G2-12 Ordinance No. G2-12
AN ORDINANCE
AMENDING PCF PLANNED COMMUNITY FACILITY DISTRICT
ORDINANCE NO. G48-10 ESTABLISHING SPECIAL REGULATIONS
FOR STREET GRAPHICS WITHIN THE COMMUNITY COLLEGE
DISTRICT#509 AREA OF SPECIAL CHARACTER
(1700 Spartan Drive —Elgin Community College)
WHEREAS, the city pursuant to Ordinance No. G47-10, has designated an Area of
Special Character defined as the Community College District #509 Property commonly known
as 1700 Spartan Drive, located south of State Route 20, north of College Green Subdivision,
west of McLean Boulevard, and east of Randall Road, in which said zoning lots are occupied by
the 179 acre campus of Elgin Community College, pursuant to Section 19.50.105 of the Elgin
Municipal Code; and
WHEREAS, the city pursuant to Ordinance No. G48-10 established special regulations
for street graphics within the Community College District #509 Area of Special Character ; and
WHEREAS, written application has been made to amend the special regulations for street
graphics within the Community College District #509 Area of Special Character as provided in
Ordinance No. G48-10; and
WHEREAS, after due notice in the manner provided by law, the Planning and
Development Commission has 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 21, 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. G48-10 entitled "An Ordinance establishing special
regulations for street graphics within the Community College District #509 Area of Special
Character"passed October 13, 2010, be and is hereby amended only as set forth in this ordinance
as follows:
A. That Section 1 of Ordinance No. G48-10 is hereby amended by adding an
additional subsection 9 thereto to read as follows:
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"9. The proposed three (3) wall graphics, fifty (50) banner elevations and forty-four
(44) additional ground graphics proposed to be added to the campus property shall
be permitted subject to compliance with the following:
a. Substantial conformance to the Petitioner's Statement and Attachments "Rider",
submitted by the applicant, represented by John F. Early, Esq., of Early, Tousey,
Regan & Wlodek, received November 4, 2011. In the event of any conflict
between such Statement and Attachments "Rider" and the other terms and
conditions of this ordinance, the other terms and conditions of this ordinance
shall supersede and control.
b. Substantial conformance to the Elgin Community College Wayfinding Program,
Exterior Overview & Locations (32 pages), prepared by Cardosi Kiper Design
Group, dated November 14, 2011. In the event of any conflict between such
documents and the other terms and conditions of this ordinance, the other terms
and conditions of this ordinance shall supersede and control.
c. Substantial conformance to the Topographic Survey (pages 1-10), dated August 10,
2009.
d. Plat of Survey Sheet 1 of 2, revised August 31, 2010 (sign locations), Plat of
Survey Sheet 2 of 2, dated August 6, 2010.
e. Elgin Community College Campus Signage Table consolidated by city staff. dated
November 14, 2011.
f. Wall graphics (L5.5) shall include channel lettering with the FCC logo: in
additional to various vinyl lettering on doorway entrances. The graphics
containing channel lettering and logo may be installed on three (3) elevations of the
principal structure. Each graphic is 11'6.5" wide by 4'2" high totaling 40.50
square feet. Vinyl lettering indicating the access points to the campus buildings
will be installed on the glass of the entrance way.
g. Parking identification banners (16.1) measuring 2' wide by 5' high each, to be
mounted on light poles within the various campus parking lots. The overall visual
size per light pole would be 4' by 5' totaling 20 square feet. The canvas banners
will vary in color to coordinating both the building letter and aisle number on the
50 light poles throughout the campus.
h. Ground graphics consisting of similar features and varying colors, to be
constructed mainly of aluminum will provide directional information in two styles
and five sizes along public right of ways, internal roadways and walkways, and
directly in front of major access points of building structures.
i. Along Spartan Drive nine (9) graphics will be constructed and placed at the five
internal access points of the college campus. These graphics are highly visible
from the public right of way. A monument style graphic with brick base and
landscaping beds shall be provided for each of these graphics. Six (6) of the nine
graphics (W5.2.1 and I5.2.1) each totaling 85.40 square feet will measure 6'8.75"
wide by 12'7.5" high. The remaining three (3) graphics (W5.1.1) each totaling
137.64 square feet will measure 8'S" wide by 16'4.5"high.
j. Additional ground graphics principally used for directing both vehicular and
pedestrian traffic will be located throughout the campus: Six (6) Kiosk/Map
graphics (I5.3) measuring 3'2" wide by 5'7.875" high totaling 17.91 square feet
each. Fourteen (14) Primary Building Entry graphics (15.2) measuring 6'4" wide
by 16'5.375" high totaling 104.91 square feet each. Four (4) Primary Vehicular
graphics (W5.1) measuring 9' wide by 20'2.5" high totaling 181.87 square feet.
Eleven (11) Secondary Vehicular graphics (W5.2) measuring 6'4" wide by
16'5.375" high totaling 104.91 square feet each.
k. Notwithstanding any other provision herein, all of the proposed graphics shall be
located on the Elgin Community College property and shall not be located on any
City of Elgin property or rights-of-way or on any other adjacent properties.
1. Compliance with all other applicable codes and ordinances."
Section 3. That except as specifically amended herein Ordinance G48-10 shall
remain in full force and effect.
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Section 4. This ordinance shall be in full force and effect upon its passage in the
manner provided by law.
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David J. Ka►.4 in, ; .yor
Presented: January 11, 2012 O'F
Passed: January 11, 2012 ;r•G��UFNF�G>•
Vote: Yeas: 5 Nays: 0 �s ti
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Recorded: January 11, 2012 „. ..
Published: January 13, 2012 =
December 9, 2011
AMENDED MAP AMENDMENT REVIEW
Community Development Group City of Elgin, Illinois
SUBJECT
Consideration of Petition 25-09 Requesting a Map Amendment from RC3 Residence
Conservation District and CF Community Facility District to PCF Planned Community Facility
District, to Permit the Establishment of a Temple and Residence; Property Located at 779 Dixon
Avenue by Siridhammaram Temple of Illinois, as Applicant and Owner.
GENERAL INFORMATION
Requested Action: Map Amendment
Existing Zoning: RC3 Residence Conservation District and
CF Community Facility District
Proposed Zoning: PCF Planned Community Facility District
Existing Use: Single Family Residence
Proposed Use: Temple &Residence
Property Location: 779 Dixon Avenue
Applicant & Owner: Siridhammaram Temple of Illinois
Staff Coordinator: Denise Momodu, Associate Planner
LIST OF EXHIBITS
A. Location Map (see attached)
B. Zoning Map (see attached)
C. Parcel Map (see attached)
D. Aerial Map (see attached)
E. Environmental Map (see attached)
rF. Site Photos (see attached)
Exhibit A
'Amended Map Amendment Review Community Development Department
Petition 25-09 December 9, 2011
G. Development Application with Attachments (see attached)
H. Draft PCF Ordinance (see attached)
I. Related Correspondence (see attached)
BACKGROUND
An application has been filed by Siridhammaram Temple of Illinois, requesting a map
amendment from RC3 Residence Conservation District and CF Community Facility District to
PCF Planned Community Facility District to permit the establishment of a temple and residence.
The subject property is located at 779 Dixon Avenue (reference Exhibits A, B, C, D, E, and F).
The subject property is improved with a single family residence, accessory structures, and paved
and unpaved vehicle use areas. The applicant is proposing to construct a new 1,125 square feet
temple to be used for prayer, meditation, and a religious library, and the required off street
parking. The existing house will continue to be used as a residence. A special temporary event
will occur outdoors at the subject property four times per year(reference Exhibits G, H and I).
At the time of the public hearing the Community Development Department recommended that a
minimum 50-foot wide access easement be acquired from the property to the north to provide
access to the subject property. This easement was to provide for a minimum 22-foot wide access
road to be setback a minimum 3 feet from the easterly easement line, and a 25-foot wide
transition landscape yard between the access drive and the residential property to the west.
The owners were unable to acquire the recommended 50-foot wide access easement and
continued to propose only a 10-foot wide two-way access road contained within a 15-foot access
easement. The resultant one-way vehicular traffic movement was proposed to be setback 3 feet
from the adjoining residential properties and would have been controlled by parking attendants
and been screened with a solid 6-foot high wood fence.
The Community Development Department reconsidered the application in light of the inability
of the applicant to obtain the recommended 50-foot wide access easement and a recent objection
to the City Council by an adjoining property owner.
While the proposed development is at the periphery of a residential neighborhood, staff realizes
that it does require some traffic movement within the residential neighborhood. But other than
the four proposed special events per year, a very limited number of vehicles will access the
subject property on a daily basis. Therefore, we are recommending that the proposed 10 feet
wide driveway for a one-way vehicular movement to be controlled by parking attendants be
eliminated from the proposed Site Plan and that the existing access point off of Dixon Avenue is
the primary access point to the subject property. Staff is recommending that parking attendants
be assigned to direct traffic at the Dixon Avenue and Cookane Avenue intersection and at
flumb entrance gate to the subject property. The applicant has revised the Site Plan accordingly.
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'Amended Map Amendment Review Community Development Department
Petition 25-09 December 9,2011
GENERAL FINDINGS
After due notice, as required by law, the Planning and Development Commission held a public
hearing in consideration of Petition 25-09 on April 19, 2010. The applicant testified at the public
hearing. Objectors spoke at the public hearing, and written correspondence was submitted. The
Community Development Department submitted a Map Amendment Review, dated April 14,
2010.
On a motion to recommend approval, subject to the conditions outlined by the Community
Development Department, the Planning and Development Commission vote was three (3) yes,
and three(3)no. The motion failed.
In light of the inability of the applicant to obtain the recommended 50 foot wide access
easement, the Community Development Department investigated alternative access points and
has made the following revised general findings concerning the standards for planned
developments:
A. Site Characteristics Standard. The suitability of the subject property for the intended
zoning district with respect to its size, shape, significant natural features (including
topography, watercourse and vegetation), and existing improvements.
Findings. The subject property is suitable for the intended zoning district with respect to
the site characteristics standard.
The subject property is an irregularly shaped parcel containing approximately 7.9 acres of
land area. The property is currently improved with a two-story single family residence,
paved and unlawful gravel vehicle use areas. Poplar Creek traverses the subject property
at the northeast corner. A portion of the subject property lies within the 100 year
floodplain and also contains wetlands. The topography on the property ranges from a
high point of 719 feet at the eastern portion of the site, to a low point of 708 feet at the
northwest corner of the site, for a total relief change of 11 feet. There are several mature
trees located on the site.
B. Sewer and Water Standard. The suitability of the subject property for the intended
zoning district 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 zoning district with respect to
the sewer and water standard.
The owners are proposing to continue utilizing the existing water well and septic system
on a temporary basis for the residence until the construction of the temple is complete.
At that time the owners will be required to tie into the City's sewer and water services.
The subject property can be served with municipal water and sanitary sewer systems. In
order to provide water service to the property, the owners will be required to connect to
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' Amended Map Amendment Review Community Development Department
Petition 25-09 December 9, 2011
the existing 6-inch water main at Dixon Avenue and create the necessary loop in the
municipal water system.
Stormwater management will need to be provided in conformance with the standards and
regulations of the City of Elgin and Kane County Stormwater Management Ordinance
requirements.
C. Traffic and Parking Standard. The suitability of the subject property for the intended
zoning district 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 is suitable for the intended zoning district with respect to
the traffic and parking standard.
The subject property is located along Dixon Avenue, a local street serving the
surrounding residential neighborhoods. The applicant originally proposed to use an
existing 15 foot wide easement, located on the property to the north, to construct a 10 feet
wide driveway to access the subject property from Bluff City Boulevard. At the
recommendation of the Community Development Department the proposed 10 feet wide
driveway for a one-way vehicular movement to be controlled by parking attendants has
been eliminated from the proposed Site Plan.
Staff realizes that the proposed development is at the periphery of a residential
neighborhood, and that it does require some traffic movement within the residential
neighborhood, but other than the four proposed special events per year, a very limited
number of vehicles will access the subject property on a daily basis. Therefore, we
recommend that the existing access point off of Dixon Avenue remain as the primary
access point to the subject property. During the four special events the applicant will
assign parking attendants to direct and control vehicular traffic movement at the
intersection of Dixon Avenue and Cookane Avenue, and also at entrance gate to the
subject property. The applicant has revised the Site Plan accordingly.
The proposed site plan provides for the construction of 20 off street parking stalls. 56
temporary parking spaces on the grass area will be allowed for the four special events per
year, as identified on the proposed site plan.
D. Zoning History Standard. The suitability of the subject property for the intended zoning
district with respect to the length of time the property has remained undeveloped or
unused in its current zoning district.
Findings. The subject property is suitable for the intended zoning district 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 District
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' "Amended Map Amendment Review Community Development Department
• Petition 25-09 December 9, 2011
1950: A Residential District
1960: A Residential District
1961: R2 Single Family Residence District
1962: R2 Single Family Residence District
1992: R2 Single Family Residence District
Present: RC3 Residence Conservation District
CF Community Facility District
The subject property was zoned for residential uses from 1927 until 1992. In 1992, the
City wide amendment to the Zoning Ordinance rezoned the subject property from R2
Single Family Residence District to RC3 Residence Conservation District and CF
Community Facility District. The residence was originally built as a single family home
in 1955, and will continued to be used as a residence.
E. Surrounding Land Use and Zoning Standard. The suitability of the subject property for
the intended zoning district with respect to consistency and compatibility with
surrounding land use and zoning.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency and compatibility with surrounding land use and zoning.
The areas located to the north and west of the subject property are zoned RC3 Residence
rh Conservation District, and are improved with single family homes. The areas to the
immediate east, northeast, west and south are zoned CF Community Facility District, and
are improved with the Bluff City Cemetery, open space and a single family residence,
respectively.
F. Trend of Development Standard. The suitability of the subject property for the intended
zoning district with respect to consistency with an existing pattern of development or an
identifiable trend of development in the area.
Findings. The subject property is suitable for the intended zoning district with respect to
consistency with an existing pattern of development or an identifiable trend within the
area.
The subject property is located at the edge of a mature residential neighborhood that has
developed primarily with single family homes.
G. Planned Development District Standard. The suitability of the subject property for the
intended zoning district with respect to conformance to the provisions for the purpose
and intent, and the location and size of a zoning district.
The purpose and intent 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. 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.
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Petition 25-09 December 9, 2011
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 PCF Planned Community Facility District should be located in substantial
conformance to the official comprehensive plan. The amount of land necessary to
constitute a separate PCF zoning district exclusive of rights of way, but including
adjoining land or land directly opposite a right of way shall not be less than two acres,
unless such land is located between any nonresidential zoning district, and any residence
district or any residence conservation district, which all have frontage on the same street
and on the same block. No departure from the minimum size of a PCF Planned
Community Facility District shall be granted by the City Council.
Findings. The subject property is suitable for the intended planned development with
respect to conformance to the provisions for the purpose and intent, and the location and
size of a PCF Planned Community Facility zoning district.
While the proposed development is at the periphery of a residential neighborhood, it does
require some traffic movement within the residential neighborhood. Other than the four
proposed special events per year, a very limited number of vehicles will access the
subject property on a daily basis. During the four special events the applicant will assign
parking attendants to direct and control vehicular traffic movement at the intersection of
Dixon Avenue and Cookane Avenue, and also at entrance gate to the subject property.
The proposed planned development is in substantial conformance with the purpose and
intent of the planned development provisions.
H. Comprehensive Plan Standard The suitability of the subject property for the intended
zoning district with respect to conformance to the goals, objectives, and policies of the
official comprehensive plan.
Findings. The subject property is suitable for the intended zoning district with respect to
the Comprehensive Plan Standard.
The subject property is designated "Parks and Open Space"in the City's Comprehensive
Plan and Design Guidelines dated 2005. This designation includes those areas intended
to remain in natural open space and land areas along water features, as well as, areas
designated for active and passive parks, trails, athletic fields, and golf courses.
Community and neighborhood parks are to be distributed throughout the planning area to
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Petition 25-09 December 9, 2011
provide full park service coverage to all residents, subject to the service area standards
described in the Parks and Recreation Master Plan. Even though, the existing and
proposed land uses are not in conformance with this designation, the proposed
development will continue to maintain a large portion of the site as open space. The
proposed site improvements will be subject to a storm water management report and
wetland analysis due to the location of a floodplain and wetlands on the subject property.
I. Natural Preservation Standard. The suitability of the subject property for the intended
planned development with respect to the preservation of all significant natural features
including topography, watercourses, wetlands, and vegetation.
Findings. The subject property is suitable for the intended planned development with
respect to the Natural Preservation Standard.
Poplar Creek traverses the northeasterly portion of the subject property. A portion of the
subject property lies within the 100 year floodplain and also contains wetlands and large
ponds. A wetland analysis will need to be completed prior to the redevelopment of the
site. The subject property contains a number of mature trees throughout the site. The
applicant will be removing about 12 trees during the course of redeveloping the site and
the construction of the temple and the parking lot and drive aisle.
J. Internal Land Use Standard. The suitability of the subject property for the intended
�+ 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 is suitable for the intended 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 and the surrounding properties. The planned district ordinance is intended to
prevent undue detrimental influence on the proposed internal land uses within the subject
property and on surrounding properties.
PLANNED DEVELOPMENT DEPARTURES AND EXCEPTIONS
A planned development may be granted certain departures from the normal standards,
regulations, requirements, and procedures of the zoning ordinance. For the purposes of this
section, the most similar zoning district is the CF Community Facility District. The applicant is
requesting the following departures from the standard requirements of the CF Community
Facility District and the Elgin Zoning Code:
A. Section 19.12.600(D) Obstruction in Street Yards. In the CF District, a refuse
collection area is not permitted obstruction in a street yard. Refuse collection areas are
only permitted in a rear yard. The applicant is proposing to locate a refuse collection area
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Petition 25-09 December 9, 2011
in the street yard. Accordingly, the applicant is requesting a 100 % departure.
B. Section 19.90.015 Defmitions and Regulations: Fences and Walls: (A). Required
Street Setback and Street Yards: 1. Solid Fences and Walls: Within a "street yard" [SR],
no "solid fence" [SR] or wall shall exceed three (3) linear feet in "structure height" [SR],
except as may be otherwise authorized or required by this title. The applicant is
proposing a 6 foot high solid fence in the street yards along the west property lot line.
Accordingly, the applicant is requesting a 3 foot (50 %) departure from the maximum
allowable height of a solid fence in a street yard.
SUMMARY OF FINDINGS, UNRESOLVED ISSUES AND ALTERNATIVES
The Community Development Department has developed or identified the following findings,
unresolved issues and alternatives:
A. Summary of Findings.
Positive Attributes: Approval of the requested map amendment will allow the applicant
to construct the proposed temple to be used for prayer, meditation, and a religious library,
and allow for the four temporary special events. Other than the four proposed special
events per year, a very limited number of vehicles will access the subject property on a
elk daily basis. During the four special events the applicant will assign parking attendants to
direct and control vehicular traffic movement at the intersection of Dixon Avenue and
Cookane Avenue, and also at entrance gate to the subject property.
B. Summary of Unresolved Issues.
There are no unresolved issues.
C. Summary of Alternatives.
Other than an approval, a denial, or an approval with some combination of conditions,
there are no substantive alternatives.
RECOMMENDATION
The Community Development Department recommends the approval of Petition 25-09 subject to
the following conditions:
1. Substantial conformance to the Petitioner's Statement of Purpose and Conformance,
submitted with the development application, prepared by Robert W. Smith, Attorney at
Law, and dated September 22, 2009.
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Petition 25-09 December 9, 2011
2. Substantial Conformance to the Conditional Use Site Plans for Siridhammaram Temple
of Illinois prepared by Horizon Consulting Group Professional Design Group:
• Cover Sheet (C-1), dated November 22, 2009, and last revised October 26, 2011.
• Site Concept Plan (Sheet C-2) dated November 22, 2009, last revised October 26,
2011. (Such Site Concept Plan, Sheet C-2, is hereinafter referred to as the "Site
Plan".)
• Floor Plan and Elevation Views for Proposed Shrine Building (Sheet C-3), dated
November 22, 2009, and last revised February 19, 2011.
• Plat of Survey(Sheet LS-1) dated April 10, 2009.
3. The property owner shall make available sufficient personnel to direct traffic to and from
the subject property by means of the existing access point off of Dixon Avenue. All
parking related to outdoor special events shall occur on the subject property in areas
designated on the Site Plan, either as permanent parking or temporary parking on existing
green space area. No parking of guests', patrons' or visitors' cars shall be permitted on
the local streets adjacent to the subject property and in the surrounding residential
neighborhood.
4. Outdoor special events shall be limited to four (4) per calendar year, not to exceed three
(3) days per event. The exact dates and times of each event shall be submitted by the
property owner to the City's Community Development Department at the beginning of
each year.
5. Not less than fourteen (14) days prior to any outdoor special event, the property owner
shall submit to the City's Community Development Department an operational plan for
the outdoor special events detailing the number of expected guests, information on liquor
distribution and control, and information on sound amplification and control, including,
but not limited to, maximum anticipated decibel levels, per the requirements of Chapter
10.30.025: entitled"Sound Amplification Devices; Residential Properties."
6. During outdoor special events, the property owner shall post signage pertaining to the
special event only on the subject property.
7. Within ninety(90) days of the adoption of the PCF Planned Community Facility District
ordinance and prior to conducting any further outdoor special events on the subject
property, a Landscape Plan shall be submitted by the property owner to the City for
review and approval indicating the required screening along the entire length of the
vehicle uses areas on the subject property, identifying the size, type, and quantity of all
proposed planting materials with a note that states that— "All plant material is shown to
scale at maturity." The landscape plan shall also include details of typical foundation
planting around buildings. Such Landscape Plan shall comply with the requirements of
Section 19.12.700 (inclusive of Sections 19.12.705 through 19.12.745) of the Elgin
Municipal Code, 1976, as amended. The owner shall comply with and implement the
landscaping plan as approved by the City by providing for all of the plantings as set forth
in the landscaping plan within ninety(90) days of the approval of such plan by the City.
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Petition 25-09 December 9, 2011
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8. Within ninety (90) days of the adoption of the PCF Planned Community Facility District
ordinance, the property owner shall submit to the City for review and approval a storm
water management report and a wetland analysis for the subject property. Such storm
water management report and wetland analysis shall comply with the requirements of
Title 21 of the Elgin Municipal Code, 1976, as amended, and other applicable
requirements of law. The owner shall comply with and implement the recommendations
of the storm water management report and wetland analysis within one hundred eighty
(180) days of the approval of such report and analysis by the City.
9. Within ninety (90) days of the adoption of the PCF Planned Community Facility District
ordinance, the property owner shall grant to the City of Elgin an exclusive 20-foot wide
water main easement to complete a loop within the City's water system for water quality
purposes in a location as specified by the City's Engineer.
10. Compliance with all other applicable codes and ordinances.
Respectfully Submitted,
s/Denise Momodu
Denise Momodu
Associate Planner
Reviewed By:
s/David Waden
David Waden
Senior Planner
Approved By:
s/Marc Mylott
Marc Mylott
Community Development Director
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