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G42-04 Ordinance No. G42-04 AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PLANNED DEVELOPMENT IN THE RB RESIDENCE BUSINESS DISTRICT, TO PERMIT THE ESTABLISHMENT OF A CHURCH, SUNDAY SCHOOL, CHURCH OFFICE AND ONE APARTMENT (378 Division Street) WHEREAS, written application has been made for a conditional use for a planned development which will allow for the establishment of a church, Sunday school, church office, and one apartment within the RB Residence Business District at 378 Division Street; and WHEREAS, the Zoning and Subdivision Hearing Board conducted a public hearing after due notice by publication and has submitted its findings of fact and recommended approval; and WHEREAS, the City Council of the City of Elgin concurs in the findings and recommendation of the Zoning and Subdivision Hearing Board. NOW, THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF ELGIN, ILLINOIS; Section 1. That the City Council of the City of Elgin hereby adopts the Findings of Fact, dated February 18, 2004, made by the Zoning and Subdivision Hearing Board, a copy of which is attached hereto and made a part hereof by reference as Exhibit A. Section 2. That a conditional use for a planned development which will allow for the establishment of a church, Sunday school, church office, and one apartment at 378 Division Street, legally described as follows: THAT PART OF LOT 1 IN GAIL BORDEN SUBDIVISION OF COUNTY CLERK'S SUBDIVISION CCXCIX AND CCXCVIII TO THE CITY OF ELGIN, AND THAT PART OF THE EAST HALF OF THE NORTHWEST QUARTER OF SECTION 13, TOWNSHIP 41 NORTH, RANGE 8 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS; COMMENCING AT A POINT ON THE EAST LINE OF M. C. TOWN'S ADDITION TO ELGIN THAT IS 13.0 FEET NORTHERLY OF (MEASURED ALONG SAID EAST LINE) THE SOUTHEAST CORNER OF LOT 9 IN SAID M. C. TOWN'S ADDITION TO ELGIN, A DISTANCE OF 193 FEET, 10.5 INCHES; THENCE EASTERLY, PARALLEL WITH THE NORTH LINE OF DIVISION STREET, A DISTANCE OF 50.73 FEET, TO A POINT ON A LINE THAT FORMS AN ANGLE OF 89 DEGREES 49 MINUTES (MEASURED FROM EAST TO NORTH WITH SAID NORTH LINE) FROM A POINT ON THE NORTH LINE OF DIVISION STREET THAT IS 31.58 FEET EASTERLY OF (MEASURED ALONG SAID NORTH LINE) THE SOUTHWEST CORNER OF SAID LOT 1 OF GAIL BORDEN SUBDIVISION, FOR THE PLACE OF BEGINNING; THENCE SOUTHERLY A DISTANCE OF 338.80 FEET TO A POINT ON THE NORTH LINE OF DIVISION f STREET THAT IS 31.58 FEET EASTERLY OF (MEASURED ALONG SAID NORTH LINE) THE SOUTHWEST CORNER OF LOT 1 IN GAIL BORDEN SUBDIVISION; THENCE EASTERLY, ALONG THE NORTHLINE OF DIVISION STREET (BEING ALSO THE SOUTH LINE OF GAIL BORDEN SUBDIVISION) A DISTANCE OF 105.76 FEET TO THE SOUTHEAST CORNER OF SAID LOT 1; THENCE NORTHERLY, ALONG THE EAST LINE OF LOT 1 IN GAIL BOFEENS SUBDIVISION, A DISTANCE OF 279.0 FEET TO A JOG IN SAID EAST LINE; THENCE WESTERLY, ALONG SAID JOG, A DISTANCE OF 53.0 FEET; THENCE NORTHERLY, ALONG THE EAST LINE OF SAID LOT 1, A DISTANCE OF 64.50 FEET TO THE NORTHEAST CORNER OF SAID LOT 1; THENCE WESTERLY, ALONG THE NORTHLINE OF SAID LOT 1, A DISTANCE OF 33.0 FEET TO THE JOG IN SAID NORTH LINE; THENCE SOUTHERLY, ALONG SAID JOG, A DISTANCE OF 5.0 FEET TO A POINT ON A LINE THAT IS PARALLEL WITH THE NORTH LINE OF DIVISION STREET AND WHICH PASSES THROUGH THE PLACE OF BEGINNING; THENCE WESTERLY, ALONG THE NORTH LINE OF SAID LOT 1, AND ALONG THE AFOREDESCRIBED PARALLEL LINE A DISTANCE OF 15.15 FEET TO THE PLACE OF BEGINNING, IN THE CITY OF ELGIN, KANE COUNTY, ILLINOIS (SAID PROPERTY IS COMMONLY KNOWN AS 378 DIVISION STREET.) be and is hereby granted subject to the following conditions: 1. Use of the apartment shall be limited to the pastor and the pastor's immediate family only. Occupancy of the apartment shall require the applicant to secure an Occupancy Permit, in compliance with all applicable codes, ordinances, and the Rental Registration Program. 2. The petitioner shall provide a minimum 20 off street parking stalls. Accordingly, the occupancy shall be limited to a maximum of 72 people in the assembly area unless additional parking stalls are provided. 3. Review of the off street parking plan shall include review of storm water control measures for the subject property. Improvements shall be made to the storm water control system per the City Engineer. 4. Full compliance with the parking lot requirements, including but not limited to setbacks, landscaping, paving, striping, stall size, aisle size, and location, as may be determined by the Development Administrator, shall be provided, prior to occupancy. 5. All signs shall comply with the sign ordinance requirements, including but not limited to type, number, size, sign materials and location of all signs, as may be determined by the Development Administrator. 6. All uses at the subject property, including but not limited to the assembly area, Sunday school classrooms, and basement level apartment shall fully comply with all building code requirements. Said requirements shall include, but not be limited to emergency ingress and egress, escape windows in all sleeping areas, fire suppression systems, and ADA accessibility requirements, as may be determined by the Development Administrator, Building Official, City Engineer and Fire Marshall. 7. Compliance with all applicable codes and ordinances. Section 3. That the conditional use granted herein shall expire if not established within two years from the date of passage of this ordinance. Section 4. That this ordinance shall be in full force and effect immediately after its passage in the manner provided by law. Ed Schock, Mayor Presented: April 14, 2004 Passed: April 14, 2004 Omnibus Vote: Yeas: 5 Nays: 0 Recorded: April 15, 2004 Published: Attest: i / Q-cz Dolonna Mecum, City Clerk r February 18, 2004 FINDINGS OF FACT Zoning and Subdivision Hearing Board City of Elgin, Illinois SUBJECT Consideration of Petition 10-04 Requesting Conditional Use Approval for a Planned Development in the RB Residence Business District, to Permit the Establishment of a Church, Sunday School, Church Office and One Apartment; Property Located at 378 Division Street; by Maranatha Worldwide Ministries as Applicant, and John Anderson as Owner. GENERAL INFORMATION Requested Action: Conditional Use Approval Current Zoning: RB Residence Business District Existing Use: Office rProposed Use: Church, Sunday School, Church Office and Apartment Property Location: 378 Division Street Applicant: Maranatha Worldwide Ministries Owner: John Anderson Staff Coordinator: Diana McNeil, Planner LIST OF EXHIBITS A. Location Map (see attached) B. Zoning Map (see attached) C. Parcel Map (see attached) D. Aerial Photograph (see attached) E. Site Photographs (see attached) F. Development Plan (see attached) Exhibit A • Findings of Fact Zoning and Subdivision Hearing Board .., Petition 10-04 February 18, 2004 G. Draft Conditional Use Ordinance (see attached) H. Public Response Forms (see attached) I. Memorandum from the Elgin Heritage Commission (see attached) BACKGROUND An application has been filed by Maranatha Worldwide Ministries requesting conditional use approval in the RB Residence Business District for a planned development. The subject property is located at 378 Division Street (reference Exhibits A, B, C, D, and E). The applicant is requesting approval to establish a church,Sunday school,the church's office,and a basement level apartment, in the existing two story building at the subject property. The proposed church,Sunday school,and apartment are not permitted uses in the RB Residence Business District. The applicant is requesting conditional use approval for a planned development in the RB District,in order to establish this mix of.uses at the subject property. The applicant proposes to remove the interior walls on the first floor to provide a 100 seat assembly area and adjoining entry area, and to construct a new stage. The second floor would be used in its current configuration as an office for the pastor, and church Sunday school classrooms. The basement would be utilized as an apartment, temporarily for the pastor and his family, eventually being used as a caretaker's residence or other rental unit. The applicant proposes to utilize the church as follows: • Sunday Worship Service, including Sunday school, 9:30 a.m. — 12:30 p.m. • Tuesday Prayer Service, 7:30 p.m. —9:00 p.m. • Wednesday Discipleship Course, 7:30 p.m. — 10:00 p.m. • Friday Bible Study Service, 7:30 p.m. — 9:00 p.m. The purpose of the provision which permits planned developments as conditional uses is to provide an ultimate element of flexibility in the zoning ordinance. Under these provisions,an applicant can literally request anything for the consideration by the Zoning Board and the City Council. Accordingly,each request made under these provisions should be highly scrutinized with respect to the standards for planned developments (reference Exhibits F, G, H, and I). FINDINGS After due notice,as required by law,the Zoning and Subdivision Hearing Board conducted a public 2 Findings of Fact Zoning and Subdivision Hearing Board li• Petition 10-04 February 18, 2004 hearing in consideration of Petition 10-04 on February 18,2004. The applicant testified at the public hearing and presented documentary evidence in support of the application. Public testimony was presented at the public hearing. Written correspondence has been submitted(reference Exhibit H). Staff submitted a Conditional Use Review dated February 13, 2004. The Zoning and Subdivision Hearing Board has made the following general findings: A. Site Characteristics Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to its size,shape,significant features including topography, watercourses, vegetation, and existing improvements. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the site characteristics standard. The subject property is an irregularly shaped parcel, approximately 32,322 square feet in area. The property slopes down from west to east. There is also a topographic change from the north property line toward the center of the parcel,with the north property line lower than the center of the parcel. The subject property is improved with a two story stucco building, with basement, and an asphalt parking lot. B. Sewer and Water Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the availability of adequate municipal water, wastewater treatment, and storm water control facilities. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the sewer and water standard. The subject property is served with municipal water and sanitary sewer facilities. Stormwater must be controlled in compliance with Title 21, Stormwater, of the Elgin Municipal Code. C. Traffic and Parking Standard. The availability of the subject property for the intended conditional use for a planned development with respect to the provision of safe and efficient on-site and off-site vehicular circulation designed to minimize traffic congestion. Findings.The subject property may be suitable for the intended conditional use for a planned development with respect to the traffic and parking standard. The subject property is located on the north side of Division Street, east of College Street. Division Street is a local street connecting the Gifford Park neighborhood with the Center City. Access to the parcel from Division Street is via a driveway which straddles the east property line. The driveway serves the subject property and property located to the east. An 3 Findings of Fact Zoning and Subdivision Hearing Board Petition 10-04 February 18, 2004 additional driveway,which straddles a portion of the west property line,provides access to the westerly upper parking area,through the adjoining property. The owner has submitted an easement granting access to the subject property via the east driveway. Parking requirements for a church are one stall for every four seats in the main assembly area,plus one stall per employee. An additional two stalls are required for the apartment use. Accordingly, for the 100 seat congregation with three employees and an apartment, a minimum 30 stalls are required. The petitioner represents that 20 parking stalls could be located on the existing asphalt areas, with proper re-striping. The majority of these stalls could be accessed via the easterly shared driveway, but an easement over the adjoining property to the west would be necessary to access the westerly six parking stalls. Petitioner further represents that following spring thaw, the easterly driveway would be widened to provide sufficient space for two way vehicular movement. It should be noted that the maximum occupancy for the first floor of the church is 165 people and 125 people for the second floor. Based on the maximum allowable occupancy,three proposed employees and the apartment, a total of 75 parking stalls would be necessary. D. Zoning History Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the length of time the property has elk remained undeveloped or unused in its current zoning district. Findings: The subject property may be suitable for the intended conditional use for a planned development with respect to the length of time the property has remained undeveloped or unused in its current zoning district. The subject property was zoned as follows for the years listed: 1927: B Residential 1950: C Residential 1960: C Residential 1962: R-4 General Residence District 1992: 0 Limited Office District Present: RB Residence Business District The existing structure was originally constructed as a residence,circa 1890. The 1939 Public and Semi-Public Building Card for the subject property indicates that at that time it was used as the Christian Science Church. In 1980, an ordinance was adopted rezoning the subject property from R-4 General Residence District to 0 Limited Office District. In 1982,permits were issued to establish an office use at the subject property. In 1984 a Certificate of Occupancy was issued for the Ecker Center for Mental Health. As part of the comprehensive zoning amendment of 1992, the subject property was rezoned to RB Residence Business District. In 1997,the subject property was determined to be a lawful commercial operation. The petitioner represents that the subject property is currently used for offices on the first and 4 Findings of Fact Zoning and Subdivision Hearing Board Petition 10-04 February 18, 2004 second floors, and that the basement is used as an apartment. E. Surrounding Land Use and Zoning Standard.The suitability of the subject property for the intended conditional use for a planned development with respect to consistency and compatibility with surrounding land use and zoning. Findings: The subject property is suitable for the intended conditional use for a planned development with respect to the surrounding land use and zoning standard. The areas located to the north and the east of the subject property are zoned RC3 Residence Conservation District and are developed with residences. The area located to the south of the subject property, across Division Street,is zoned RC3 Residence Conservation District and CF Community Facility District and is developed with a church and residences. The area located to the west of the subject property is zoned RB and RC3 Districts and is developed with a funeral home and residences. The area located farther to the west of the subject property, across College Street, is zoned CF District and is developed with a synagogue. F. Trend of Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to its consistency with an existing pattern of development or an identifiable trend of development in the area. Findings: The subject property may be suitable for the intended conditional use for a planned development with respect to the trend of development standard. The subject property is located in the Gifford Park neighborhood, in the Elgin Historic District,a mature neighborhood which has developed primarily with residences. In addition, five houses of worship are located along Division Street,three of which are located within the Historic District, and two of which are located within 250 feet of the subject property. G. Zoning District Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. The subject property is zoned RB Residence Business District. The purpose of the RB Residence Business District is to conserve the residential character of certain properties located within transportation corridors as designated by the Official Comprehensive Plan by providing various use alternatives, but with site design regulations in keeping with a residential environment. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to conformance to the provisions for the purpose and intent, and the location and size of a zoning district. 5 Findings of Fact Zoning and Subdivision Hearing Board /i"• Petition 10-04 February 18, 2004 As proposed, the existing appearance of the site will change very little. The proposed church, Sunday school, church office, and apartment will all be located within the existing two story stucco structure,which was established at the subject property over 100 years ago. Off street parking will be provided within existing paved areas. Those paved areas do not currently meet the vehicle use area transition setback or landscaping requirements. H. Conditional Use for a Planned Development Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the provisions for the purpose and intent of planned developments. No conditional use for a planned development shall be granted for the sole purpose of introducing a land use not otherwise permitted on the subject property. The purpose and intent of the provisions for planned developments is to accommodate unique development situations. For planned developments as a conditional use,the planned development should demonstrate the following characteristics: 1. An opportunity to realize a development of demonstrated need with respect to the types of environment available to the public that would not be possible under the elk strict application of the other chapters of this title. 2. The public benefit realized by the establishment of the planned development is greater than if the property were to remain subject to the standard requirements of the zoning district in which it is located. 3. Extraordinary conditions or limitations governing site design, function, operation, and traffic are imposed on the planned development. Findings.The subject property may be suitable for the intended conditional use for a planned development with respect to conformance to the provision for the purpose and intent of planned developments. The proposed planned development is in substantial conformance with the purpose and intent of the planned development provisions. The site features significant topographic changes, and is developed in substantially the same configuration as it will continue to be utilized. The proposed mix of uses will allow the location of a church and apartment within an area currently containing religious and residential uses. Comprehensive Plan Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to conformance to the goals, objectives, and policies of the official comprehensive plan. Findings. The subject property is suitable for the intended conditional use for a planned development with respect to the comprehensive plan. 6 Findings of Fact Zoning and Subdivision Hearing Board l Petition 10-04 February 18, 2004 The Official Comprehensive Plan designates the property as"urban residential/village". The land use policy of the Plan identifies maintaining the essential character of the older neighborhoods as an objective. The proposed mix of uses relate to the history of the subject property, as well as existing conditions within the immediate neighborhood. J. Natural Preservation Standard. The suitability of the subject property for the intended conditional use for a planned development with respect to the preservation of all significant natural features including topography, watercourses, wetlands, and vegetation. Findings. The subject property may be suitable for the intended conditional use for a planned development with respect to the natural preservation standard. There are no significant natural features present on the property which under the current proposal would be preserved. K. Internal Land Use Standard. The_suitability of the subject property for the intended conditional use for a planned development with respect to the land uses permitted within the development being located, designed, and operated so as to exercise no undue detrimental ''` influence on each other or on surrounding property. Findings. The subject property may be suitable for the intended conditional use for a planned development with respect to the internal land use standard. No evidence has been submitted or found that the proposed planned development will be located,designed,or operated in a manner that will exercise undue detrimental influence on itself or surrounding property. PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS A planned development may be granted certain departures from the normal standards,regulations, requirements, and procedures of the Elgin Zoning Ordinance. The applicant is requesting the following departures from the standard requirements of the RB Residence Business District. 1. Section 19.35.230(A)-Permitted Uses. Churches,Sunday schools,and apartments are not permitted uses in the RB District. In order for the subject property to be utilized as proposed, these uses must be approved as a component of the planned development approval. 2. Section 19.35.235(E)(2)(b)-Vehicle Use Area Interior Setback. The minimum required vehicle use area setback adjoining an interior lot line is six feet. The existing paved area is Iocated at the west property line, adjoining the funeral home parking lot. In order to utilize 7 Findings of Fact Zoning and Subdivision Hearing Board r... Petition 10-04 February 18, 2004 the paved area for vehicles as proposed,a 100 percent vehicle use area setback variation must be granted. 3. 19.12.700(B)-Vehicle Use Area Landscape Yard. Vehicle use area landscape yards are to be landscaped with trees,screening, and ground cover. The applicant proposes no setback, and as such,no plant materials will be located along within the landscape yard. Accordingly, a 100 percent variation of the vehicle use area landscaping requirement is required. 4. Section 19.35.235(H)(1)-Transition Landscape Yards. The minimum required vehicle use area setback from a transition lot line is six feet. The existing easterly paved areas, including the access driveway, are setback zero feet from the east transition lot line. The paved areas adjoining the north and west transition lot lines are setback six or more feet. As such, a 100 percent vehicle use area transition setback variation along the east property line must be granted as a component of this planned development approval. 5. Section 19.12.700(A)-Transition Landscape Yard. Transition landscape yards are to be landscaped with hedges and/or fences, shade trees, and ground cover. The petitioner proposes providing no landscaping along the easterly(zero foot setback)transition yard,and no landscaping other than grass,within the north and west transition landscape yards. The petitioner proposes variations to allow these departures. 6. Section 19.45.070-Required Number of Parking Stalls. The proposed uses require the provision of at least 30 off street parking stalls. The petitioner proposes providing 20 stalls. As such, a ten stall (33 percent)variation of the required number of parking stalls would be required in order to establish the 100 seat assembly area, with three employees and the apartment use. 7. Section 19.45.120(A)-Size of Driveways. A minimum 18 foot wide driveway is required for two way vehicular movement. The applicant proposes using the existing 12 foot driveway until spring thaw, at which time it shall be widened to 18 feet. This departure would thereby be temporary in nature. 8. Section 19.45.140- Parking Aisles and Stalls. Parking aisles are to be a minimum of 22 feet in width, or the equivalent for angle or parallel parking. Parking stalls are to be a minimum nine feet in width and 18.5 feet in length, or the equivalent for angle or parallel parking. The petitioner desires departures in order to adjust the width of drive aisles and the length of parking stalls in order to accommodate the proposed 27 stalls. E 8 Findings of Fact Zoning and Subdivision Hearing Board .. Petition 10-04 February 18, 2004 SUMMARY OF FINDINGS,UNRESOLVED ISSUES,AND ALTERNATIVES The Zoning and Subdivision Hearing Board has developed or identified the following findings, unresolved issues, and alternatives: A. Summary of Findings. 1. Positive attributes. The proposed mix of uses is in keeping with the general nature of the existing uses in the surrounding neighborhood. The proposed uses will be located within the existing structure and paved areas. 2. Planned Development. The proposed planned development is in substantial conformance with the purpose and intent of the planned development provisions. As proposed, the site will be utilized in its current configuration. The significant topographic features of the subject property, as proposed,would not be altered. 3. Parking. It should be noted that there is insufficient parking available on site to support the use of the building at maximum occupancy. Accordingly, staff is recommending limitations on the occupancy of the building. B. Summary of Unresolved Issues. There are no unresolved issues. C. Summary of Alternatives. Other than approval, denial, or an approval with some combination of conditions, there are no substantive alternatives. RECOMMENDATION The Zoning and Subdivision Hearing Board recommends the approval of Petition 10-04. On a motion to recommend approval of the conditional use for a planned development, subject to the following conditions, the vote was four(4) yes and one(1)no: 1. Use of the apartment shall be limited to the pastor and the pastor's immediate family only. Occupancy of the apartment shall require the applicant to secure an Occupancy Permit, in compliance with all applicable codes, ordinances, and the Rental Registration Program. 2. The petitioner shall provide a minimum one off street parking stall per every four 9 Findings of Fact Zoning and Subdivision Hearing Board eft Petition 10-04 February 18, 2004 seats in the assembly area,plus two stalls for the pastor and his wife. Accordingly, the occupancy shall be limited to a maximum of 72 people in the assembly area if 20 parking stalls are provided, and limited to a maximum of 48 people if 14 stalls are provided. If additional parking stalls are provided the maximum occupancy maybe adjusted accordingly. 3. Review of the off street parking plan shall include review of storm water control measures for the subject property. Improvements shall be made to the storm water control system per the City Engineer. 4. The driveway shall be widened to provide two way movement. The size and location of the widened driveway shall be as determined by the Development Administrator and City Engineer. The widening of the driveway shall be completed by June 30, 2004. 5. An access easement shall be executed between the applicant and the property owner to the east to allow ingress and egress to both properties across each other's property. Said easement shall identify the existing driveway and its future expanded width,as is determined by the Development Administrator and the City Engineer,and shall be rik obtained prior to issuance of a final Certificate of Occupancy. 6. Should an easement be obtained allowing ingress and egress across the property to the west,the westerly parking area may be utilized. If not, all asphalt not usable for vehicles shall be removed, and those areas shall be landscaped with appropriate landscaping materials, as may be determined by the Development Administrator. 7. Full compliance with the parking lot requirements, including but not limited to setbacks, landscaping,paving,striping, stall size,aisle size, and location,as may be determined by the Development Administrator, shall be provided, prior to the issuance of a final Certificate of Occupancy. 8. All signs shall comply with the sign ordinance requirements, including but not limited to type, number, size, sign materials and location of all signs, as may be determined by the Development Administrator. 9. All uses at the subject property, including but not limited to the assembly area, Sunday school classrooms,and basement level apartment shall fully comply with all building code requirements. Said requirements shall include, but not be limited to emergency ingress and egress,escape windows in all sleeping areas,fire suppression systems, and ADA accessibility requirements, as may be determined by the Development Administrator, Building Official, City Engineer and Fire Marshall. 10 • Findings of Fact Zoning and Subdivision Hearing Board tr.. Petition 10-04 February 18, 2004 I O. Applicant shall submit a revised petitioner's statement,revised site plan and revised floor plans, indicating concurrence with all above conditions for approval, prior to proceeding to the City Council for consideration. 11. Compliance with all applicable codes and ordinances. Respectfully Submitted, 1&(1(_thriVa/A, 4,,y_ Robert Langl na an j Zoning and Subdivision Hearing Board Je ee ' g, Secret (/ Zo ng an Subdivis Hearing Board r ellik 11