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HomeMy WebLinkAboutMinutes Plan Commission Minutes 1 June 5, 2007 PLAN COMMISSION MINUTES JUNE 5, 2007 PRESENT: David Borsuk, Ed Bowen, Meredith Scheuermann, Thomas Fojtik, Paul Lowry, Paul Esslinger, Kathleen Propp, Cathy Scherer, John Weinsheim, Jon Dell’Antonia EXCUSED: Jeff Thorkildsen STAFF: Darryn Burich, Director of Planning Services; David Buck, Principal Planner; Susan Kepplinger, Principal Planner; Deborah Foland, Recording Secretary Chairman Dell’Antonia called the meeting to order at 4:00 pm. Roll call was taken and a quorum declared present. Mr. Dell’Antonia welcomed Meredith Scheuermann as a new member of the Plan Commission. The minutes of May 15, 2007 and May 17, 2007 were approved as presented. I.A. EXTRATERRITORIAL PRELIMINARY PLAT FOR QUARRY RIDGE SUBDIVISION LOCATED IN THE TOWN OF OMRO The petitioner is proposing a 10-lot extraterritorial preliminary plat identified as “Quarry Ridge” for property located in the Town of Omro. Tim Zillges, 5867 Pointwest Drive, Winneconne, was present to answer any questions regarding this item. Mr. Dell’Antonia inquired if immediate development was planned for this area. Mr. Zillges responded that development would commence this fall or the following spring. I.B. GRANT EASEMENT ON PUBLIC PROPERTY FOR PLACEMENT OF TELECOMMUNICATION CABLE FACILITIES IN THE 400 BLOCK WEST PARKING LOT Northern Telephone and Data is requesting the City to grant an easement in the 400 block West Parking Lot to install underground cable facilities to service Main Street businesses and apartments in the area between Algoma Boulevard on the south and Church Avenue on the north. Per NTD, the installation is necessary to improve service quality and provide advanced services for NTD customers who are presently served through older SBC cable facilities. Ms. Scherer asked if the conditions placed on this item were standard for this type of request. Mr. Burich replied that it was. I.C. ACCESS CONTROL VARIANCE TO PERMIT A TOTAL OF FIVE DRIVEWAY OPENINGS TO 2800 N. MAIN STREET Plan Commission Minutes 2 June 5, 2007 The petitioner is requesting an access control variance to permit a total of five driveway openings to service the property at 2800 N. Main Street. There are four proposed driveways to North Main Street and one on East Packer Avenue. The property currently has three driveway openings to Main Street. Mr. Borsuk inquired if the request involved any encroachment on Main Street. Mr. Buck responded that it did not as the site is zoned M-2 which would have no setbacks involved. Mr. Bowen asked if there would be any further review of this item if approved by the Plan Commission. Mr. Burich responded that it does not require Council approval but it would go through the normal zoning review. Mr. Weinsheim asked for further clarification regarding the condition requiring that the two southernmost driveways be egress only. Mr. Buck explained that the vehicles would enter the building from access off of Packer Avenue and exit through the overhead doors to the accesses on North Main Street. David O’Brien, Robert Lee & Associates, 3323 Bayridge Court, distributed revised plans to the board members depicting the elimination of the separate employee parking entrance and combining it with the northernmost driveway as noted in the conditions of the staff report. He stated that the driveway width would be 40-70 feet. Ms. Propp asked if they had any objections to the remaining conditions placed on the request. Mr. O”Brien replied that they did not. Ms. Scherer inquired if the number of parking stalls was adequate according to City ordinance. Mr. Buck responded that since this is not a retail establishment, the parking requirements would be very minimal and would be addressed in the site plan review. Motion by Propp to move approval of the consent agenda as requested with the following conditions to be applied to Item I.B.: 1) The facilities are installed in a manner that is approved by the Department of Public Works with no modifications or changes in construction procedure without prior approval by the Department of Public Works. 2) If no longer needed the facilities be properly abandoned and removed in accordance with City standards and under the direction of the Department of Public Works. 3) Any problem that may arise as a result of the placement of the facilities be the responsibility of the petitioner/owner to correct in coordination with the Department of Public Works. 4) All appropriate permits be obtained prior to the start of placement of the facilities. 5) The facilities be modified or removed immediately upon the request of the City. 6) The petitioner/owner secures and submits to the City Clerk a separate insurance policy which names the City as an additional insured with a minimum coverage of $200,000 per person and $500,000 in general aggregate. 7) It is the responsibility of the petitioner/owner to file in a timely manner a new insurance certificate with the City Clerk upon expiration of an existing certificate. Failure to do so will result in the revocation of the easement within ten (10) days of notice. 8) The petitioner/owner execute a hold harmless agreement with the City. Plan Commission Minutes 3 June 5, 2007 And the following conditions to be applied to Item I.C.: 1) Two southernmost driveways/curb-cuts on North Main Street be egress only and include the installation of directional signage. 2) Driveway for the employee parking is eliminated. 3) All driveways/curb-cuts be designed and constructed with code compliant dimensions. 4) Sidewalk sections are installed in all driveways. Seconded by Weinsheim. Motion carried 9-0. II. CONDITIONAL USE PERMIT/DEVELOPMENT PLAN MODIFICATION FOR INSTALLATION OF WALL MOUNTED MESSAGE CENTER SIGNAGE AT 90 WISCONSIN STREET (RADFORD SQUARE) The UW-Oshkosh Credit Union is requesting to install an approximate 36 square foot message center sign (with associated ID signage) on their unit at 90 Wisconsin Street in the Radford Square commercial development. The property is zoned with a planned development overlay for which a CUP was granted in 2001 for the development of Radford Square. Installation of message center signage on the site was not included in the initial CUP. Mr. Esslinger asked for an explanation of the main concern with alternative 1 for the signage request. Mr. Burich replied that signs in the dormer area should be consistent with others on that elevation. We would like to see uniformity along the façade and this would be a different type of sign then the rest of the tenants in the building. Also the Zoning Ordinance would permit only one message center sign on the site. Mr. Dell’Antonia inquired if the sign could be placed further out in the parking lot. Mr. Burich responded that the ground sign could be modified to install the message center signage. Ms. Scherer asked if these types of signs exist in the City on other businesses. Mr. Burich replied that they do exist, however, they usually are a stand-alone type of sign. The Plan Commission needs to determine what alternative offered would be acceptable and a ground sign would be staff’s preference. Mr. Fojtik inquired if the Plan Commission would deny this request, on what grounds would it be. Mr. Burich responded that it would be a modification of the original approved Planned Development. Mr. Borsuk asked if the credit union currently has signage on the site. Mr. Burich replied that they currently have wall signage. Chris Crivello, Graphic House, Inc., 9204 Packer Dr., Wausau, Wisconsin, distributed photos to the board members of the current sign on site. Ms. Propp inquired why the credit union felt that it needed the message center sign. Scott Chicoine, President, UW-Oshkosh Credit Union, 90 Wisconsin Street, responded that they were a community financial institution that would like to publicize local events, etc. at their Wisconsin Plan Commission Minutes 4 June 5, 2007 Street/Pearl Avenue location as it is a very vibrant area and would benefit the students at the university. The new message center signs are maintenance free and easy to operate as well and could be used to promote activities and events in the area. Mr. Dell’Antonia asked if the credit union would be utilizing the message center sign to promote their own needs as well, i.e.-credit union rates, etc. Mr. Chicoine replied that it would but they also sponsor a number of community events that they would like to advertise. Mr. Borsuk inquired if the credit union was a tenant in the building. Mr. Chicoine responded that they were a condo owner occupying one-third of the building. Mr. Esslinger asked Mr. Chicoine to comment on the sign alternatives detailed in the staff report. Mr. Chicoine replied that the dormer location for the sign was their preference as it would be out of harms way. He felt that the other two alternatives were more susceptible to vandalism and weather conditions. Mr. Borsuk commented that the Plan Commission is responsible to look at any change allowed in this development and how it would impact other tenants. He further commented that he would not support this request. Mr. Bowen agreed and stated that signs have been restricted in this area and he does not wish to set precedence by approving this modification. Mr. Esslinger commented that this was a commercial district and he did not feel that the message center sign would be that much of a distraction. He would be in favor of approving the petitioner/owner’s request for alternative 1. Ms. Propp inquired if the Board approves this message center sign if other business owners would be allowed to have the same type of signage. Mr. Burich responded that no other message center signs would be permitted on this site per the Zoning Ordinance. Mr. Lowry commented that he drove by a number of districts in town and found that most banks have signs such as this one but they are a pylon type of sign. He did not find it objectable. Ms. Scherer stated that she would like to hear from other business owners in the area that they do not object to it. She does not think she would be in support of this request. Mr. Dell’Antonia commented that he liked alternative 1 for the requested signage. Mr. Weinsheim asked if a monument sign had been considered. Mr. Chicoine replied that the expense of $15,000-$20,000 for that type of sign was an issue. He further stated that he has talked with the other owners in the building and they have no concerns with it. Ms. Propp inquired if the credit union served UW-Oshkosh members only. Plan Commission Minutes 5 June 5, 2007 Mr. Chicoine responded no but it is primarily university users. He further stated that they are located quite a bit off the road and the message center sign would draw attention to their institution. Ms. Crivello commented that she had looked at signage on the other businesses in the area and that it was not all consistent now. Mr. Burich stated that was an issue and what staff was trying to prevent from continuing to occur. Motion by Borsuk to approve the CUP/PD modification for installation of wall mounted message center signage as requested. Seconded by Weinsheim. Motion carried 5-4. Ayes-Fojtik/Lowry/Esslinger/Weinsheim/Dell’Antonia. Nays-Borsuk/Bowen/Propp/Scherer. Motion by Esslinger to approve alternative 1 to allow message center signage on the west elevation dormer as requested. Seconded by Weinsheim. Motion carried 6-3. Ayes-Borsuk/Fojtik/Lowry/Esslinger/Weinsheim/Dell’Antoni a. Nays-Bowen/Propp/Scherer. III. DETERMINATION OF CONSISTENCY WITH COMPREHENSIVE PLAN/EXTRATERRITORIAL LAND DIVISION The petitioner’s own an approximate 4.88-acre parcel of land in the Town of Vinland that they would like to divide roughly in half to create an additional parcel for development purposes. The petitioners are requesting a finding by the Plan Commission that their proposed land division is consistent with the City’s Comprehensive Plan. If the Plan Commission finds the land division to be consistent with the Comprehensive Plan, the petitioners will follow that up with a request to the Plan Commission for approval of a certified survey map. Mr. Esslinger inquired about what jurisdiction the City has in this area. Mr. Burich responded that the City has plat jurisdiction for three miles outside the City’s boundaries. Ms. Scherer asked why the staff report was recommending denial as this land division since, as proposed, it would create two lots about the same size as the other existing lots in the area. Mr. Burich replied that it was not consistent with the Rural Preservation land use in the Comprehensive Plan. Michele Stahmann, 4508 Kolb Road, stated that they purchased this lot ten years ago with a plan to eventually divide it into two lots and they did not know it would require the City’s approval until March of this year. She further stated that they have sufficient land area, trees and a builder lined up to construct the new home and she could not see what else could be done with the site as it already sits between two existing houses. She feels it would be consistent with the other homes in the area. Mr. Dell’Antonia asked if they were currently living in the existing home. Ms. Stahmann replied that they were. Mr. Dell’Antonia inquired if they could build another home on the lot without dividing it. Mr. Burich responded that they could not. Plan Commission Minutes 6 June 5, 2007 Ms. Stahmann commented that they had consulted a realtor in regard to selling the property but they could not get much more for the land without an additional home on it. Dale Stahmann added that they had planted numerous trees on the site to improve the lot and their current home was a two-bedroom structure and they needed more room for their family. He also stated that the two lots to the west were about half the size of their lot and splitting it would make two lots consistent with the neighboring parcels. To his knowledge, the owners of the other agricultural land surrounding their property did not have development plans. Ms. Scherer commented that she supports rural preservation land use but the development pattern of a residential area appears to have already been established here. Mr. Burich responded that the existing homes in the area were developed some time ago and that the current land division is not consistent with the rural preservation land use of the Comprehensive Plan as approved. An amendment could be made to the Comprehensive Plan, but this would have to go through the appropriate process to do so. Mr. Borsuk stated that he would support the staff’s recommendation that the request is not consistent with the City’s Comprehensive Plan as the City does not have a boundary agreement with the Town of Vinland and has had conflicts with the Town in the past. Ms. Propp agreed. Mr. Bowen commented that from a practical standpoint, the main concern here is that allowing this land division will put pressure on neighboring property owners to do the same. Mr. Burich added that it would create additional issues when the City grows into this area in the future. Mr. Borsuk stated that the Comprehensive Plan was developed about two years ago and took a lot of time and effort and he feels the board needs to support it. Although the owners have a need for the land division, it is the board’s responsibility to do what is best for our community. Ms. Propp stated that she would not support the owner’s request as this was a very remote area with few homes and may not be appropriate for future residential use. Mr. Dell’Antonia commented that he would support a land division in this area only because other homes already exist here. Mr. Fojtik and Mr. Esslinger agreed. Mr. Burich stated that the item being presented today was to determine if the land division was consistent with the comprehensive plan. The petitioner would still need to submit a certified survey map for approval of the extraterritorial land division. Mr. Dell’Antonia inquired if the petitioner could still bring the land division forward if the board found it to not to be consistent with the Comprehensive Plan. Mr. Burich responded yes. Mr. Esslinger asked if this item would go to the Common Council for approval after the Plan Commission recommendation. Plan Commission Minutes 7 June 5, 2007 Mr. Burich replied no. Motion by Borsuk to determine that this land division is not consistent with the Comprehensive Plan. Seconded by Weinsheim. Motion carried 8-1. Ayes-Borsuk/Bowen/Fojtik/Lowry/Esslinger/Propp/Weinsheim/Dell’Antonia. Nays-Scherer. Mr. Bowen and Ms. Scheuermann left at 5:30 pm. IV. MODIFICATION PLANNED DEVELOPMENT AMENDMENT – NEAR EAST NEIGHBORHOOD Property owner requests approval of installation of smaller than original windows on the second floor of the single family residential property located at 408 Merritt Avenue, which is within the Near East Neighborhood. Susan Kepplinger, Principal Planner, explained that the property owners requested a permit for siding and windows of the same size as the existing openings. They proceeded to install windows smaller than the original openings which is in violation of the Conditional Use Permit and approved Planned Development District as part of implementation of the Near East Neighborhood Improvement Plan. Plan. Ms. Kepplinger explained the architectural principles and design involved and displayed photos detailing the concept of regulating lines on structures and how they effect the correct placement of window and door openings. She explained why the original design of the structure should be respected and the City’s effort to promote improvement to this area by implementing the Near East Neighborhood Improvement Plan. Mr. Dell’Antonia asked if the approval of this amendment would allow other property owners in the neighborhood to also complete inappropriate alterations to their properties. Ms. Kepplinger responded that the approval would undermine the Planned Development Overlay applied to this district. Mr. Burich added that future noncompliant alterations would be reviewed on a case-by-case basis. Stacey Carlson, 408 Merritt Avenue, stated that they changed the height of the second story windows because they have an autistic child and it was a safety issue. Mr. Dell’Antonia asked why they did not indicate indicate the intent to change the size of the windows at the time they obtained a building permit. Terry Carlson, 408 Merritt Avenue, stated that he did not do it intentionally. Ms. Scherer commented that possibly some type of safety feature could be installed on the inside of the house to protect their child. Ms. Propp inquired how this situation came to the City’s attention. Mr. Carlson replied that he did not know. Mr. Dell’Antonia asked if the owners anticipated other changes to the property. Plan Commission Minutes 8 June 5, 2007 Mr. Carlson responded that they were still planning to add a garage and driveway. Mrs. Carlson added that further plans might be delayed if they have to incur an additional expense of $6000.00 to replace the windows back to their original size. Thatcher Peterson, 527 Madison Street, stated that he felt the windows needed to be replaced with the original size to architecturally line up correctly. He has compassion for their child, but as part of the neighborhood he would like to see things kept in proportion and something could be done on the inside of the home for safety reasons. Changing the outward appearance of the property impacts the neighboring properties. Mr. Peterson stated that he was a member of the Near East Neighborhood Steering Committee and distributed copies to the board of the Steering Committee’s guiding principles on this issue. He further stated that the ordinance was black and white and the other property owners have improved their homes under the direction of the City with the understanding that the ordinance would be enforced. By allowing modifications to this plan, the City would be allowing alterations that would decrease curb appeal of the properties and depreciation of the neighborhood. The Steering Committee is asking the board for support on this item. If the board is not willing to support and enforce the ordinance, it should be abandoned. Mr. Dell’Antonia asked if property owners approach the Steering Committee first with remodeling plans. Mr. Peterson responded that they do not meet with owners but discuss issues in principal. Mr. Burich added that the windows had already been installed before it came to the City’s attention. Mr. Peterson commented that nonconformance should not be allowed on the basis that the work has already been done. Mr. Esslinger stated that although he respects Ms. Kepplinger’s opinion, he does not feel these windows are that big of an issue and that the Near East Neighborhood plans are troublesome. He further stated that he did not feel that aesthetics were that important. He would be in favor of leaving the windows as they are. Ms. Scherer disagreed and stated that she sees Ms. Kepplinger’s point. She feels that something could be done on the inside of the house to provide protection for the child without altering the outside appearance of the home. She would support the staff’s recommendation to deny the request for a modification. Ms. Propp agreed. She commented that she felt the City does not have design standards in enough neighborhoods. Mr. Esslinger asked if an owner wanted to paint their home flame orange or lime green, would the City allow that. Mr. Burich responded that he did not know and would have to review the Planned Development District’s guidelines to see if it had any references to colors. Motion by Scherer to deny the planned development amendment in the Near East Neighborhood as requested. Seconded by Propp. Motion carried 7-1. Ayes-Borsuk/Fojtik/Lowry/Propp/Scherer/Weinsheim/Dell’Antonia. Nays-Esslinger. Ms. Scherer left at 6:00 pm. Plan Commission Minutes 9 June 5, 2007 V. CONDITIONAL USE PERMIT/DEVELOPMENT PLAN APPROVAL FOR ESTABLISHMENT OF A TEMPORARY MOBILE SHOWER TRAILER AND CAMP STORE AT 3911 S. WASHBURN STREET (ADJACENT TO THE FORD FESTIVAL PARK SITE) This is a request for approval of a CUP/PD to establish a temporary mobile shower facility and a camp store on property adjacent to the Ford Festival Park at the southwest corner of West Ripple Avenue and South Washburn Street. The CUP/PD approval is required because of the M-1PD zoning designation, temporary nature of the use, and necessary base standard modifications to the Highway 41 Overlay District requirements. Ms. Propp inquired if the shower facility would be utilizing City water. Mr. Burich responded that the water intake and discharge system would require approval of the Department of Public Works. Mr. Buck added that they could have a water tank brought in instead of using City water. Ms. Propp asked if there was any active use currently on the site. Mr. Burich replied that the Radio Controlled Car race facility previously on site was no longer active but there was a building remaining on site. Mr. Buck added that any new uses would have to request approval through the Plan Commission. Mr. Esslinger asked if the City would be paid for the water usage. Mr. Burich responded that it would if they utilize City services. Mr. Fojtik commented that he agreed with the condition to review this use in two years to see if any additional conditions should be added. Mr. Dell’Antonia stated that he felt the use should be reviewed after one year and asked if the review in two years was to coincide with the review for the Country USA use. Mr. Burich replied that staff would like to review both uses together. Ms. Propp asked if the Country USA site did not already have shower facilities on site. Mr. Burich responded that he was not sure as that site is not located within City limits. Mr. Buck added that they most likely had shower facilities as well. Ms. Propp commented that she felt the shower trailers were extremely unattractive, particularly in such a visible area, and would not support approval of this request. Mr. Burich replied that the location of the shower trailer could be moved on the site to be less visible. Board members agreed to change condition number one on this request to be reviewed in one year rather than two years after the initial use. Plan Commission Minutes 10 June 5, 2007 Motion by Weinsheim to approve the conditional use permit/development plan approval for the establishment of a temporary mobile shower trailer and camp store with the following conditions: 1) The CUP/PD be reviewed in one year after the initial use of the site by the Country USA event to determine if any additional conditions are required consistent with Section 30-11(D) of the Zoning Ordinance. 2) Temporary uses are limited to 7 days prior and 7 days after an event at the adjacent festival grounds. 3) Tent and tent area meets regulations of the International Fire Code. 4) Base standard modification for landscaping and for the regulations of the Highway 41 Overlay District. 5) Parking within the existing parking lot is designated for the shower and store uses. 6) Provision of security lighting. 7) Provisions are made to keep the site clear of junk and debris including but not limited to providing trash and recycling receptacles. 8) Signage is limited to on-site temporary signage, as regulated in the Zoning Code. 9) Water intake and discharge to be approved by the Department of Public Works. Seconded by Lowry. Motion carried 6-1. Ayes-Borsuk/Fojtik/Lowry/Esslinger/Weinsheim/Dell’Antonia. Nays-Propp. VI. STREET VACATION OF MCCLONE DRIVE AND CONDITIONAL USE PERMIT/DEVELOPMENT PLAN APPROVAL FOR ESTABLISHMENT OF AN AUTOMOBILE DEALERSHIP AT 3245 SOUTH WASHBURN STREET The applicant is proposing to develop a new automobile dealership on vacant land and city right-of-way. In order to develop the property as proposed, two (2) separate actions are required: 1) McClone Drive Street Vacation – The petitioner requests the vacation of a previously dedicated but undeveloped City right-of-way named McClone Drive. 2) Conditional Use Permit/Development Plan (CUP/PD) Approval – Conditional Use Permit/Development Plan Approval is necessary for the construction of a Subaru sales facility with automobile display lot, automobile display “pod”/platform, and site stormwater facility because of the M-1PD Zoning designation. Russell Reff, 217 Ceape Avenue, representing McClone Downtown Development, stated that the request to vacate the undeveloped right-of-way named McClone Drive was to allow for the sale of the site to Bergstrom Corporation to be combined with the vacant lot for development of a new automobile dealership. He stated that they had no problem with the condition to grant an access easement for the utility easement that the City has along McClone Drive which services the homes on Hunters Ridge. McClone Drive serves very little purpose as a street as most traffic utilizes Waukau Avenue and the vacation of this area would allow for new development that is consistent with the area. Ms. Propp inquired if the owner/petitioner had any issues with the conditions applied to their request. Mr. Reff asked for clarification of condition number three relating to the lots associated with the vacation being combined with adjacent properties. Mr. Burich explained that it referred to the right-of-way being vacated needs to be combined with the adjacent parcels surrounding the site. Plan Commission Minutes 11 June 5, 2007 Steve Gries, Gries Architectural Group, 500 N. Commercial St., Neenah, stated that they had no objections to the conditions placed on the conditional use permit except for condition number five relating to the addition of four islands at the parking row ends in the front parking areas. He was concerned that this addition would reduce they number of display stalls in the front of the dealership by eight stalls. Mr. Buck pointed out on the site plan where these additional islands were to be located and recommended that two of the other landscape islands were larger than required and could be reduced in size to retain more display stalls. Mr. Gries responded that the two larger islands were created in that location to allow ample room for delivery vehicles to enter through this area. Ms. Propp asked if the parking stalls met the requirements of the parking ordinance. Mr. Buck responded that the requirements for display stalls were different from the parking ordinance requirements for retail establishments. Mr. Burich added that the addition of the landscape islands was for the purpose of breaking up the vast area of asphalt created by large parking lots. Mr. Borsuk commented that he was reluctant to approve modifications for a Greenfield site along Highway 41 which has higher standards due to its visibility. Ms. Propp agreed. She felt that the board should support the plan with the conditions contained in the staff report including the addition of the four landscape islands. The board briefly discussed the issue and decided to amend condition number five to be the addition of two islands at the parking row ends in the front parking area rather than four. Motion by Weinsheim to approve the street vacation of McClone Drive and the conditional use permit/development plan for the establishment of an automobile dealership as requested with the following conditions: McClone Drive Street Vacation-1) The City retains full utility easements within the vacated right-of-way. 2) Granting an access easement to the utility easement from South Washburn Street through the closest entrance of the adjacent property. 3) All lots associated with the vacation are combined with adjacent properties. Conditional Use Permit-1) All lots within the development area are combined to create a single parcel as depicted on the site plan. 2) Establishment of an encroachment agreement for improvements in the proposed utility easement of the former right-of-way. 3) Provide an access easement for the two (2) internal drives to the Bergstrom Toyota site to the south. 4) Base standard modification for a 5-foot south side yard setback. 5) Addition of two (2) islands at parking row ends in the front parking area 6) Base standard modification to exceed the maximum illumination levels at the south property line. 7) Light fixtures are angled no greater than 90 degrees. Plan Commission Minutes 12 June 5, 2007 8) Drainage and grading be reviewed and approved by the Engineering Department. Seconded by Borsuk. Motion carried 7-0. There being no further business, the meeting adjourned at approximately 6:45 pm. Respectfully submitted, Darryn Burich Director of Planning Services