HomeMy WebLinkAboutO-2004-042 Forest View - PUD Rezoning ORDINANCE NO. 2004-042
AN ORDINANCE OF THE CITY OF DANIA BEACH, FLORIDA
APPROVING THE REZONING REQUEST SUBMITTED BY SYNALOVSKI,
GUTIERREZ, ROMANIK, ARCHITECTS, INC., ON BEHALF OF DANIEL
SAWICKI, REPRESENTATIVE FOR STIRLING LLC, FOR PROPERTY
GENERALLY LOCATED AT THE NORTHWEST CORNER OF STIRLING
ROAD AND SW 35 AVENUE, IN DANIA BEACH, FLORIDA, AND
LEGALLY DESCRIBED IN EXHIBIT "A", A COPY OF WHICH IS
ATTACHED TO THIS ORDINANCE; CHANGING THE CURRENT ZONING
CLASSIFICATION OF THE PROPERTY FROM RESIDENTIAL MULTI-
FAMILY (RM-5) AND ESTATE (E-1) TO A PLANNED UNIT
DEVELOPMENT (PUD-B); SUBJECT TO CERTAIN RESTRICTIONS;
PROVIDING FOR SEVERABILITY; PROVIDING FOR CONFLICTS;
FURTHER, PROVIDING FOR AN EFFECTIVE DATE.
WHEREAS, pursuant to Chapter 28 "Zoning," Article 11 "Notice and Application
Process," of the Dania Beach Code of Ordinances ("City Code"), Synalovski, Gutierrez,
Romanik, Architects, Inc., on behalf of Daniel Sawicki, representative for Stirling LLC (the
"Applicant") has applied to the City of Dania Beach, Florida (the "City"), for approval of a
® rezoning from residential multi-family (RM-5) and Estate (E-1) to a Planned Unit Development
(PUD-B), for property legally described in Exhibit "A" (the "Property"); and
WHEREAS, public notice of the subject rezoning was provided in accordance with law;
and
WHEREAS, the Planning and Zoning Board of the City, sitting as the Local Planning
Agency, reviewed this request at its November 17, 2004 meeting and voted to recommend
approval of this request;
NOW THEREFORE, BE IT ORDAINED BY THE CITY COMMISSION OF THE
CITY OF DANIA BEACH, FLORIDA:
Section 1. That the rezoning request filed by Synalovski, Gutierrez, Romanik,
Architects, Inc., for property generally located at the northwest corner of Stirling Road and SW
351" Avenue, within the City of Dania Beach, Florida, is granted and the parcels are rezoned from
their present zoning classifications of Residential Multi-family (RM-5) and Estate (E-1) to a
Planned Unit Development (PUD-B) as described in Exhibit "A", a copy of which is attached to
this ordinance, subject to the following conditions:
1) Applicant to provide a recorded landscape easement (south 15 feet of site),
accepted by the City Attorney, prior to issuance of a building permit.
2) Applicant to provide a performance bond, in the amount of$311,000.00, prior to
issuance of the tree removal permit, to assure replacement of trees which do not
survive preservation or relocation.
3) Applicant to provide $206,160.00 in payment to the Tree Preservation Trust Fund
prior to issuance of a tree removal permit.
4) Applicant to provide a recorded copy of the plat to staff prior to issuance of a
building permit.
5) Applicant to provide a recorded unity of title to staff prior to issuance of a
building permit.
Section 2. That approval of the PUD-B zoning designation for the above referenced
property shall include as an exhibit, Site Plan No. SP-27-04 which is maintained in the office of
the Community Development Division, of the City of Dania Beach.
Section 3. That if any section, clause, sentence or phrase of this ordinance is for any
reason held invalid or unconstitutional by a court of competent jurisdiction, the holding shall not
affect the validity of the remaining portions of this ordinance.
Section 4. That all ordinances or parts of ordinances in conflict with the provisions of
this ordinance are repealed.
Section 5. That this ordinance shall be effective immediately at adoption on second
reading.
PASSED and ADOPTED on first reading on November 23, 2004.
PASSED and ADOPTED on second reading on January 11, 2005.
� f
C.K. CELYF
MAYOR—CO MISSIONER
AT-TEST: ROLL CALL:
COMMISSIONER ANTON—OUT OF THE ROOM
COMMISSIONER CHUNN - YES
LOUISE STILSON COMMISSIONER FLURY - YES
CITY CLERK VICE-MAYOR MIKES-NO
MAYOR MCELYEA - YES
2 ORDINANCE NO. 2004-042
APPROVED AS TO FORM AND CORRECTNESS:
F
BY: �T,
THOMNS J. A4SBI,ZO
CITY ATTORNEY
3 ORDINANCE NO. 2004-042
EXHIBIT"A"
LEGAL DESCRIPTION
THE WEST '/2 OF THE EAST '/2 OF LOT 1, BLOCK 3, LESS THE PORTION LYING
WITHIN 53 FEET OF THE SOUTH LINE OF SECTION 31, TOWNSHIP 50 RANGE 42 AND
THE EAST '/2 OF THE EAST '/2 OF LOT 1, BLOCK 3 OF "REED LAND COMPANY", PLAT
BOOK 2, PAGE 32 OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA. SAID
LAND SITUATE, LYING AND BEING IN BROWARD COUNTY, FLORIDA.
LESS THE FOLLOWING DESCRIBED PARCEL:
BEGINNING AT THE INTERSECTION OF A LINE 10.00 FEET WEST OF, AND
PARALLEL WITH, THE EAST LINE OF THE SOUTHWEST ONE-QUARTER (SW '/4) OF
SECTION 31, TOWNSHIP 50 SOUTH, RANGE 42 EAST, AND WITH A LINE 10.00 FEET
NORTH OF, AND PARALLEL WITH, THE SOUTH LINE OF SAID SECTION 31;
THENCE ON AN ASSUMED BEARING OF SOUTH 87 47'36" WEST, ALONG SAID
PARALLEL LINE, SAID LINE BEING FURTHER DESCRIBED AS THE NORTH RIGHT-
OF-WAY LINE OF STIRLING ROAD, A DISTANCE OF 158.13 FEET; THENCE NORTH 00
58'20" EAST, ALONG THE EAST LINE OF THE WEST ONE-HALF (W ''/2) OF THE EAST
ONE-HALF (E ''/2) OF SAID TRACT 1, A DISTANCE OF 43.07 FEET; THENCE NORTH 87
47'36" EAST, ALONG A LINE 53.00 FEET NORTH OF, AND PARALLEL WITH, THE
SOUTH LINE OF SAID SECTION 31, A DISTANCE OF 114.74 FEET; THENCE NORTH 44
30'46" EAST, A DISTANCE OF 34.28 FEET; THENCE NORTH O1 13'55" EAST, ALONG A
LINE 30.00 FEET WEST OF, AND PARALLEL WITH THE EAST LINE OF THE
SOUTHWEST ONE-QUARTER(SW '/4) OF SAID SECTION 31, A DISTANCE OF 45.16
FEET; THENCE SOUTH 88 46'05" EAST, A DISTANCE OF 20.00 FEET;
THENCE SOUTH O1 13'55" WEST, ALONG A LINE 10.00 FEET WEST OF AND
PARALLEL WITH THE EAST LINE OF THE SOUTHWEST ONE-QUARTER (SW '/4) OF
SAID SECTION 31, A DISTANCE OF 110.58 FEET, TO THE POINT OF BEGINNING.
LESS THE FOLLOWING LANDS CONVEYED BY DEED RECORDED IN OFFICIAL
RECORDS BOOK 20186,PAGE 857, OF THE PUBLIC RECORDS OF BROWARD
COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS: THAT
PORTION OF TRACT I OF BLOCK 3 OF SECTION 31, TOWHNSHIP 50 SOUTH, RANGE
42 EAST OF "PLAT OF SEC'S 28, 29, 31 AND 32, T50S, R42E", ACCORDING TO THE
PLAT THEREOF, AS RECORDED IN PLAT BOOK 2, AAT PAGE 32, OF THE PUBLIC
RECORDS OF DADE COUNTY, FLORIDA, LYING WITHIN THE EAST 30 FEET OF THE
SOUTHWEST ONE-QUARTER OF SAID SECTION 31, LESS THOSE LANDS
CONDEMNED BY BROWARD COUNTY, FLORIDA IN CIVIL ACTION #80-11613.
TOGETHER WITH:
THE EAST '/2 OF THE WEST '/2 OF LOT 1, BLOCK 3, "REED LAND COMPANY",
ACCORDING TO THE PLAT THEREOF, AS RECORDED IN PLAT BOOK 2, PAGE 32, OF
THE PUBLIC RECORDS OF DADE COUNTY FLORDIA, LESS THAT PORTION LYING
WITHIN 53 FEET OF THE SOUTH LINE OF SECTION 31, TOWNSHIP 50 SOUTH, RANGE
42 EAST. SAID LAND LYING IN BROWARD COUNTY, FLORIDA.
4 ORDINANCE NO. 2004-042
AGENDA REQUEST FORM
CITY OF DANIA BEACH
A
AGENDA-ITEM NO.
1. DATE OF COMMISSION MEETING: JANUARY 11, 2005
2. DESCRIPTION OF AGENDA ITEM: PUBLIC HEARING—REZONING REQUEST RZ-23-04
(FOREST VIEW ESTATES)
3. COMMISSION ACTION BEING REQUESTED: ADOPT ORDINANCE ON 2"d READING
4. SUMMARY EXPLANATION & BACKGROUND:
Rezoning request by Synalovski Gutierrez Romanik Architects, Inc., on behalf of Daniel Sawicki,
representative for Stirling LLC., for rezoning approval for property generally located at the
northwest corner of Stirling Road and SW 35th Avenue in the City of Dania Beach.
5. ATTACHED EXHIBITS AND ADDITIONAL BACKUP MATERIALS (PLEASE LIST):
Ordinance
Staff Report
Public Hearing Notice
Mailing List
Location Map
6. FOR PURCHASING REQUESTS ONLY: Dept: Amount: $
7. REVIEWED AND APPROVED FOR ADDITION ON AGENDA:
Submitted by:
Laurence G. Leeds, AICP, Director Date: December 29, 2004
Community Development Department
City Manager Date
CITY OF DANIA BEACH
4 — DEPARTMENT OF COMMUNITY DEVELOPMENT
MEMORANDUM
DATE: January 11, 2005
TO: Ivan Pato, City Manager
FROM: Laurence Leeds, AICP, Director
Corinne Church, AICP, Principal Planner ZZ
SUBJECT: RZ-23-04/VA-32-04/SP-27-04: Request by Synalovski
Gutierrez Rornanik Architects, Inc., on behalf of the property
owners, for rezoning, variances and site plan approval for a
property located at the north west corner of Stirling Road
and S.W. 35 Avenue.
REZONING:
From Residential Multi-family (RM-5) and Estate (E-1) to Planned Unit
Development (PUD-B).
VARIANCES:
1. Waive the minimum 15 acre minimum parcel size for PUD-B zoning
(6.8 acres are provided).
2. Waive 15 percent of PUD common private open space.
(No private common open space provided).
3. Waive 15 feet clear landscape buffer on south (Stirling Road)
(3 feet provided).
4. Waive 10 feet clear landscape buffer on east.
(9 feet 8 inches provided).
SITE PLAN:
The construction of 31 single family houses.
The site plan shows 31 single family homes on 6.8 acres at the northwest corner of
Striling Road and SW 35 Avenue. On September 14, 2004 the City Commission
approved the perimeter plat for this property. Pursuant to the City Code, the
applicant dedicated a 12,389 square foot area for public park purposes at the
northeast corner of the site.
REZONING:
® The Future Land Use Plan designation for the subject property is Low (5) Residential,
which allows 5 units per acre or a total of 39 units. The current zoning map
designation allows 18 units.
The applicant has requested that the properly be rezoned to Planned Unit
Development ("PUD-B"). PUD-B zoning allows a greater flexibility in terms of lot size
and setbacks, while restricting density and design to that proposed in the PUD-B
Master Plan. The applicant proposes a total of 31 units, 4 units less than permitted
by the Land Use Plan.
Rezoning the property to a traditional single family zoning district would require the
applicant to provide 60 foot wide right-of-ways for public streets (PUD allows private
roadways). The applicant is also requesting two variances from the PUD-B zoning
regulations. The first is to waive the 15 acres minimum PUD-B property size. The
second is to waive the 15% common open space required in PUD-B developments.
The Broward County School Board reviewed the project and stated "the applicant
should be directed to meet with School Board staff to discuss the appropriate
mitigation for the impact of the additional students anticipated from the proposed
Forest View development." These comments have been provided to the applicant.
VARIANCES:
1. Waive the minimum 15 contiguous acres to establish PUD-B zoning; 6.8 acres are
provided.
The applicant is in the process of assembling two pieces of land, totaling 6.8 acres, to
create the largest developable piece of land possible at this location. The properties
surrounding the site including a trailer park (to the north and east) a synagogue (to
the west), and single family (to the south across Stirling Road). While located in
Dania Beach, this property is surrounded on all sides by the City of Hollywood.
Due to site restraints and the inability to obtain additional land to meet the 15 acres
requirement, staff supports this variance request.
2. Waive 15 percent of PUD private common open space; no common open space is
provided.
The code provides a greater flexibility regarding setbacks and lot area in PUD-B
zoning districts to allow clustering of houses. In return, PUD-B zoning requires
private common open space (for the exclusive use of the project residents) equal to
15% of the total site area. In this case, 1.02 acres is required.
The private open space is in addition to the 0.28 acres of Public Park provided in the
northeast corner of the site. To meet the private open space requirement, the total
building lots will need to be reduced from 31 to 25. This will require a revised site
plan.
The applicant is providing no common open space. From a policy standpoint, staff is
recommending denial of this variance request.
3. Waive 15 feet clear landscape buffer on south; to provide 3 feet.
The applicant is providing a perimeter wall 3 feet from the south property line. The
location of the wall was chosen in order to preserve the maximum number of existing
trees as possible. The remaining 12 feet of the landscape buffer is provided on the
north side of the perimeter wall. Staff is requesting a recorded landscape easement
in order to document the prohibition of construction within the designated area. This
document should be reviewed by the City Attorney and recorded in Broward County
public records prior to the issuance of a building permit.
A similar wall is provided on the south side of Stirling Road in the City of Hollywood,
with a similar setback provided.
Staff supports the applicants request subject to provision of a recorded landscape
easement as indicated above.
4. Waive 10 feet clear landscape buffer on east; to provide 9 feet 8 inches.
The applicant is proposing to provide a landscape buffer 9 feet 8 inches wide
adjacent to the east property line, the code requires 10 feet. Existing site constraints,
such as a sidewalk and trees, which are being preserved, limit the area available for
landscaping.
Because this variance is the minimum reasonable necessary and is needed to
preserve several existing trees, staff is in support of this request.
SITE PLAN:
The project is providing the minimum required 40% pervious area. The applicant is
providing 7 guest parking spaces, plus 2 parking spaces in each driveway and a 2 car
garage for each home. This will be a gated community with private roads.
The applicant proposes preserving or transplanting approximately 61% of the living
trees and removing or mitigating the remaining 39%. This includes:
1) Preserving or relocating on-site 243 trees. The city code requires the applicant
post a performance bond prior to the issuance of a tree removal permit to
® assure tree preservation and replacement survives construction. The City
Landscape Consultant(applying City Code criteria) has determined the value of
the preserved/relocated trees is$311,000.00.
2) Removing78 trees that have been determined to be dead, dying, or diseased.
3) Removing 77 trees and mitigating the loss through payment to the landscape
trust fund. The City Landscape Consultant evaluated these trees in terms of
health, location and ability to be relocated. The survivability of some trees,
even if healthy, is limited due to age, size of the tree, and the large number of
trees concentrated on the site. The City Landscape Consultant (applying City
Code criteria) has determined the value of the 77 trees at$206,160.00.
The City Landscape Consultant has approved the applicant's tree
preservation/mitigation plan.
PLANNING AND ZONING BOARD RECOMMENDATION
Rezoning to PUD B: Approval, subject to the following:
1. Applicant to provide a recorded landscape easement (south 15 feet of site),
accepted by the City Attorney, prior to issuance of a building permit.
2. Applicant to provide a performance bond, in the amount of $311,000.00,
prior to issuance of the tree removal permit, to assure replacement of trees
which do not survive preservation or relocation.
3. Applicant to provide $206,160.00 in payment to the Tree Preservation Trust
Fund prior to issuance of a tree removal permit.
4. Applicant to provide a recorded copy of the plat to staff prior to issuance of
a building permit.
5. Applicant to provide a recorded unity of title to staff prior to issuance of a
building permit.
Variances and Site Plan: Approval of all variances and site plan, subject to
Conditions 1 — 5 above.
STAFF RECOMMENDATION:
Staff concurs with all Planning and Zoning Advisory Board Recommendations except
waiving the 15% common private open space requirement.
NOTICE OF PUBLIC HEARING
CITY OF DANIA BEACH
RZ-23-04/ VA-32-04
® NOTICE IS HEREBY GIVEN that a public hearing will be held before the Cit Com
Tuesday, January 11, 2005 at 7:00 p.m., or as soon thereafter as y mission on
sib
Commission Room, Administrative Center, 100 West Dania Beach Blvd., DanialeB, in the City
each, Florida
33004, for the purpose of hearing any comments which might be made to the following
requests:
Request by Synalovski Gutierrez Romanik Architects, Inc., on behalf of Daniel Sawicki,
representative for Stirling LLC, for rezoning, variances and site plan approval for a property
located at the northwest corner of Stirling Road and S.W. 35 Avenue, Dania Beach for the
following:
RZ-23-04 — Request to rezone property from Residential Multi-family (RM-5) and Estate (E-1)
zoning to Planned Unit Development (PUD-B).
ORDINANCE NO. 2004-042
AN ORDINANCE OF THE CITY OF DANIA BEACH, FLORIDA APPROVING THE
REZONING REQUEST SUBMITTED BY SYNALOVSKI, GUTIERREZ, ROMANIK,
ARCHITECTS, INC., ON BEHALF OF DANIEL SAWICKI, REPRESENTATIVE FOR
STIRLING LLC, FOR PROPERTY GENERALLY LOCATED AT THE NORTHWEST
CORNER OF STIRLING ROAD AND SW 35 AVENUE, IN DANIA BEACH, FLORIDA,
AND LEGALLY DESCRIBED IN EXHIBIT "A", A COPY OF WHICH IS ATTACHED TO
THIS ORDINANCE; CHANGING THE CURRENT ZONING CLASSIFICATION OF THE
PROPERTY FROM RESIDENTIAL MULTI-FAMILY (RM-5) AND ESTATE (E-1) TO A
PLANNED UNIT DEVELOPMENT (PUD-B); SUBJECT TO CERTAIN RESTRICTIONS;
PROVIDING FOR SEVERABILITY; PROVIDING FOR CONFLICTS; FURTHER,
PROVIDING FOR AN EFFECTIVE DATE. (Second & Final Reading)
VA-32-04— Variance requests to:
1) Waive 15 contiguous acres to establish PUD-B zoning, 6.8 acres are provided. (Chapter 28,
Zoning, Article 7, Planned Unit Developments)
2) Waive PUD private common open space, zero % provided. (15% of net site area). (Chapter 28,
Zoning, Article 7, Planned Unit Developments)
3) Waive 15 feet clear landscape buffer on south, to provide 3 feet. (Chapter 26, Vegetation,
Article IV, Landscaping)
4) Waive 10 feet clear landscape buffer on east, to provide 9 feet 8 inches. (Chapter 26,
Vegetation, Article IV, Landscaping)
SP-27-04 —Site Plan request for the construction of 31 single family homes.
Exhibit A — Land Description: THE WEST 112 OF THE EAST 112 OF LOT 1, BLOCK 3, LESS THE
PORTION LYING WITHIN 53 FEET OF THE SOUTH LINE OF SECTION 31,
TOWNSHIP
THE EAST 1/2 OF THE EAST 112 OF LOT 1, BLOCK 3 OF REED LAND COMPANY, LAT BOOK 2, PAGE 32 OF
THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA. SAID LAND SITUATE, LYING AND BEING IN
BROWARD COUNTY, FLORIDA. LESS THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT THE
INTERSECTION OF A LINE 10.00 FEET WEST OF, AND PARALLEL WITH, THE EAST LINE OF THE
SOUTHWEST ONE-QUARTER (SW 1/4) OF SECTION 31, TOWNSHIP 50 SOUTH, RANGE 42 EAST, AND
WITH A LINE 10.00 FEET NORTH OF, AND PARALLEL WITH, THE SOUTH LINE OF SAI
D SECTION 31;
THENCE ON AN ASSUMED BEARING OF SOUTH 87 47 36 WEST, ALONG SAID PARALLEL LINE, SAID LINt=
BEING FURTHER DESCRIBED AS THE NORTH RIGHT-OF-WAY LINE OF STIRLING ROAD, A DISTANCE OF
158.13 FEET; THENCE NORTH 00 58 20 EAST, ALONG THE EAST LINE OF THE WEST ONE-HALF (W 1/2)
OF THE EAST ONE-HALF (E 1/2) OF SAID TRACT 1, A DISTANCE OF 43.07 FEET; THENCE NORTH 87 47
36 EAST, ALONG A LINE 53.00 FEET NORTH OF, AND PARALLEL WITH, THE SOUTH LINE OF SAID
SECTION 31, A DISTANCE OF 114.74 FEET; THENCE NORTH 44 30 46 EAST, A DISTANCE OF 34.28 FEET;
THENCE NORTH 01 13 55 EAST, ALONG A LINE 30.00 FEET WEST OF, AND PARALLEL WITH THE EAST
® LINE OF THE SOUTHWEST ONE-QUARTER (SW 1/4) OF SAID SECTION 31, A DISTANCE OF 45.16 FEET;
THENCE SOUTH 88 46 05 EAST, A DISTANCE OF 20.00 FEET; THENCE SOUTH 01 13 55 WEST,ALONG A
LINE 10.00 FEET WEST OF AND PARALLEL WITH THE EAST LINE OF THE SOUTHWEST ONE-QUARTER
(SW 1/4) OF SAID SECTION 31, A DISTANCE OF 110.58 FEET, TO THE POINT OF BEGINNING. LESS THE
FOLLOWING LANDS CONVEYED BY DEED RECORDED IN OFFICIAL RECORDS BOOK 20186,PAGE 857,
OF THE PUBLIC RECORDS OF BROWARD COUNTY, FLORIDA, BEING MORE PARTICULARLY DESCRIBED
AS FOLLOWS:THAT PORTION OF TRACT 1 OF BLOCK 3 OF SECTION 31, TOWNSHIP 50 SOUTH, RANGE
42 EAST OF PLAT OF SEC'S 28, 29, 31 AND 32, T50S, R42E, ACCORDING TO THE PLAT THEREOF, AS
RECORDED IN PLAT BOOK 2, AT PAGE 32, OF THE PUBLIC RECORDS OF DADE COUNTY, FLORIDA,
LYING WITHIN THE EAST 30 FEET OF THE SOUTHWEST ONE-QUARTER OF SAID SECTION 31, LESS
THOSE LANDS CONDEMNED BY BROWARD COUNTY, FLORIDA IN CIVIL ACTION #B 11613. TOGETHER
ACCORDING TO THE
WITH: THE EAST 1/2 OF THE WEST 1/2 OF LOT 1, BLOCK 3, REED LAND COMPANY,
PLAT THEREOF, AS RECORDED IN PLAT BOOK 2, PAGE 32, OF THE PUBLIC RECORDS OF DADE
COUNTY FLORIDA, LESS THAT
SOUTH, 420RTION LYING EAST.. SAID LANDITHIN 53 FEET OF THE LYING N BROWARD COUNUTH LINE OF TY, SECTION 31,
TOWNSHIP NTY, FLORIDA.
DA
Copies of the proposed petition are available for viewing in the Community Development Department,
Monday
West Dania Bete Interested ch , Dania
may ppeaorida at thetween publ cthe hours of 8:00 a.m. and 4:00 hear hearing and be head with respect to
Monday - Friday. In p
the proposed petition.
In accordance with the Americans With Disabilities Act, persons needing assistance to participate in
any of these proceedings should contact Louise Stilson, City Clerk, 100 W. Dania Beach Blvd, Dania
Beach, FL 33004, and (954) 924-3622, at least 48 hours prior to meeting.
® Any person who decides to appeal any decision made by the City Commission with regard to any
matter considered at this meeting or hearing will need a record of the proceedings and for such
purpose may need to ensure that a verbatim record of the proceedings is made, which record includes
the testimony and evidence upon which the appeal is to based.
Lou Ann Cunningham
Planning Associate
Notice Date: Friday, December 31, 2004
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