2004-02-18 Regular MeetingKODIAK ISLAND BOROUGH
PLANNING AND ZONING COMMISSION
REGULAR MEETING FEBRUARY 18, 2004
MINUTES
I. CALL TO ORDER
The regular meeting of the Planning and Zoning Commission was called to order at 7:30
p.m. by CHAIR FRIEND on February 18, 2004 in the Borough Assembly Chambers.
II. ROLL CALL
Commissioners Present
Jerrol Friend - Chair
Cheryl Boehland
Casey Janz
David King
Dennis McMurry
A quorum was established.
Commissioners not present
Gary Carver
Reed Oswalt
Others Present
Michelle Stearns, Director
Community Development Dept.
Duane Dvorak, Director
Community Development Dept.
Erin Whipple, Secretary
Community Development Dept.
JANZ MOVED TO EXCUSE Commissioners Oswalt & Carver.
The motion was SECONDED by COMMISSIONER MCMURRY and CARRIED five
yeas to one nay by roll call vote. Commissioner Boehland was the nay.
III. APPROVAL OF AGENDA
COMMISSIONER BOEHLAND MOVED TO APPROVE the agenda as presented.
The motion was SECONDED by COMMISSIONER JANZ, and CARRIED by
unanimous voice vote.
IV. MINUTES OF PREVIOUS MEETING
COMMISSIONER KING MOVED TO APPROVE the minutes of January 21, 2004
Planning and Zoning Commission regular meeting as submitted. The motion was
P & Z Minutes: February 18, 2004 Page 1 of 14
SECONDED by COMMISSIONER BOEHLAND, and CARRIED by unanimous voice
vote.
V. AUDIENCE COMMENTS AND APPEARANCE REQUESTS
Pam Foreman, Parks and Recreation Committee Chair: Spoke regarding the trail survey
that will be mailed out later in February.
VII. PUBLIC HEARINGS
A) Case 03-023. Request for a conditional use permit, in accordance with KI13C
17.67, allowing an ADEC approved portable soil treatment facility to be located
and operated on a portion of Section 32, T29S R18W and a portion of Section 5,
T30S R18W, Seward Meridian. (Postponed from the January 21, 2004 meeting)
STAFF reported nine public hearing notices were distributed for this case with
one being returned asking questions regarding the request. Staff recommended
approval of this request subject to eleven conditions of approval as contained in
the supplemental staff report dated February 11, 2004.
The following motion was made and seconded at the January 21, 2004 meeting
and remained on the floor:
COMMISSIONER KING MOVED TO grant a conditional use permit, in
accordance with KIB Code Section 17.13.040 H. (Conditional uses), to permit a
soil remediation facility to be located on a portion of Section 32, T29S, R18W
and a portion of Section 5, T30S R18W, Seward Meridian, an area known a
Miller's Airfield, subject to the conditions of approval contained in the staff report
dated January 9, 2003; and to adopt the findings contained in that staff report as
"Findings of Fact" for this case.
CONDITIONS OF APPROVAL
1. This CUP approval is granted subject to written approval by ADEC of an
operations plan as specified by the applicable provisions of 18.AAC.78,
detailing a facility diagram and process description, and addressing
contaminated soil containment, site monitoring procedures, confirmation
sampling of treated soil, initial assessment of background contamination, and
closure assessment. Failure to process soils according to ADEC's satisfaction
will invalidate this CUP.
2. The CUP is valid until January 21, 2007, unless renewed or amended prior
to that time by the Planning and Zoning Commission after a new public
hearing. The quantity of material that may be remediated at this site is
P & Z Minutes: February 18, 2004 Page 2 of 14
restricted to 5,000 tons unless the CUP granted here is specifically amended to
increase the quantity of contaminated material to remediate.
3. The soil remediation facility will be removed from the property and the site
cleaned up consistent with ADEC plan approval by January 21, 2007, unless
the Commission as provided for in Condition #2 extends the CUP.
4. An engineered fill plan must be submitted for approval prior to utilization of
remediated soil for fill on site if the depth of fill exceeds five (5) feet in any
location.
5. Strict compliance is required with the applicable coastal consistency
determination from the Alaska Department of Natural Resources, OPMP
(formerly the Division of Governmental Coordination (DGC)) and with
applicable Alaska Coastal Management (ACMP) review requirements based
on that determination.
6. No soil can be brought from off island for remediation at this facility unless
the Commission amends the permit after a new public hearing.
7. To ensure protection of adjacent lands, strict compliance with the applicable
provisions of Alaska Wastewater Disposal Regulations (18 AAC 72)
addressing soil storage and treatment cells, and with the EPA's Spill
Prevention Control and Countermeasure Requirements addressing fuel storage
tanks is required.
8. Placement and connection of all electrical and mechanical facilities shall be
inspected and approved as to design and installation by the Kodiak Building
Official and Fire Marshall, as applicable.
9. The contaminated soil storage site will not exceed the existing size as
approximated on the site plan dated October 2003 and submitted for review as
part of this case, unless the petitioner requests an amendment of the CUP to
increase the amount of material to be remediated or the size of the
mobilization area. If the storage site is enlarged, a more detailed site plan will
be required to show the precise dimensions, volumes, handling considerations,
etc.
10. The operator will copy the Community Development Department with all
correspondence and soil test results that are required to be submitted to ADEC
as part of the operation of the soil remediation facility. When facility
operation is underway, a quarterly report of volume of contaminated soil
remediated will be submitted to the CDD for inclusion into the CUP case file.
Q. FINDINGS OF FACT
P & Z Minutes: February 18, 2004 Page 3 of 14
17.67.05 A. That the conditional use will preserve the value, spirit character and
integrity of the surrounding area.
Strict application of the controls and safeguards required by the conditions of
approval will ensure preservation of the value, spirit, character and integrity of the
surrounding area. This property is well suited for the proposed activity, well away
from any residential neighborhood. State statutes and regulations exercise control
over offsite and portable contaminated soil treatment facilities, including approval
by the State Department of Environmental Conservation (ADEC) of an operations
plan before the facility can be assembled and placed in operation, and before any
contaminated soil can be delivered to a site
17.67.05 B. That the conditional use fulfills all other requirements of this chapter
pertaining to the conditional use in question.
Based on the site plan and other supporting documentation, it appears that, with
the requirement for compliance with an operations plan approved by ADEC, the
conditional use permit will fulfill all other requirements of Chapters 17.67 and
17.13 of Borough Code. Parking and vehicular circulation requirements are
satisfied.
17.67.05 C. That granting the conditional use permit will not be harmful to the
public health, safety, convenience and comfort.
ADEC will approve the operations plan only with assurance that the operations are
protective of human health, safety, and welfare, and of the environment. CUP approval
granted subject to approval of the operations plan by ADEC will provide an additional
measure of assurance that concerns about human and environmental health and welfare
are satisfactorily addressed. Also required by ADEC is a quality assurance plan to
ensure that only petroleum -contaminated soils containing no toxic waste are brought to
the site for remediation.
17.67.05 D. That 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 Commission can require whatever screening or buffering it finds appropriate to
preserve the value, spirit, character and integrity of the surrounding area. In this case,
staff has not found it necessary to recommend buffering or screening since there are
essentially no other adjacent uses within %, mile.
The motion was SECONDED by COMMISSIONER CARVER.
COMMISSIONER BOEHLAND MOVED TO AMEND the main motion to
replace the Condition of Approval and Findings of Fact with those from the
February 11, 2004 staff report.
CONDITIONS OF APPROVAL
P & Z Minutes: February 18, 2004
Page 4 of 14
Q-
1. This CUP approval is granted subject to written approval by ADEC of an
operations plan as specified by the applicable provisions of 18.AAC.78,
detailing a facility diagram and process description, and addressing
contaminated soil containment, site monitoring procedures, confirmation
sampling of treated soil, initial assessment of background contamination, and
closure assessment. Failure to process soils according to ADEC's satisfaction
will invalidate this CUP.
2. The CUP is valid until August 31, 2004.
3. The quantity of material that may be remediated at this site is restricted to
5,000 tons.
4. The soil remediation facility will be removed from the property and the site
cleaned up consistent with ADEC plan approval by September 30, 2004.
5. An engineered fill plan must be submitted for approval prior to utilization of
remediated soil for fill on site if the depth of fill exceeds five (5) feet in any
location. All fill areas will be in accordance with the Site Restoration and
Revegetation plan as indicated in the Memorandum dated 4 Feb 2004 from
Sig Jokiel, Project Manager, ChemTrack, LLC.
6. Strict compliance is required with the applicable coastal consistency
determination from the Alaska Department of Natural Resources, OPMP
(formerly the Division of Governmental Coordination (DGC)) and with
applicable Alaska Coastal Management (ACMP) review requirements based
on that determination.
7. No soil can be brought from off site for remediation at this facility.
8. To ensure protection of adjacent lands, strict compliance with the applicable
provisions of Alaska Wastewater Disposal Regulations (18 AAC 72)
addressing soil storage and treatment cells, and with the EPA's Spill
Prevention Control and Countermeasure Requirements addressing fuel
storage tanks is required.
9. Placement and connection of all electrical and mechanical facilities shall be
inspected and approved as to design and installation by the Kodiak Building
Official and Fire Marshall, as applicable.
10. The contaminated soil storage site will not exceed the existing size as
approximated on the site plan dated October 2003 and submitted for review
as part of this case.
P & Z Minutes: February 18, 2004 Page 5 of 14
11. The operator will copy the Community Development Department with all
correspondence and soil test results that are required to be submitted to
ADEC as part of the operation of the soil remediation facility. When facility
operation is underway, a quarterly report of volume of contaminated soil
remediated will be submitted to the CDD for inclusion into the CUP case file.
FINDINGS OF FACT
17.67.05 A. That the conditional use will preserve the value, spirit character and
integrity of the surrounding area.
Strict application of the controls and safeguards required by the conditions of
approval will ensure preservation of the value, spirit, character and integrity of the
surrounding area. This property is well suited for the proposed activity, well away
from any residential neighborhood. State statutes and regulations exercise control
over offsite and portable contaminated soil treatment facilities, including approval
by the State Department of Environmental Conservation (ADEC) of an operations
plan before the facility can be assembled and placed in operation, and before any
contaminated soil can be delivered to a site
17.67.05 B. That the conditional use fulfills all other requirements of this chapter
pertaining to the conditional use in question.
Based on the site plan and other supporting documentation, it appears that, with
the requirement for compliance with an operations plan approved by ADEC, the
conditional use permit will fulfill all other requirements of Chapters 17.67 and
17.13 of Borough Code. Parking and vehicular circulation requirements are
satisfied.
17.67.05 C. That granting the conditional use permit will not be harmful to the
public health, safety, convenience and comfort.
ADEC will approve the operations plan only with assurance that the operations
are protective of human health, safety, and welfare, and of the environment. CUP
approval granted subject to approval of the operations plan by ADEC will provide
an additional measure of assurance that concerns about human and environmental
health and welfare are satisfactorily addressed. Also required by ADEC is a
quality assurance plan to ensure that only petroleum -contaminated soils
containing no toxic waste are brought to the site for remediation.
17.67.05 D. That 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 Commission can require whatever screening or buffering it finds appropriate
to preserve the value, spirit, character and integrity of the surrounding area. In
this case, staff has not found it necessary to recommend buffering or screening
since there are essentially no other adjacent uses within % mile.
The motion was SECONDED by COMMISSIONER JANZ.
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Regular session closed.
Public hearing opened:
Hearing and seeing none.
Public hearing closed.
Regular session opened:
The question was called, and the amendment CARRIED by unanimous roll call
vote.
The question was called on the amended main motion and CARRIED by
unanimous roll call vote.
B) Case SO4-002. Request for preliminary approval, in accordance with KIBC
16.40, of the replat of Elderberry Heights Subdivision 3`d Addition, Block 5, Lots
14 and 15 and the vacation, in accordance with K113C 16.60, of a ten (10) foot
sewer easement, located five feet on each side of the lot line between lots 14 &
15, and the vacation of a ten (10) foot sewer easement, located along the
southwest lot line of lot 15, creating Elderberry Heights Subdivision 3`d Addition,
Block 5, Lot 14A.
STAFF indicated sixty (60) public hearing notices were distributed for this case
with one being returned expressing no opposition. Staff recommended approval
of this request subject to two conditions of approval.
COMMISSIONER BOEHLAND MOVED TO grant preliminary approval, in
accordance with KIBC 16.40, of the replat of Elderberry Heights Subdivision 3`d
Addition, Block 5, Lots 14 and 15 and the vacation, in accordance with KIBC
16.60, of a ten (10) foot sewer easement, located five feet on each side of the lot
line between lots 14 & 15, and the vacation of a ten (10) foot sewer easement,
located along the southwest lot line of lot 15, creating Elderberry Heights
Subdivision 3`d Addition, Block 5, Lot 14A, and to adopt the findings in that staff
report as "Findings of Fact' for this case.
CONDITIONS OF APPROVAL
[1] The Applicant must file a Kodiak Island Borough Code Title 16
conforming plat, depicting the vacation, within twenty four (24) months of
Assembly approval of the vacation in order for this vacation to be effective per
Kodiak Island Borough Code 16.60.040 B.
[2) The application for vacation must be reviewed by the Kodiak City Council
prior to becoming final.
P & Z Minutes: February 18, 2004 Page 7 of 14
FINDINGS OF FACT
E1. This request for vacation meets the minimum application standards of
Kodiak Island Borough Code 16.60.020.
2. This request for vacation meets the minimum application standards of
Kodiak Island Borough Code 16.60.030 A and B.
3. This request provides a vacation of a utility easement(s) that is consistent
with adopted Borough plans for this area.
4. This request for vacation does not unduly diminish the public's interests.
5. This request for vacation does not unduly prejudice surrounding private
property interests.
The motion was SECONDED by COMMISSIONER KING.
Regular session closed.
Public hearing opened:
Ann Kjera, applicant: Spoke in favor of her request and presented herself for
questions.
Hearing and seeing none.
Public hearing closed.
Regular session opened:
The question was called, and the motion CARRIED by unanimous roll call vote.
C) Case 04-001. Request for a site plan review, per K113C 17.33.020, of the
proposed Potato Patch Lake Wildlife Viewing and Water Quality Improvement
Project, which includes a wildlife viewing platform, boardwalk, informational
kiosk and other related facilities in support of the use. East Addition, Block 50,
Lots 1 and 2 and East Addition, Block 55, Lot 13.
STAFF indicated one hundred thirty-five (135) public hearing notices were
distributed for this case with one being returned in favor of the request and one
opposing the request. Staff recommended approval of this request subject to one
condition of approval.
COMMISSIONER KING MOVED TO approve a detailed site plan, per KIBC
17.33.020, of the proposed Potato Patch Lake Wildlife Viewing and Water
Quality Improvement Project, which includes a wildlife viewing platform,
boardwalk, informational kiosk and other related facilities in support of the use,
located on Lots 1 and 2, Block 50 East Addition and Lot 13, Block 55, East
P & Z Minutes: February 18, 2004 Page 8 of 14
Q,
Addition, subject to one (1) condition of approval as included in the staff report
dated February 10, 2004.
The motion was SECONDED by COMMISSIONER BOEHLAND.
Regular session closed.
Public hearing opened:
Linda Freed, City Manager, applicant's agent: Outlined the proposed project and
presented herself for questions.
Leslie Ken-, neighborhood resident: Spoke in favor of this request.
Unknown, neighborhood resident: Spoke in favor of this request.
Clarence Selig, Kodiak City resident: Spoke in favor of this request.
Hearing and seeing none.
Public hearing closed.
Regular session opened:
The question was called, and the motion CARRIED by unanimous roll call vote.
D) Case 04-002. Request for a land disposal, per KIBC 18.20.030, of an
unsubdivided portion of Borough land located in Section 33, T24S R24W, Onion
Bay, Raspberry Island for fair market value.
STAFF indicated four (4) public hearing notices were mailed for this case, with
none being returned prior to the meeting. Staff reviewed a supplemental
memorandum written by Bob Scholze, Appraiser/Resource Manager
recommending reduction of the proposed disposal property to 1.79 acres.
COMMISSIONER JANZ MOVED TO adopt the following resolution containing
a recommendation to the Borough Assembly regarding a request for a land
disposal, per Kodiak Island Borough Code 18.20.030.
The motion was SECONDED by COMMISSIONER BOEHLAND.
Regular session closed.
Public hearing opened:
Perry Page: Expressed concerns over the disposal of this land without an open bid
process.
P & Z Minutes: February 18, 2004 Page 9 of 14
Clarence Selia: Spoke regarding an adjustment of the size of the property
disposal.
Hearing and seeing none.
Public hearing closed.
Regular session opened:
The question was called, and the motion CARRIED by unanimous roll call vote.
E) Case S03-030. Request for a vacation, in accordance with KIBC 16.60, of a
portion of the undeveloped Perenosa Drive right-of-way.
STAFF indicated that fifty-seven (57) public hearing notices were distributed for
this case with four being returned in favor of the request and one opposing the
request. Staff reported that additional information had been provided by the
applicant since the January meeting, including a revised proposal, but that no
additional staff review had taken place on this additional material. Staff
recommendation from the January 5, 2004 was denial of this request.
Staff Michelle Stearns emphasized that the recommendations provided in the staff
report did not take into consideration the recent information provided by the
applicant. Commissioner Friend clarified that staff recommendations provided
are based on the original application and that the recent applicant submission had
not yet been reviewed by staff.
Commissioner Boehland expressed concern over making a decision based on
"old" information when there is "new" information available. Commissioner
Friend stated that the Commission had the new information in front of them.
Commissioner Boehland expressed concern that it had not been reviewed by staff
yet.
Staff Michelle Stearns reiterated that staff does not have any recommendations on
any of the new information the Commission had received. The only staff
recommendations are based on the original recommendation.
COMMISSIONER MCMURRY MOVED TO grant preliminary approval, in
accordance with KIBC 16.60, of the vacation of a portion of the undeveloped
Perenosa Drive right-of-way, as depicted on the Petitioner's map, subject to three
(3) conditions of approval contained in the staff report dated January 5"i, 2004,
and to adopt the findings in that staff report as "Findings of Fact" for this case.
CONDITIONS OF APPROVAL
P & Z Minutes: February 18, 2004 Page 10 of 14
[1] This vacation of right-of-way is subject to Kodiak Island Borough
Assembly veto per Kodiak Island Borough Code 16.60.060 A.
[2] The Applicant must file a Kodiak Island Borough Code Title 16
conforming plat, depicting the vacation, within twenty four (24) months of
Assembly approval of the vacation in order for this vacation to be effective per
Kodiak Island Borough Code 16.60.040 B.
[3] The designation "Right of Way for Public Purposes" shall appear on the
face of the plat.
FINDINGS OF FACTS
1. This request for vacation meets the minimum application standards of
Kodiak Island Borough Code 16.60.020.
2. This request for vacation meets the minimum application standards of
Kodiak Island Borough Code 16.60.030 A and B.
3. This request provides a vacation of a portion of a public right of way that
is consistent with adopted Borough plans for this area.
4. This request for vacation does not unduly diminish the public's interests.
5. This request for vacation does not unduly prejudice surrounding private
property interests.
The motion was SECONDED by COMMISSIONER KING.
Regular session closed.
Public hearing opened:
Mike Anderson, applicant: Spoke in favor of his request and presented his
justifications for this request. Mr. Anderson stated that Perenosa Drive was
originally platted to provide access to the adjoining properties in Kadiak Alaska
Subdivision 1st Addition. He stated that the subsequent construction of Rezanof,
Sharatin, Sitkinak, Tugidak, Chirikoff and Katmai have provided constructed
access to all those properties except one. He then stated that two portions of
Perenosa have already been vacated, one for a public park and one for subdivision
purposes. He does not feel the remaining portion of Perenosa will be developed.
He then read the letter dated February 11, 2004 that was distributed to the
Commission at the February 11, 2004 work session. In summary, Mr. Anderson
encouraged the Commission to adopt the alternative motion in their packet which
recommends approval of this vacation and adopt the findings of fact presented by
the staff in that staff report (dated January 5, 2004).
Commissioner Boehland questioned the problem with using Perenosa onto
Sitkinak for access. She expressed concern over access directly onto Rezanof,
which is primarily a highway with higher speeds. Mr. Anderson stated that if
P & Z Minutes: February 18, 2004 Page 11 of 14
Perenosa to Sitkinak were used people would still be entering Rezanof at the
Perenosa intersection. He considers that to be a congested intersection. He
followed this saying that if the vacation is granted then access to and from the
proposed Christian school would be separate, built to state standards, it would
enter Rezanof at a 90 degree angle and he feels it has a tremendous line of site.
He stated that if the vacation is not granted then the same traffic would be routed
though Sitkinak. Commissioner Boehland then asked why these issues weren't
addressed when the subdivisions around Perenosa were being designed. Mr.
Anderson stated that it was because Perenosa and several other roads were platted
before Rezanof was built. Rezanof Drive caused a land removal from several of
the lots along the new road but none of the other roads were vacated at the time.
Dan Rohrer, representative for neighboring property owner: Spoke in favor of
this request and the reasoning behind Kodiak Christian School's support for this
request. Mr. Rohrer questioned proposed Condition of Approval number three
regarding the designation of right-of-way for public purposes. Staff explained that
based on the January proposal, which was for the entire vacation of Perenosa
Drive, as depicted on the submittal, but also proposing an easement, Condition of
Approval number 3 was in response to Public Work's comment requiring a right-
of-way for public utilities.
Dick Rohrer: Spoke in favor of this request.
Hearing and seeing none.
Public hearing closed.
Regular session opened:
Commissioner King spoke regarding Mr. Anderson's referral to the freight
company located on Sitkinak Dr. Mr. King represents the freight company and
feels that increased traffic on Sitkinak could be a problem with the freight trucks
that come and go.
Commissioner Boehland asked the difference between a driveway access and a
road.
Commissioner Janz commented that she thinks a driveway access to the school
instead of accessing to Sitkinak would be the safer route.
There was general conversation amongst the Commissioners regarding the school
bus traffic in the area and the potential bus traffic when the Christian school goes
it. Commissioner McMurry commented that he thinks a private access to the
Christian school property is the most sensible.
Q, The question was called, and the motion CARRIED by unanimous roll call vote.
P & Z Minutes: February 18, 2004 Page 12 of 14
VIII. OLD BUSINESS
A) Larsen Bay Comprehensive Plan Update — Larsen Bay meeting rescheduled to
February 19th —215'
B) Womens Bay Comprehensive Plan Update
C) Chiniak Comprehensive Plan Update
D) DNR Draft Kodiak Area Plan Update — Staff reported that DNR will be holding a
meeting on March 8, 2004 @ 7:00pm in the High School commons.
IX. NEW BUSINESS
A) Parks & Recreation Committee Trail Survey
X. COMMUNICATIONS
A) National Weather Service invitation to the City of Kodiak TsunamiReady and
StormReady recognition event.
B) Letter dated January 26, 2004 to Jerrol Friend from Ryan P. Johnson regarding non-
conforming home regulations.
C) Letter dated January 30, 2004 to Bruce Phelps from Michelle R. Stearns regarding
Public Review Draft Kodiak Area Plan for State Lands dated November 2003.
There were no further communications.
COMMISSIONER BOEHLAND MOVED TO ACKNOWLEDGE RECEIPT of item
A through item C of Communications. The motion was SECONDED by
COMMISSIONER KING, and CARRIED by unanimous voice vote.
XI. REPORTS
STAFF reported the following meeting schedule:
• February 27, 2004 Chiniak Comp Plan Seeping Meeting 7:00pm — 9:00pm..
■ March 10, 2004 work session at 7:30 p.m. in the KIB Conference room.
• March 17, 2004 regular meeting at 7:30 p.m. in the Assembly Chambers.
There were no further reports.
No vote was taken to accept reports.
Q,
P & Z Minutes: February 18, 2004 Page 13 of 14
XII. AUDIENCE COMMENTS
Perry Page: Thanked the Commission and Community Development Staff for their work.
Stated that the American flag should always be displayed on the left.
John Miller: Spoke regarding case 03-023, the DNR Comprehensive Plan and the
upcoming Chiniak comprehensive planning process.
XIII. COMMISSIONERS' COMMENTS
BOEHLAND: Spoke regarding case 03-023.
COMMISSIONER FRIEND: Stated that he was pleased with the feedback received from
all applicants on this month's cases.
IX. ADJOURNMENT
CHAIR FRIEND ADJOURNED the regular meeting at 9:25p.m.
KODIAK ISLAND BOROUGH
PLANNING AND ZONINCr COMM 4 SION
I�
ATTEST
By:
Erin Whipple, Secret
Community Development Department
DATE APPROVED: March 17, 2004.
Chair
P & Z Minutes: February 18, 2004 Page 14 of 14