G53-11 • Ordinance No. G53-11
AN ORDINANCE
AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO. G41-06
(1425 North Randall Road-Sherman Hospital Medical Campus)
WHEREAS, the property described below was zoned PCF Planned Community Facility
District pursuant to Ordinance No. G41-06; and
WHEREAS, written application has been made to amend certain provisions of Ordinance
No. 41-06 by amending the Sherman Hospital Graphics Program at 1425 North Randall Road; and
WHEREAS, after due notice in the manner provided by law, the Planning and Development
Commission conducted a public hearing concerning said application and has submitted its written
findings and recommendations; and
WHEREAS, the City Council of the City of Elgin concurs in the findings and
recommendation of the Planning and Development Commission.
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 November 7, 2011, made by the Planning and Development Commission, a copy of which is
attached hereto and made a part hereof by reference as Exhibit A.
Section 2. That Ordinance No. G41-06 entitled "An Ordinance Reclassifying Certain
Property at 1425 North Randall Road,"passed May 24, 2006, be and is hereby amended only as set
forth in this ordinance as follows:
A. That Section 3 K. of Ordinance No. G41-06 entitled "Street Graphics" is hereby
amended to read as follows:
"In this PCF District, street graphics shall be in substantial conformance with the Shennan
Hospital Graphics Program (Sheets G1.000 — G1.002), prepared by SBRA and Carol
Naughton and Associates, dated January 27, 2006; and shall be subject to the provisions of
Chapter 19.50, Street Graphics of the Elgin Municipal Code, 1976, as amended. In addition
thereto, two free-standing signs may be established on the subject property along the Randall
Road frontage subject to the following terms and conditions:
1. Substantial conformance to the Statement of Purpose and Conformance and
attachments,prepared by Sign Productions,Inc.,dated received October 4,2011,and
to the Program for Graphics Standards Affirmation, prepared by Sign Productions,
• Inc., dated received October 19, 2011. In the event of any conflict between such
• Statement of Purpose and Conformance and this ordinance or other applicable city
ordinances, this ordinance or other applicable city ordinances shall supersede and
control.
2. Substantial conformance to the Sherman Hospital Graphics Elevation Sheets (File
Name 25011-01-4, dated 7/21/10 and dated received September 13, 2011 and File
Name 21592-01A6; dated 06/30/09 and dated received October 04; 2011.)
3. Substantial conformance to the Sherman Hospital Site Plan showing sign distances
and setbacks along Randall Road,prepared and submitted by Sign Productions,Inc.;
dated received October 4, 2011.
4. Substantial conformance to the Sherman Hospital Exterior Site Plan(Sheet G 1.000),
prepared by SBRA; dated October 22, 2008, and dated received September 13;2011.
5. Substantial conformance to the Sherman Hospital Ornamental Plan; prepared by
SBRA and Hitchcock Design Group, dated October 12, 2007 and dated received
October 16, 2009. The area of the landscape material of each monument sign shall
not be less than 2.5 times the surface area of the sign.
6. Only one additional freestanding monument sign shall be permitted per each
additional principal building added along the frontage of the property at 1425 North
Randall Road as mitigation for the requested departures from the requirements of the
graphic ordinance.
7. Unused sign pads shall be removed.
8. Compliance with all other applicable codes and ordinances."
. Section 3. That except as specifically amended herein Ordinance G41-06 shall remain in
full force and effect.
Section 4. That this ordinance shall be in full force and effect immediately after its
passage in the manner provided by law.
David J. kafVain.-Ntfayor
Presented: December 21, 2011
Passed: December 21, 2011
Omnibus Vote: Yeas: 7 Nays: 0 UR FWM,kg
Recorded: December 21, 2011
Published: December 22, 2011
r
Attest:
hu�
Kimberly Dew k), City Clerk
•
November 7, 2011
l� FINDINGS OF FACT
Planning and Development Commission City of Elgin, Illinois
SUBJECT
Consideration of Petition 22-11 Requesting an Amendment to PCF Planned Community Facility
District Ordinance Number G41-06, to Allow the Program for Graphics to be Amended; Property
Located at 1425 North Randall Road; by Sign Productions, Inc., as Applicant, and Sherman Health
Systems, an Illinois Not-for-Profit Corporation, as Owner.
GENERAL INFORMATION
Requested Action: Amendment to PCF Planned Community Facility District Ordinance
No. G41-06
PCF Planned Community Facility District
Current Zoning: ARC Arterial Road Corridor Overlay District
PCF Planned Community Facility District
Proposed Zoning: ARC Arterial Road Corridor Overlay District
Existing Use: Hospital Campus
Property Location: 1425 North Randall Road
Applicant: Sian Productions. Inc.
Owner: Sherman Health Systems. an Illinois-Not-for Profit Corporation
Staff Coordinator: Lydia Tresianza. Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
• D. Aerial Photo (see attached)
E. Environmental Map (see attached)
Exhibit A
Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
F. Site Photos (see attached)
G. Application, Statement of Purpose (see attached)
H. Draft Zoning Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Sign Productions, Inc., seeking an amendment to PCF Planned
Community Facility District Ordinance Number G41-06, to allow the Program for Graphics to be
amended. The property is located at 1425 North Randall Road (reference Exhibits A,B, C, D, E, and
F).
Sherman Hospital is proposing to add two freestanding monument signs to the subject property's
frontage along Randall Road. The first monument sign will be placed approximately midway between
Big Timber Road and the hospital's main entrance to the hospital campus. It will be the only
• freestanding sign on site to contain only the name of the hospital. The second monument sign will be
placed on the north side of the main entrance and will be an identical matching sign to the monument
sign on the south side of the entrance. The Program for Graphics must be amended to allow these two
signs to be constructed as proposed (reference Exhibits G, H and I).
FINDINGS
After due notice,as required by law,the Planning and Development Commission held a public hearing
in consideration of Petition 22-11 on November 7, 2011. The petitioner, along with the consultant on
the project, testified at the public hearing and presented documentary evidence in support of the
application. The Community Development Department submitted a Map Amendment Review, dated
November 2, 2011.
The Planning and Development Commission has made the following findings regarding this application
against the standards for planned developments:
A. Zoning History.
The subject property was zoned as follows for the years listed:
• 1927: Out of City 1——
1950: Out of City
Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
f •
1960: Out of City
1962: Out of City
1992: M-1 Limited Manufacturing District
ORI Office Research Industrial District
Present: PCF Planned_Community Facility District
ARC Arterial Road Corridor Overlay District
The subject property was annexed to the City.in 1972 and zoned a M-1 Limited Manufacturing
District for industrial development. It was rezoned to ORI Office Research Industrial Distri ct in
1992 as part of the comprehensive amendment to the zoning ordinance and official zoning map.
The subject property was approved a PCF Planned Community Facility District to allow a
hospital campus and future medical campus in 2006 under Ordinance Number G41-06.
B. Traffic and Parking.
The subject property has frontage along Randall Road,a regional arterial road serving the west
side of Elgin, Kane County and the surrounding region. Other road frontages include Big
Timber Road and Fox Lane. Big Timber Road functions as an east/west arterial street. Fox
Lane functions as a local street.
• The subject property has one point of access from Randall Road opposite Holmes Road. This is
the hospital's primary access point and is signalized. The hospital has two points of access from
Fox Lane.
Future internal road improvements include a north/south spine road intersecting Big Timber
Road at a signalized intersection. A one-way, west bound road is also proposed to connect the
adjoining Spring Oaks Subdivision with the spine road to allow access to the future signalized
intersection at Big Timber Road.
Parking will be provided in conformance with the Off-Street Parking Ordinance.
C. Sewer and Water.
The subject property is served with municipal water and sanitary sewer systems. Stormwater
control is provided on site through various methods including storm sewer, detention, and
retention facilities, in accordance with all local, state, and federal regulations.
D. Trend of Development.
The subject property is located along the Randall Road corridor,which is developing as a major
employment and commercial corridor.
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Findings of Fact Planning and Development Commission
Petition 22-11 Novembei 7, 2011
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E. Planned Development District.
The purpose of the PCF Planned Community Facility District is to provide a planned environment
for various types of community facilities, subject to the provisions of Chapter 19.60, Planned
Developments. A PCF zoning district is most similar to, but departs from the standard
requirements of the CF zoning district.
The purpose of the Community Facility Districts is to provide for the development and
protection of various community facilities with both standard and planned land use and site
design regulations. In general, community facilities provide governmental, recreational,
educational, health, social, religious, and transportation services to the community on a for-
profit or on a not-for-profit basis.
The purpose and intent of the ARC Arterial Road Corridor Overlay District is to promote and
facilitate the implementation of the objectives, policies, and strategies of the city of Elgin
"Comprehensive Plan." The ARC overlay district is a zoning overlay district, and accordingly,
the property located within the district shall be subject to the regulations of the underlying
zoning district in which it is located.
In general,the purpose and intent of the provision for planned developments is to accommodate
• unique development situations. For planned development districts, 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 strict
application of the other chapters of this title.
2. A creative approach to the use of land and related improvements resulting in better
design and construction of aesthetic amenities.
3. The preservation of significant natural features including topography, watercourses,
wetlands, and vegetation.
A program for graphics was established to allow Sherman Hospital the opportunity to meet its
unique signage needs. The program for graphics departed from the requirements of Chapter
19.50 with respect to the freestanding identification directional signs in the CF Community
Facility District. An amendment to the Program for Graphics is now being requested to allow
two additional signs.
The subject property is located along Randall Road,a regional arterial road where a 45 mile per
hour speed limit and a high volume of vehicular traffic is handled on a daily basis. The
additional special signage proposed for the property is directed at increasing the visual impact
on the vehicle users on this section of roadway within.the limited time drivers have to respond
• to visual cues. -
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
F. Comprehensive Plan.
The subject property is designated as"Office Research Industrial"by the City's Comprehensive
Plan and Design Guidelines, dated 2005. This land use designation contemplates major
employment activities, including light industrial, assembly, warehouse, distribution, research
and development, office, and technology uses.
G. Natural Preservation.
There are wetland areas on the subject property. A 0.65 acre wetland area located along the
southerly property line and Big Timber Road falls under the jurisdiction of the US Army Corps
of Engineers and is proposed to be protected.
H. Internal Land Use.
The zoning and development standards contained in the Elgin Municipal Code and the PCF
Planned Community Facility District ordinance which control the use of this property are
intended to prevent undue detrimental influence on the proposed internal land uses and on
surrounding properties.
• STANDARDS FOR A PROGRAM FOR GRAPHICS
A program for graphics may be established to provide an opportunity for unique signage that may not
conform to all of the provisions of other sections of the graphic ordinance.
Findings. The Community Development Group has found that the proposed program for
graphics meets the standards for a program for graphics.
1. Departure From Requirements Standard. No allowable departure from the requirements of
the graphic ordinance shall be granted unless it has been found that the requested departures are
mitigated through an equivalent and more restrictive application of other regulations.
Findings.The subject property is suitable or it has been found that mitigation has been proposed
which is sufficient for the program for graphics.
Sherman Hospital presently has thirty-three freestanding monument signs that identify the
hospital campus and campus buildings and provide wayfinding guidance to destinations on the
campus for motorists and pedestrians. The signs were approved as directional signs under the
present Program for Graphics and were allowed departures in height, surface area,and number.
Most of these signs are internal to the campus and not visible from the rights-of-way. The
applicant is requesting to allow an amendment to the Program for Graphics that allows two
�,, • freestanding signs to be added to the hospital's property frontage along Randall Road.
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
Freestanding Monument Signs Along Randall Road
Signs Sign Location Actual Surface Surface Area Proposed Maximum Surface Area
Area of Departure Surface Area of Surface Area Departure
Constructed approved Signs to be allowed by requested from
Signs* through Constructed current Sign current Sign
Program for Ordinance** . Ordinance
Graphics in
2006*
Sign 1.) At SWC of lot; 123.33 S.F. (3083%)N/A N/A. N/A N/A
#001 along Big (8°x 15'5")
(Existing Sign) frontage.Timber Road Directional Directional
Sign 2.) 905 ft north of N/A N/A 96 S.F 80 S.F. 20%
#002 sign#001. (8'x 12")
(Proposed Sign)
Sign 3.) 702 ft north of 123.33 S.F. (3083%)N/A N/A 4 S.F. N/A
#006.1 sign#002; (8'x 15'5")
south side of
(Existing Sign) main entrance Directional Directional Directional
• Sign 4.) 180 ft north of N/A N/A 123.33 S.F. 4 S.F. (3083%)N/A
#006.2 sign#006.1; (8' x 15'5")
(Proposed Sign) north side of main entrance Directional Directional Directional
Sign 5.) 509 ft north of 123.33 S.F. (3083%)N/A N/A N/A N/A
#012 sign#006.2;at (8'x 15'5")
(Existing Sign) NWC of lot;
along Fox Lane Directional Directional
frontage.
Totals N/A N/A 96 80
*According to the sign ordinance,directional signs do not count against the number or surface area of freestanding signs
allowed on a zoning lot.
**According to the Sign Ordinance,a directional graphic is a street graphic at the exit or entrance of a premises that has two or
more drives. Only two of the directionals qualify to be included in this column.
i The applicant proposes to install a new monument sign with the hospital's name
south of the main entrance. The proposed sign is the only freestanding sign on
campus that is not a freestanding directional sign. According to the sign
ordinance, directional signs do not count against the number or surface area of
freestanding signs allowed on a zoning lot. This proposed sign would be
allowed by ordinance since one monument sign is allowed for each principal
building on a zoning lot. The proposed height of the sign is 8 feet; the
maximum height allowed for a sign is 10 feet. The proposed surface area of the
• sign is 96 square feet;the maximum allowed surface area is 80 square feet. The
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
sign exceeds the maximum allowable surface area requirements of the sign
ordinance. Accordingly, the hospital is requesting a (20%) departure of the
maximum 80 square foot surface area allowance for a sign in the PCF
Community Facility District.
ii The applicant proposes to add another directional monument sign, parallel to,
and matching the directional monument sign on the adjoining side of the main
entrance. This sign was not approved as part of the existing Program for
Graphics and must be approved in order for the hospital to install it at their
entrance.
Because the maximum allowable surface area for the proposed freestanding monument sign will
be exceeded and because of the request for another directional monument sign,the petitioner is
proposing mitigation for the requested departures. The petitioner proposes to limit the number
of additional freestanding monument signs allowed to only one additional freestanding
monument sign per each additional principal building added along the frontage of the property at
1425 North Randall Road.
2. Site Characteristics Standard. The suitability of the subject property for the program for
graphics with respect to its size, shape and any existing improvements.
f-.
Findings. The subject property Y is suitable for the program for graphics with respect to its size
shape and any existing improvements.
The subject property is an irregularly shaped parcel containing approximately 154 acres of land.
The only structures on the property are on the northerly portion of the 154 acre site and include a
645,000 square foot hospital and medical office building,and a geothermal lake. The campus is
located in a coordinated setting with related off-street parking, private drives and directional
signs.
The property has gently rolling topography. There are small isolated wetland areas on the
subject property.
3. Surrounding Land Use and Zoning Standard. The suitability of the subject property for the
program for graphics with respect to consistency and compatibility with surrounding land use
and zoning.
Findings: The subject property is suitable for the program for graphics with respect to
consistency and compatibility with surrounding land use and zoning.
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
The property located to the north of the subject property is zoned PORI Planned Office Research
Industrial District and the property located to the west of the subject property is zoned ORI
Office Research Industrial District. These areas are developing with office, light industrial,
warehouse and distribution facilities, and some complementary commercial service uses.
The property located east and northeast of the northerly half of the subject property is zoned GI
General Industrial District and PGI Planned General Industrial District. These areas are
developed with light industrial, warehouse and distribution facilities, and the City of Elgin
public works facility.
The property located east and southeast of the southerly half of the subject property is developed
with residential subdivisions including Century Oaks West, a RC1 Residence Conservation
District; Creekside Condominiums, a Planned Residence Conservation District; and Spring
Oaks,a Planned Residence Conservation District. The property zoned CF Community Facility
District is Burnidge Woods Park.
The property located south of the subject property and across Big Timber Road is located in
unincorporated Kane County. The area is heavily wooded and is undeveloped.
4. Architectural Style Standard. Each graphic shall be designed to relate to the architectural
• style of the main building or buildings upon the site,and to the extent not inconsistent with such
style,to existing improvements upon lots adjacent to the site;provided that signs located on any
isolated commercial site containing a gross floor area of less than ten thousand square feet
within one or more buildings and located within a predominantly residential area shall be
compatible with the residential character of such area and consistent with other sign types
permitted in residential districts.
Findings: The subject property is suitable for the program for graphics with respect to the
graphic relating to the architectural style of the buildings upon site.
The proposed graphics will be constructed with a fabricated aluminum base. They will be
designed to include horizontal accent bands. The proposed base color of the graphics are green
tones. Other colors used on the signs include earth and neutral tones, making it easy for the
signs to blend in with the environment.
5. Relationship to Buildings Standard. Consistent with the architectural style,each graphic shall
be designed to incorporate at least one of the predominantly visual horizontal and vertical
elements of the main building or buildings on the site,such as the type of construction material,
color, or other design details; and any sign on a building shall have dimensions which are
proportional to and visually balanced with the building facade of the side of the building upon
which such sign is located.
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7,2011
Findings: The subject property is suitable for the program for graphics with respect to the
relationship of the graphic to the environment and buildings on site.
The two proposed signs will be placed close to the street lot line/Randall Road right-of-way.
The proposed sign with the name of the hospital will be setback 74 linear feet and the proposed
primary directional will be setback 53 linear feet. The sizes of these signs are proportional in
size to the other signs already in existence.These signs are counterbalanced and kept in scale by
the mild rolling topography, landscape, and distances that do separate them from each other.
They.are also separated from the mass of the building with the distance that the building is
setback on the campus.
6. Relationship to Other Graphics Standard. Each graphic shall be well related to all other
graphics on the site by the incorporation of not less than four of the following seven elements:
a. Materials;
b. Letter style of graphic copy;
c. Color;
d. Illumination;
e. Method used for structural support or attachment;
f. Technical details of graphic construction; and
g. Shape of entire graphic and its several components.
Findings:. The subject property is suitable for the program for graphics with respect to the
relationship of graphics to other graphics
The proposed monument graphics will be designed in a manner that unifies them in material,
letter style, color,illumination, method used for structural support, technical details of graphic
construction, and shape. The proposed monument graphics meet all of the requirements of this
section.
7. Graphic Copy Standard. The graphic copy for a graphic shall not exceed forty percent of the
sign area.
Findings: The subject property is suitable for the program for graphics with respect to graphic
copy.
The percentage of graphic copy on the proposed monument graphics exceeds forty percent of the
sign area. The signs are integral to the hospital campus and primarily function to direct visitors
and employees to designated parking areas and to different functional areas on the hospital
campus. The size of the graphic copy on each sign is proportionally designed to the height and
surface area of each sign.
• S. Graphics Affixed to Buildings Standard. The area for any graphic affixed to a building shall
not exceed ten percent of the building facade upon which such sign is located, except that an
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
applicant for a program for graphics may, subject to the approval of the City Council,designate
one or more enterprises, which collectively occupy more than fifty percent of the usable floor
space within the main building upon the site, as a "main tenant" or"main tenants" of the site..
Each main tenant may have a graphic with an area not to exceed fifteen percent of the building
Eac y gr p P
facade of the building side upon which such graphic is located.
Findings: The subject property is suitable for the program for graphics with respect to graphics
affixed to the buildings on site.
The applicant is not proposing any graphics affixed to buildings on site.
9. Graphics Affixed to Buildings Above Eave Lines Standard. Any graphic located above a
building facade(eave line)shall be integral with the building and also an integral design feature
of the building.
Findings: The subject property is not found suitable for the program for graphics with respect
to.graphics affixed to buildings above eave lines.
The applicant is not proposing any signs located above the eave line of the building and none of
the existing wall graphics are located above a building eave line.
• r.
10. Graphics Affixed to Buildings Below Canopy Standard. Any graphic located beneath a `
canopy, arcade,marquee or other similar building projection shall not contain more than three
square feet in sign area and shall be located on a building frontage proximate to an entrance to
the building in regular use by the general public.
Findings: The subject property is not found suitable for the program for graphics with respect
to graphics affixed to buildings below canopy.
The applicant is not proposing any signs below a canopy, arcade, marquee or other similar
building projection.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES, AND ALTERNATIVES
The Planning and Development Commission has developed or identified the following findings,
unresolved issues, and alternatives:
A. Summary of Findings.
Positive Attributes: A program for graphics was established to allow Sherman Hospital the
• opportunity to meet its unique signage needs. The program for graphics departed from the
requirements of Chapter 19.50 with respect to the freestanding identification directional signs in
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
the CF Community Facility District. An amendment to the Program for Graphics is now being
requested to allow two additional signs.
The subject property is located along Randall Road, a regional arterial road where a 45 mile per
hour speed limit and a high volume of vehicular traffic is handled on a daily basis. The
additional special signage proposed for the property is directed at increasing the visual impact
on the vehicle users on this section of roadway within the limited time drivers have to respond
to visual cues.
Because the maximum allowable surface area for the proposed freestanding monument sign will
be exceeded and because of the request for another directional monument sign,the petitioner is
proposing mitigation for the requested departures. The petitioner proposes to limit the number
of additional freestanding monument signs allowed to only one additional freestanding
monument sign per each additional principal building added along the frontage of the property at
1425 North Randall Road.
B. Unresolved Issues
There are no unresolved issues.
�' • C. Summary of Alternatives.
There are no substantive alternatives to the proposal other than an approval,denial,or approval
with conditions.
RECOMMENDATION
The Planning and Development Commission recommends approval of Petition 22-11. On a motion to
recommend approval, subject to the following conditions, the vote was five (5) yes and zero (0) no.
1. Substantial conformance to the Statement of Purpose and Conformance and attachments,
prepared by Sign Productions,Inc.,dated received October 4,2011,and to the Program
for Graphics Standards Affirmation,prepared by Sign Productions,Inc.,dated received
October 19, 2011. In the event of any conflict between such Statement of Purpose and
Conformance and this ordinance or other applicable city ordinances, this ordinance or
other applicable city ordinances shall supersede and control.
2. Substantial conformance to the Sherman Hospital Graphics Elevation Sheets(File Name
25011-01-4, dated 7/21/10 and dated received September 13, 2011 and File Name
21592-01A6, dated 06/30/09 and dated received October 04, 2011.)
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Findings of Fact Planning and Development Commission
Petition 22-11 November 7, 2011
3. Substantial conformance to the Sherman Hospital Site Plan showing sign distances and
setbacks along Randall Road,prepared and submitted by Sign Productions, Inc.,dated
received October 4, 2011.
4. Substantial conformance to the Sherman Hospital Exterior Site Plan (Sheet G1.000),
prepared by SBRA, dated October 22, 2008, and dated received September 13, 2011.
5. Substantial conformance to the Sherman.Hospital Ornamental Plan,prepared by SBRA
and Hitchcock Design Group, dated October 12, 2007 and dated received October 16,
2009. The area of the landscape material of each monument sign shall not be less than .
2.5 times the surface area of the sign.
6. Only one additional freestanding monum ent sign shall be permitted per each additional
principal building added along the frontage of the property at 1425 North Randall Road
as mitigation for the requested departures from the requirements of the graphic
ordinance.
7. Unused sign pads shall be removed.
8. Compliance with all other applicable codes and ordinances.
Therefore,the motion to recommend approval of Petition 22-11 was adopted.
Respectfully submitted:
s/ Robert Siliestrom
Robert Siljestrom, Chairman
Planning and Development Commission
s/ Dave Waden
Dave Waden, Secretary
Planning and Development Commission
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