minutes: June 16, 1993 Page 1 of 14 , COMMISSIONER ASPGREN MOVED TO ACCEPT the agenda with the changes reported by staff. The motion was seconded and CARRIED by unanimous voice vote. IV. MINUTES OF PREVIOUS MEETING COMMISSIONER FRIEND MOVED TO ACCEPT the minutes of the '— May 19, 1993 Planning and Zoning Commission regular meeting as presented. The motion was seconded and CARRIED by unanimous voice vote. V. AUDIENCE COMMENTS AND APPEARANCE REQUESTS There were no audience comments. A) Case S91-013. Request for a two (2) year extension of the preliminary approval of the subdivision of Lots 1 and 5, Block 2, and Lots 1 and 2, Block 4, Kadiak Alaska Subdivision, First Addition. Tony Perez, applicant, appeared before the Commission to state that his reason for requesting an extension was because he could not get DEC approval of the plat until the City of Kodiak lifted their moratorium on water/sewer service extensions. COMMISSIONER SZABO MOVED TO APPROVE a two (2) year extension of the preliminary approval granted for Case 91-013 and confirm the seven (7) conditions of approval contained in the action letter dated May 16, 1991. CONDITIONS OF APPROVAL 1. If the subdivider plats road, place a note c following: Wilton White Drive as a private i the final plat similar to the "Lot 21 (Wilton White Drive, a private road easement) is specifically reserved for the use of Lots 1 through 10, Block 1, Perez Estates Subdivision." If the subdivider proposes platting of flag stem lots the following notes may also be applicable: "Front yard setbacks for Lots 9 and 10 (or whatever lots designated) will be calculated from the edge of the fifty (50) foot road right-of-way easement, if platted, or from the interior lot line shared with the lot next to the flag stem." "Further subdivision of Lot 10 (or whatever single stem lots are platted) is prohibited." 2. Obtain approval of an engineered drainage plan from the Borough Engineering and Facilities Department for those lots affected by wetlands and provide an analysis of P & Z Minutes: June 16, 1993 Page 2 of 14 A% downstream effects of increased runoff, prior to final plat approval. 3. Dedicate additional areas within the subdivision for the placement of dumpsters and mailboxes subject to review and approval of the Borough Engineering and Facilities Department. 4. Plat a five (5) foot electrical utility easement along the right-of-way (or private road easement) frontage of all lots created by this subdivision, or plat a ten (10) foot electrical utility easement along the rear lot lines of all lots created by this subdivision, or such other easements as the subdivider and KEA mutually agree on. 5. Obtain a determination from the U.S. Army Corps of Engineers for Lots 1, 2, and 10, Block 3 Perez Estates Subdivision, showing that the lots are developable subject to applicable individual or nationwide permit authority. 6. Conceptual approval of the minimum easements necessary to provide water service from Lot 7 to Lots 6 and 8 is approved by the Commission to accommodate the existing water and sewer lines should the subdivider wish to relocate Wilton White Drive. 7. If the subdivider favors the design of Lot 10 (or whatever other designations may be developed) as a flag lot, a fifty (50) foot road right-of-way easement can be platted to correspond with the Wilton White Drive private road to provide for future through access. The motion was seconded and CARRIED by unanimous roll call vote. B) Case S90-019. Request for a two (2) year extension of the preliminary approval of the subdivision of Lot 1 (Remainder) and Lot 2, Block 2, Miller Point Alaska Subdivision, First Addition. COMMISSIONER KOPLIN MOVED TO APPROVE a two (2) year extension of the preliminary approval granted for Case 91- 019 and confirm the six (6) conditions of approval contained in the action letter dated June 20, 1991. CONDITIONS OF APPROVAL 1. Place a note on the final plat stating: "Further subdivision of Lots IA, 1C and 2A is prohibited" 2. KEA down -tie easements are to be shown on the final plat. 3. Front yard setback of Lots lA and 1C shall be calculated from the rear lot line of Lot 113, and the front yard P & Z Minutes: June 16, 1993 Page 3 of 14 1k setback of Lot 2A shall be calculated from the rear lot line of Lot 2B. 4. Driveways on Lots IA and 1B must be adjacent to each other, and driveways on Lots 2B and 2C must be adjacent to each other. 5. Flag stems of Lots 1A, 1C, and 2A shall be designated as utility easements. 6. Applicant must supply a written narrative drainage plan for the subdivision. The motion was seconded and CARRIED by unanimous roll call vote. There were no further audience comments or appearance requests. VI. PUBLIC HEARINGS A) Case 93-045. Request for a rezone, according to Section 17.72.030C (Manner of Initiation) of the Borough Code, of 97.3 acres of land comprising the Larsen Bay Airport from RI -- Single-family Residential to LI--Light Industrial; and A conditional use permit, per section 17.27.040 (Conditional Uses) of the Borough Code to permit airport related uses as permitted uses in the LI--Light Industrial Zoning District. Generally located near the city of Larsen Bay, on the west side of Kodiak Island DUANE DVORAK indicated 13 public hearing notices were mailed for this case and none were returned. Staff recommended forwarding the rezone request to the Borough Assembly with a recommendation of approval, and approval of the conditional use permit. Regular Session Closed. Public Hearing Opened: Seeing and hearing none. Public Hearing Closed. Regular Session Opened. COMMISSIONER FRIEND MOVED TO RECOMMEND that the Kodiak Island Borough Assembly approve the rezone of the Larsen Bay Airport, as shown on the Proposed Improvement Plan dated March 11, 1993, from R1--Single-family Residential to LI--Light Industrial, and to adopt the findings in the staff report dated June 2, 1993 as findings of fact for this case. FINDINGS OF FACT - REZONE A. Findings as to the need and justification for a change or amendment. P & Z Minutes: June 16, 1993 Page 4 of 14 ]q The proposed rezone of the Larsen Bay Airport from R1-- Single-family Residential to LI--Light Industrial is appropriate for the condition of the land and the existing land uses at the airport. The rezone will bring the Larsen Bay Airport into conformance with Borough Code. After a conditional use permit has been approved, the Borough can permit new development that is compatible with the existing airport uses. The rezone will not create any nonconforming lots or uses. B. Findings as to the effect a change or amendment would have on the objectives of the Comprehensive Plan. The proposed LI--Light Industrial zoning district is consistent with the objectives of the 1984 Larsen Bay Comprehensive Plan, which identifies this area for public development. The motion was seconded and CARRIED by unanimous roll call vote. COMMISSIONER FRIEND MOVED TO GRANT a request for a conditional use permit according to Section 17.27.040 (Conditional Uses) of the Borough Code, to permit the ongoing airport use of lands comprising the Larsen Bay Airport as shown on the Proposed Improvement Plan dated March 11, 1993 and to adopt the findings of fact contained in the staff report dated June 2, 1993 as "Findings of Fact" for this case. FINDINGS OF FACT - CONDITIONAL USE PERMIT 1. That the conditional use will preserve the value, spirit, character and integrity of the surrounding area. The Larsen Bay Airport (LBA) has long existed at its present location. This CUP will not affect the existing land uses or structures located there. The CUP will permit future aviation related uses as permitted uses. The CUP will not affect the size or location of proposed lease lots which might have been nonconforming under the R1--Single-family Residential zoning district. A rezone to LI--Light Industrial is an indication that the uses permitted in this zone are consistent with the value, spirit, character and integrity of the surrounding area. This CUP will likewise fulfill this objective given the performance standards contained in Section 17.27 (Light Industrial Zone) of the Borough Code. 2. That the conditional use fulfills all other requirements of this chapter pertaining to the conditional use in question. The CUP is intended to make the existing airport land uses, previously established under the C--Conservation and R 1 --Single-family Residential zoning districts, legitimate and conforming land uses. The aviation related uses established at the LBA were previously nonconforming and if the rezone to LI--Light Industrial is P & Z Minutes: June 16, 1993 Page 5 of 14 7n approved, those uses can be conforming. The airport will not conform to Borough codes until a required CUP is approved by the Planning and Zoning Commission. The CUP itself will have no immediate effect on existing land uses at the LBA beyond the current airport improvements by ADOT/PF. Future development of .— aviation related land uses, however, will be cheaper and much less time consuming to develop in compliance with Borough regulations. 3. That granting the conditional use permit will not be harmful to the public health, safety, convenience and comfort. The LBA has been operating at its present location for many years. The granting of the CUP will not change existing land use patterns and will insure that new land uses developed are airport related. As a result, the CUP will not be harmful to the public health, safety, convenience or comfort. 4. The sufficient setbacks, lot area, buffers or other safeguards are being provided to meet the conditions listed in subsections A through C of this section. The LI--Light Industrial zoning district does not require setbacks from lot lines. This will provide maximum flexibility in the siting of structures at the LBA, to take advantage of the size and location of lease lots that may be created in the future. The LI--Light Industrial zone contains screening requirements for outdoor storage which will improve the aesthetics of newly established land uses involving outdoor storage. All new development will be required to meet the requirements of the UBC. This will insure that adequate setbacks or fire wall separations are maintained between individual structures. There will be no change in the setbacks of existing structures or land uses that were established under the prior zoning. The change in zoning will only apply to new development permitted by this CUP. The motion was seconded and CARRIED by unanimous roll call vote. B) Case 93-046. Request for a rezone, according to Section 17.72.030C (Manner of Initiation) of the Borough Code, of Lots 1-8, Block 47, and Lots 1-4, Block 48, East Addition, from R1-- Single-family Residential to R-2--Two Family Residential. 1412-1424 and 1419-1425 Simeonoff, and 1411-1417 Zentner. CHAIR HODGINS asked COMMISSIONER ASPGREN to step down for this case as he was in the public hearing notification area and had submitted a written objection to the request. COMMISSIONER FRIEND had also expressed a possible conflict of interest as his father owns a lot within the area proposed for rezone. He was also asked to step down for this case. P & Z Minutes: June 16, 1993 Page 6 of 14 71 r� DUANE DVORAK indicated 68 public hearing notices were mailed for this case and 18 were returned, 16 opposing and 2 stating non -objection to this request. Staff recommended forwarding this request to the Borough Assembly with a recommendation of approval. Regular Session Closed. Public Hearing Opened: Ray Moody, applicant, appeared before the Commission and expressed support for this request. Ken Van Dyke appeared before the Commission and expressed no objection to the rezone of one individual lot, but he was opposed to the rezoning of this group of lots. He also wished his name be removed from the petition circulated by the applicant which favored the rezone. Jeff Stephan appeared before the Commission and expressed opposition to this request. Robin Killeen appeared before the Commission and expressed opposition to this request. Rocky Brown appeared before the Commission and expressed opposition to this request. Tony Perez appeared before the Commission and expressed opposition to this request. Patsy Hester appeared before the Commission and expressed opposition to this request. Tom Martin appeared before the Commission and expressed support for this request. Herta Tschersich appeared before the Commission and expressed opposition to this request. Frances Le appeared before the Commission and expressed opposition to this request. Alice Bugni appeared before the Commission and expressed opposition to this request. Mary Lee Brown appeared before the Commission and expressed opposition to this request. Public Hearing Closed. Regular Session Opened. COMMISSIONER SZABO MOVED TO FORWARD this request to the Borough Assembly, according to Section 17.72.030C, of the Borough Code, recommending the rezone of Lots 1-8, Block 47, and Lots 1-4, Block 48, East Addition, from R1--Single- family Residential to R-2--Two Family Residential, and to adopt P & Z Minutes: June 16, 1993 Page 7 of 14 the findings contained in staff report dated June 2, 1993 as "Findings of Fact" for this case. The motion was seconded and FAILED by unanimous roll call vote. r-- Findings of fact for the case were deferred until the July 21, 1993 regular meeting. CHAIR HODGINS thanked the public for their input and encouraged them to participate in the rewrite of the Kodiak Road System Comprehensive Policy and Land Use Plan, as the project develops in the near future. COMMISSIONERS ASPGREN and FRIEND returned to the meeting. C) Case 93-047. Request for a rezone, according to Section 17.72.030C (Manner of Initiation) of the Borough Code, of U.S. Survey 1826, a 9.39 acre parcel of land in Zachar Bay, from C-- Conservation to RD--Rural Development. Generally located in Zachar Bay, on the west side of Kodiak Island. DUANE DVORAK indicated 14 public hearing notices were mailed for this case and none were returned. Staff recommended forwarding this request to the Borough Assembly with a recommendation of approval. Regular Session Closed. Public Hearing Opened: Scott Arndt appeared before the Commission and expressed support for this request. Glen Eaton appeared before the Commission and asked questions about the proposed use of this property. Public Hearing Closed. Regular Session Opened. COMMISSIONER ASPGREN MOVED TO RECOMMEND that the Kodiak Island Borough Assembly approve the rezone of U.S. Survey 1826, a 9.39 acre parcel, located along the south shore of Zachar Bay, from C--Conservation to RD--Rural Development; and to adopt the findings contained in the staff report dated June 2, 1993, as "Findings of Fact" for this case. 1. Findings as to the Need and Justification for a Change or Amendment. A rezone from C--Conservation to RD--Rural Development is needed and justified because the RD--Rural Development zoning district permits development that: A. is consistent with the type of development that private land owners increasingly want to develop in remote areas of the Borough; P & Z Minutes: June 16, 1993 Page 8 of 14 33 B. will not increase the nonconformity of any nonconforming uses or structures; C. must be setback from marine and anadromous waters unless the use developed is water dependent; D. will result in a sensible and efficient use of coastal lands; E. allows for a balance of uses, due to the range of uses permitted, which will not favor short run gains at the expense of long-term benefits, and; F. will be coordinated with the applicable State and federal agencies, to the appropriate extent, when new development occurs. 2. Findings as to the Effect a Change or Amendment would have on the Objectives of the Comprehensive Plan. A change of zoning from C--Conservation to RD--Rural Development on U.S. Survey 1826, a 9.39 acre tract located along the south shore of Zachar Bay, is generally consistent with the applicable policies of the Kodiak Island Borough Coastal Management Program. The KIBCMP is an adopted component of the Kodiak Island Borough's comprehensive plan. The tract is located in the area designated for Development with Restrictions. A conditional use permit is required prior to commercial development of lots smaller than five (5) acres in the RD-- Rural Development zone. This will allow the placement of stipulations on future approvals subject to Planning and Zoning Commission review. Such review will ensure consistency with the policies of the Kodiak Island Borough Coastal Management Plan. The motion was seconded and CARRIED by unanimous roll call vote. D) Case 593-002. Request for preliminary approval of the subdivision of a Portion of Lot 2, U.S. Survey 2539, and Tract I, U.S. Survey 444, consisting of approximately 440 acres, creating Lots 1 - 40, Cliff Point Estates. North of the Chiniak Road, past Womans Bay (Postponed from the May 19, 1993 regular meeting). DUANE DVORAK indicated 7 public hearing notices were mailed for this case and none were returned. Staff recommended approval of this request, subject to conditions. Regular Session Closed. Public Hearing Opened: P & Z Minutes: June 16, 1993 Page 9 of 14 3 �i Cecil Blanton,representing the land owner, Trillium Corporation, appeared before the Commission and expressed support for this request. Scott Arndt appeared before the Commission and expressed his general support for this subdivision request but his disagreement with condition of approval number 1 concerning the prohibition on the formation of a service district until subdivision roads meet Borough standards. Tony Perez appeared before the Commission and expressed support for this request. Dan Millard, representing the Kodiak Island Borough Engineering/Facilities Department, appeared before the Commission and expressed his concern about the development of adequate roads in the subdivision. Public Hearing Closed. Regular Session Opened. COMMISSIONER BONNEY MOVED TO GRANT preliminary approval of the subdivision of a Portion of Lot 2, U.S. Survey 2539, and Tract I, U.S. Survey 444, consisting of approximately 440 acres, creating Lots 1 - 40, Cliff Point Estates, subject to the conditions of approval contained in the staff report dated June 2, 1993 and to adopt the findings contained in the staff report dated June 2, 1993 as "Findings of Fact" for this case. CONDITIONS OF APPROVAL 1. Place notes on the final plat stating: "Further subdivision of Lots in Cliff Point Estates that will increase the number of lots in the subdivision is prohibited until roads related to and within the subdivision are improved to Borough standards." "No Borough service district will be formed to provide road maintenance and related services until roads are constructed to Borough standards." 2. All roads in the subdivision will be identified as private road and utility easements and will comply with the provisions of Section 16.40.080 of the Borough Code. 3. Show by reference, the legal access to the subdivision from Chiniak Road. 4. Show the sight lines and easements requested by the U.S. Coast Guard and outlined in the agreement dated December 9, 1977 between the USCG and KONIAG, Inc. 5. Show easements on the final plat as requested by KEA in the memo dated June 4, 1993. P & Z Minutes: June 16, 1993 Page 10 of 14 35— FINDINGS OF FACT 1. This plat meets the minimum standards of survey accuracy and proper preparation of plats required in Title 16 of the Borough Code. 2. This plat meets all the requirements of Title 17 of the Borough Code. 3. This plat is generally consistent with adopted Borough plans and provides a subdivision of land that supports those plans. The motion was seconded. COMMISSIONER SZABO MOVED TO AMEND the main motion to include the following Condition of Approval: 6. Profiles and cross sections for those road sections identified in the Engineering/Facilities memorandum dated June 14, 1993, must be submitted for review to ensure the adequacy of the proposed access easements. The motion died for lack of a second. LINDA FREED pointed out that condition number 2 might adequately address the concerns expressed about road development, as provided for in Section 16.40.080 of the Borough Code. The main motion was voted upon and CARRIED by unanimous roll call vote. VII. OLD BUSINESS A) Case 93-013. Reconsideration of the denial of a determination that a freezer van attached to the structure on Lot 18, Block 3, New Kodiak Subdivision is a permitted addition of floor area in support of the retail use; and Reconsideration of the finding to permit three (3) parking spaces in support of the use on Lot 18 to be located on City Tidelands Tract N22. 325 Shelikof Avenue. CHAIR HODGINS explained that a letter from COMMISSIONER KOPLIN had been received requesting reconsideration of the motion determining that the freezer van attached to the structure on Lot 18, Block 3, New Kodiak Subdivision was not a permitted addition of floor area in support of the retail use. The MOTION TO RECONSIDER was voted upon and CARRIED by unanimous roll call vote. The original motion was therefore before the Commission: TO DETERMINE that the freezer van attached to the structure on Lot 18, Block 3, New Kodiak Subdivision is permitted as a legitimate addition of floor area in support of a retail use, P & Z Minutes: June 16, 1993 Page 11 of 14 provided that the addition does not reduce the number of required off-street parking spaces to less than five (5) spaces and that any additional spaces, related to the additional floor area, are provided for in an approved parking plan. The question was called and the motion CARRIED by unanimous roll call vote. Reconsideration of the alternate parking plan approval was approved at the May 16, meeting. COMMISSIONER FRIEND MOVED TO AMEND the motion to approve the alternative parking plan for the land use on Lot 18, Block 3, New Kodiak Subdivision, to include a fifth (5th) condition of approval as follows: 5. The freezer van currently occupying one (1) of the off- street parking spaces on Lot 18, Block 3, New Kodiak Subdivision will be removed upon conclusion of the two (2) year parking agreement for alternate parking spaces on City Tidelands Tract N22. The AMENDMENT was seconded and CARRIED by unanimous roll call vote. The AMENDED MOTION was as follows: Move to find that it is impractical to locate all the required parking spaces for the use and commercial structure on Lot 18, Block 3, New Kodiak Subdivision and to permit three (3) parking spaces in support of the use on Lot 18 to be located on City Tidelands Tract N22. The basis for this finding is that the structure on Lot 18, Block 3 New Kodiak Subdivision is nonconforming due the inadequate lot area around the structure to provide for the use of the structure and the necessary off-street parking. In addition, the three (3) spaces to be relocated will comply with all applicable parking codes and conditions of approval required by the Commission to ensure compliance with the specific provisions of Section 17.57.050 of the Borough Code. CONDITIONS OF APPROVAL 1. A parking plan will be submitted for review and approval by the Community Development Department within 10 days of Commission approval of an alternate parking location. 2. The parking agreement will be modified to include the legal description of the lot where the parking spaces will be located (Tract N22, City Tidelands). 3. Signs will be posted at both the Lot 18 and Tract N22 parking areas clearly identifying the use which the parking areas support and the parking location in relation to the use. P & Z Minutes: June 16, 1993 Page 12 of 14 4. Supporting documentation will be provided to show the relationship of Majdic Enterprises to the owners of record of Tract N22. 5. The freezer van currently occupying one (1) of the off- street parking spaces on Lot 18, Block 3, New Kodiak Subdivision will be removed upon conclusion of the two (2) year parking agreement. The question was called and the MAIN MOTION AS AMENDED CARRIED by unanimous roll call vote. B) Case 90-075. Proposed revisions to Chapter 17.26 (Mobile Home Parks) of the Borough Code (Postponed from the May 19, 1993 regular meeting). LINDA FREED stated that the revised staff recommendation on this case was for postponement, not for forwarding to the Borough Assembly as the staff report originally had suggested, to allow for further input from individual mobile home park owners. COMMISSIONER SZABO MOVED TO POSTPONE action on Case 90-075 until the August 1993 regular meeting to allow for further input from individual mobile home park owners. -- The motion was seconded and CARRIED by unanimous voice vote. There was no further old business. VIII. NEW BUSINESS A) Proposed amendments to Titles 16 and 17 of the Borough Code relating to the Waiver procedure. COMMISSIONER KOPLIN MOVED TO POSTPONE ACTION on the proposed amendments to Titles 16 and 17 of the Borough Code relating to the Waiver procedure and to reschedule this case for the August 18, 1993, agenda; and to direct staff to advertise a work session to be held prior to the regular meeting, on July 28, 1993, to further address the proposed changes to the Waiver procedure. The motion was seconded and CARRIED by unanimous voice vote. IX. COMMUNICATIONS COMMISSIONER FRIEND MOVED TO ACKNOWLEDGE RECEIPT of items A through D of communications. The motion was seconded and CARRIED by unanimous voice vote. A) Draft minutes from the April 13, 1993 Parks and Recreation Committee Meeting. B) Letter dated May 18, 1993 to Linda Freed, John Duffy, and David Dengel, from Walter Russell, Planning Director, NW P & Z Minutes: June 16, 1993 Page 13 of 14 ? Arctic Borough, RE: adoption of a comprehensive land use plan and zoning ordinance in the NWAB. C) Letter dated June 4, 1993 to Local Boundary Commission Staff, from Linda Freed, RE: Comments concerning the City of Akhiok's proposed annexation. D) Letter dated June 16, 1993 to Gerald Markham from Bob Scholze, RE: Encroachment into sideyard setback on Lot 313, Block 2, Allman Addition. There were no further communications. X. REPORTS There were no reports. XI. AUDIENCE COMMENTS There were no audience comments. XII. COMMISSIONERS' COMMENTS The next regular meeting of the Planning and Zoning Commission is scheduled for Wednesday, July 21, 1993 in the Borough Assembly Chambers. '— The next worksession of the Planning and Zoning Commission is scheduled for June 22, 1993 with the City Council. XIII. ADJOURNMENT CHAIR HODGINS adjourned the meeting at 9:30 p.m. KODIAK ISLAND BOROUGH PLANNING AND ZONING COMMISSION ATTEST By:� Eileen Probasco, Secretary Community Development Department DATE APPROVED: July 21, 1993 P & Z Minutes: June 16, 1993 Page 14 of 14 -39