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HomeMy WebLinkAbout01-09-2012 Council Work Session with PC Minutes MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. ROLL CALL The Orono City Council and Planning Commission met on the above-mentioned date with the following members present: Mayor Lili Tod McMillan and Council Members Doug Franchot, Aaron Printup, and David Rahn; Planning Commissioners Laren Schoenzeit,John Thiesse, Lizz Levang, Jon Schwingler, Kevin Landgraver, and Alternate Planning Commissioner Dennis Walsh. Representing Staff were City Administrator Jessica Loftus, Assistant City Administrator of Long-Term Strategic Planning Michael Gaffron, Planning Coordinator Melanie Curtis,Planning Assistant Christine Mattson, Planner Ben Gozola, and Recorder Jackie Young. REVIEW OF DRAFT ORDINANCE Ben Gozola stated the purpose of tonight's meeting is to provide a quick overview of the recommendations of the Hardcover Task Force, its overarching goals, and the presentation of a draft ordinance. The overarching goals of the City in connection with the task force were to simplify the hardcover regulations,maintain historical protection levels, consider new technologies that can be shown to work, provide multiple avenues to comply with the code, and to focus on achieving desired results. Currently there are 10 separate sections in the City Code that include either a reference to hardcover or a regulation governing hardcover. Current regulations are established by overlay district and zoning districts, which include shoreland, industrial, and PUD/PRD. The general framework of the task force was to utilize available data to justify what will be considered hardcover under the new ordinance; target new regulations at currently regulated parcels; expand only in areas that will impact the City's overall stormwater quality; and focus on residential standards. The task force allowed for a four-step multiple avenue approach for compliance, examined past approvals to determine what historically has been allowed and use those standards to set the new thresholds; and used available studies to analyze current versus proposed standards. A four-tiered approval approach to setting hardcover allowances was considered in addition to past practice and historical data. Two of the overarching goals included providing incentives for eliminating legal nonconforming hardcover and linking the draft ordinance to the comprehensive plan. As it relates to the draft ordinance, Gozola indicated that a stormwater quality overlay district has been created. The task force is recommending an overlay district due to a number of reasons: The area receives waters that do not follow political boundaries,the closer a property is to receiving waters,the more important hardcover regulations become; the majority of current regulations are based on inclusion or exclusion to the shoreland overlay, and provides the best foundation for achieving the established goals. Included within Section II of the draft ordinance are definitions of building coverage,building footprint, and hardcover. Building coverage is defined as the total square footage of all building footprints on a parcel. Gozola stated by linking building coverage to building footprint,there will be consistency to what should be related terms. The definition of building footprint is the outline of the total area covered by a building's perimeter at the ground level. Hardcover is considered to be a constructed hard surface that prevents or retards entry of water into the soil and causes water to run off the surface in greater quantities and at an increased rate of flow than prior to development. Page 1 of 11 MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9, 2012 5:00 o'clock p.m. The ordinance would establish regulations applicable to all properties within the potential stormwater quality overlay district. Applicants would be required to provide a stormwater management plan any time an administrative engineering review, CUP or variance is needed. The OHW hardcover restriction zones would maintain the restriction on hardcover within the 0-75 foot area beyond the OHW, and add the same protection to bluff and shore impact zones. Driveways and shared driveways would be subject to existing regulations. There would also be standard hardcover inclusions and massing standards under the new ordinance. Gozola stated the general regulations for all parcels within the stormwater quality protection zone include the following: Stormwater Management Plan Requirements: All work within the Stormwater Quality Overlay District that requires an administrative engineering review, conditional use permit or variance shall only be authorized if supported by an applicant prepared stormwater management plan that is in compliance with the Stormwater Management Plan for the City of Orono, as may be amended, or as approved by the City Engineer. As part of the plan, the City Engineer,Planning Commission, and/or City Council may require an applicant to implement stormwater management practices deemed necessary to control stormwater, including but not limited to rain gardens, holding ponds, reductions in hardcover, and other accepted stormwater management techniques and methods. Any development ar redevelopment that creates more than 5,000 square feet of hardcover, irrespective of its required approval process, shall be required to submit a site stormwater management plan which achieves permanent treatment of 1.1 inch of runof£ The submitted site stormwater management plan shall be in compliance with all provisions of the City of Orono Stormwater Management Plan as may be amended. Preference shall be given to volume reduction techniques that include infiltration basins,rain gardens, enhanced infiltration swales, filter strips, disconnected hardcover areas, soil amendments, bio-retention, and other volume reduction techniques as approved by the City Engineer. For those areas of a project where there is no feasible way to meet the treatment requirements, other treatment, including grassed swales, grit chambers, vegetated filter strips,bio-retention areas, off-line retention areas, and natural depressions for infiltration, is required before the runoff leaves the project site or enters surface waters. All management technologies must be consistent with the latest Minnesota Stormwater Manual as may be amended. The City Engineer shall inspect the installation of best . management practices authorized by the stormwater management plan. Hardcover restriction zones are those areas within 75 feet of the Ordinary High Water Level of any lake or tributary, and within any bluff or shore impact zone,no hardcover shall be placed, located or constructed, except for driveways, stairways, lifts, landings and lockboxes as regulated by the Shoreland overlay district. Standard hardcover inclusions required in hardcover calculations regardless of whether they are proposed to be constructed at the time of a building permit application: 1. Proof of a two-car garage. 2. A driveway for all garages, a minimum of 12 feet in width, subject to the standards contained in another section. — — Page 2 of 11 MINUTES OF THE ORONO CITY COUNCII,AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. 3. A 24-inch wide sidewalk connecting the front door to the driveway; 4. The minimum stairway or landing at all exterior doors as required by the building code; 5. Existing hardcover which encroaches (legally or illegally) on to an adjacent parcel or parcels. Standard hardcover exclusions include the following: 1. Public roads,trails, sidewalks,utilities, and other hardcover encroachments intended for the public's benefit; 2. Hardcover encroachments created by improvements on adjacent property not owned by the subj ect landowner. Massing standards include the following: Non-Industrial Zoning districts—Except for parcels zoned industrial, all lots in the Stormwater Quality Overlay District that have a gross acreage of less than two acres shall comply with the following massing standards for structures: 1. Maximum total footprints allowed. On lots equal to or greater than 10,000 square feet in area, the total combined footprints of all principal and accessory structures shall not exceed 15 percent of the gross lot area. 2. On lots of less than 10,000 square feet in area,the total combined footprints of all principal and accessory structures shall not exceed 1,500 square feet. The following shall be included in the calculation of the total combined footprints by structures: 1. All roofed structures more than six feet above grade level; 2. Tennis courts,patios, decks, and all similar open structures when partially or fully enclosed by fences,railings, or walls which extend more than six feet above grade level. For parcels zoned industrial, the following massing standards for structures shall apply. 1. On lots equal to or less than three acres in area, the total combined footprint of all principal and accessory structures shall not exceed 35 percent of the gross lot area. 2. On lots greater than three acres in area,the total combined footprints of all principal and accessory structures shall not exceed 45 percent of the gross lot area; except that when the total building floor area on a site is contained within a single building, and when the total area used for loading ternunals, docks and berths is completely enclosed within the same single building, a lot coverage of not more than 60 percent of the gross lot area will be permitted. Gozola stated each property in the stormwater quality protection overlay district will be assigned to a protection tier based on its relative distance to receiving waters. As it relates to Tier I residential properties, the following conditions apply: 1. Hardcover which totals less than 15 percent of the gross lot area shall be permitted. Page 3 of 11 MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9, 2012 5:00 o'clock p.m. 2. Hardcover greater than or equal to 15 percent of the gross lot area but less than 25 percent may be administratively approved by the City Engineer. 3. Hardcover greater than or equal to 25 percent of the gross lot area but less than 35 percent may be approved via conditional use permit subject to certain criteria. 4. Hardcover in excess of 35 percent of the gross lot area may only be approved through a variance subj ect to certain criteria. Tier II parcels shall comply with one of the following hardcover requirements: 1. Hardcover which totals less than 25 percent of the gross lot area shall be permitted. 2. Hardcover greater than or equal to 25 percent of the gross lot area but less than 30 percent may be administratively approved by the City Engineer subject to certain conditions. 3. Hardcover greater than or equal to 30 percent of the gross lot area but less than 35 percent may be approved via conditional use petmit subject to certain criteria. 4. Hardcover in excess of 35 percent of the gross lot area may only be approved through a variance subject to certain conditions. Tier III residential parcels will need to comply with one of the following hardcover requirements: 1. Hardcover which totals less than 35 percent of the gross lot area shall be permitted. 2. Hardcover in excess of 35 percent of the gross lot area may only be approved through a variance provided certain criteria are met. Tier IV residential parcels shall comply with the following hardcover requirements: 1. Hardcover which totals less than 50 percent of the gross lot area shall be permitted. 2. Hardcover of 50 percent or more of the gross lot area may only be approved through a variance subject to certain conditions. As it relates to Tier I business parcels,properties will need to comply with the stormwater plan requirements regardless of the total amount of hardcover being created. The City Engineer shall have the authority to approve the plan with conditions to ensure future compliance with the plan requirements. Any landowner who does not agree with the conditions imposed by the City Engineer may appeal the conditions to the Board of Appeals or withdraw the application and resubmit an amended plan for review. Non-Tier I business properties shall comply with one of the following hardcover requirements: 1. Hardcover which totals less than 25 percent of the gross lot area shall be permitted. 2. Hardcover greater than or equal to 25 percent of the gross lot area but less than 50 percent may be administratively approved by the City Engineer subject to certain conditions. 3. Hardcover greater than or equal to 50 percent of the gross lot area but less than 75 percent may be approved via conditional use permit subject to certain criteria. — ----- Page 4 of 11 --- -- MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. 4. Hardcover in excess of 75 percent of the gross lot area may only be approved through a variance subj ect to certain conditions. Gozola stated in general legal nonconforming hardcover may not be relocated or expanded in any way unless the change is in conformance with the provisions of the ordinance. Redevelopment of lots which are legally nonconfornung to hardcover requirements may utilize alternative review procedures. Gozola recommended that the City devise a system that ensures properties are maintaining their BMPs. Gozola recommended the City consider adopting a policy that requires landowners to enroll in a hardcover maintenance program if they choose to exceed the base hardcover threshold of their protection tier. For those that are enrolled in that type of program, the fee would be similar to a utility fee and would appear as a line item on a utility bill. The fee would be the same for all properties based on the average cost the City will incur to inspect approved BMPs on a property once per year. The fee would be divided by the number of yearly utility bills. Staff would be responsible to conduct the yearly inspections. CITY COUNCIL/PLANNING COMMISSION DISCUSSION McMillan asked how bad Orono's runoff is from the lakeshore properties. Gozola stated in his opinion it is better than most of the surrounding communities based on Orono's strict regulations. McMillan asked what type of pollutants would typically be in the runoff. Gozola indicated he has not looked at that and would need to consult with an engineer on the particular pollutants typically found in runoff. McMillan commented she is attempting to deternune whether the Council should be concerned with pollutants as well. Schoenzeit stated during some of the discussion with the Task Force,there were numbers given of the amount of phosphorus runoff and the target goal established by the state. Schoenzeit commented there is always room for improvement. Rahn asked if they are interested in getting rid of the 0-75 foot zone and limiting the hardcover to 18 percent, what specific alterations a homeowner could make that would allow them to go up to 25 percent. Gozola stated that would probably be best answeredl�y an engineer. The maintenance program opens up avenues for rain banels,rain gardens, and pervious driveways to be incorporated. Gozola stated the draft ordinance does broaden the availability of BMPs. McMillan asked whether the Task Force considered the aesthetics of rain barrels and rain gardens and the likelihood of mosquitoes. Gozola stated the Task Force has not discussed the specific BMPs that would be allowed,but that in his view the engineer will be able to provide a lengthy list of allowable BMPs that they have observed in other communities. Rahn commented Minnetonka attempted to have their shoreland property owners leave their grass grow longer towards the lake and there was a public uproar which resulted in that being overturned. -- - Page 5 of 11 - MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. Gaffron stated he has three or four issues with the draft ordinance as proposed. Gaffron noted the definition of hardcover has always included the surface area of pools, which is not included in the draft ordinance. Gozola stated the Task Force did discuss that issue and that it has been his experience that pools are meant to hold water and that the water is not going anywhere, which is why he is not sure it should be considered hardcover. Gaffron stated his second issue deals with retaining walls, and noted that retaining walls can be narrow or wide, with flat areas above them, or be an extension of a driveway. Gaffron suggested the Council discuss whether retaining walls should be included. Gaffron noted pavers get a 50 percent credit if designed by a licensed engineer and that the Council may want to consider putting more specific direction on the type of engineering that would be allowed. Thiesse noted that engineers are not supposed to practice outside of their area of expertise. Franchot asked what the estimated engineering costs would be to an individual property owner based on the new regulations. Gozola indicated he does not have that information currently. Franchot stated he would be interested to know what type of standards other cities use in their approval process. Franchot stated the City has heard complaints in the past that Orono's regulations are too onerous compared to other cities, which may not necessarily be all that bad, but that it is a source of complaints and that he would like to be sensitive to that issue. Gozola stated he will work with Bolton& Menk to understand those concerns of the contractors and homeowners. Franchot stated the City will need to have a clear understanding of why a certain percentage is required. McMillan commented the long-term performance of BMPs is unknown at this point and that is why only a 50 percent credit was given. Rahn stated in his view the City should not give any credit for paver driveways but should give credit for paver patios. Rahn commented in his experience paver driveways in Minnesota tend to get paved over after a period of time. Rahn indicated he would possibly be agreeable to allowing credit for the top of retaining walls or a certain size patio, but that there are some areas where credit should not be given since history has shown that those items are usually temporary in nature. Franchot stated the Council would be doing the citizens a disservice if they base deternunations on things that we have heard and that he would prefer to see actual studies or statistics. Gaffron stated he has a concern with the elimination of the zone concept and pointed out that elimination of those zones does not take into consideration the longer lots. Gaffron indicated Staff has started to do an analysis of how many lakeshore lots would be affected by eliminating the 250-500 foot zone but it is not finished at this point. Gaffron stated in his opinion there is a likelihood that the hardcover allotment without the zone concept would result in the hardcover being pushed up to the 75-foot line and that on a 500-foot lot,the hardcover amount would be doubled. A 17 percent standard or a 19 percent standard would increase it even more. — - -- Page 6 of 11 -- MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. There is the potential with the tiers that long, skinny lots will have double the hardcover closer to the lake, which is a problem. McMillan noted there are side setbacks and other controls in place that would help address that. Gaffron stated it might be doing a disservice to the lake by allowing more hardcover closer to the lake. Rahn stated with a longer lot, you will likely end up with a detached structure closer to the road. Franchot stated he can remember a conversation with a Woodland property owner on detached versus attached and that the guy was complaining that everyone immediately went to the activity that would allow them the most hardcover. Franchot recommended the City carefully consider the issues raised by Gaffron. McMillan commented the ordinance will not be perfect and will not address all situations. Franchot stated the ordinance needs to be based on reality to avoid some of these issues. Rahn stated there are pros and cons to both methods. McMillan stated she has a lot of respect for the DNR and that their shoreline regulations are similar to Orono's. McMillan stated the choices are pervious surface options,performance standards, or a combination of the two. McMillan stated in her view tonight's presentation was based more on performance and that she would suggest they take the impervious surface coverage section and tweak that as an option. As it relates to the performance standards,McMillan indicated she does not like having a CUP on a residential home and that she would prefer to have CUPs on businesses and services but not on a residential house. McMillan stated she also has a concern about the amount of engineering that would be involved with the performance standards. McMillan recommended that the Task Force compare the draft ordinance with the City's current regulations and see what advantages and disadvantages there are between the two. Rahn stated a potential purchaser of a property may not be informed about the maintenance plan and that his experience with other cities has been that they struggle with the maintenance issue. In order for the City to move forward,Rahn stated he would do it in pieces. Rahn reiterated he does have an issue with the maintenance component and yearly fees and the possibility of having to add additional staff. Thiesse commented that perhaps the City could require the owner to have the engineer perform an inspection by such and such a date and then submit that information to the City. Gozola stated if there are not performance standards, the discussion should be what goals the City would like to achieve with the new regulations. Franchot stated in his view it is a good thing to compare and contrast,but that one of the things he has had the most difficulty with is that the Council appears to be somewhat arbitrary on applications and that citizens leave frustrated and confused. Franchot stated the concept of performance standards makes sense. and that the goal is to control the runoff. Franchot stated he would be inclined to look at a performance model and then look at the various concerns raised, such as the maintenance,massing, or the need for CUPs. Franchot stated he is not sure it has to be a CUP and that they should look at other options. -- Page 7 of 11 — MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. Gaffron stated if you look at it from a septic system standpoint and you go to a performance standard that regulates the quality of water leaving the septic system, the issue then becomes who will perform the testing. The measurement of the performance standards could be costly to homeowners unless there are some prescriptive standards that the homeowner has to comply with. Schoenzeit stated when this project was started, it was thought that there would be a menu of different BMPs developed by the state that the homeowner could look at and incotporate on their property. There was some initial discussion about whether the Task Force should wait for the state to develop that list but it was decided to go forward with the process. Schoenzeit recommended the City pick three items that the City agrees on and assib a value to them so there will not be an ongoing maintenance issue. Rahn commented he would like to stick with things that are currently required and not add to them. Walsh recommended that they base it off of the current code and look at what needs to be fixed within the current code. Walsh noted the original goal of the Task Force was to simplify things. McMillan pointed out performance standards require land and space for rain gardens and other things and that they are better suited for larger lots. Rahn stated there are also issues when a new owner of the property enters the picture. McMillan stated a small lot may require the landowner to give up half of his back yard in order to have a rain garden. McMillan stated the City will need to determine whether these items are practical. McMillan commented she would like the property owners to elect to do it on their own and that the City has to decide whether it is practical to require the landowners to do this. Franchot commented the property owner could be given the option. McMillan stated she would prefer at the time an application comes in for redevelopment that the Council look at it then. McMillan commented things will change over time on any property and that she would prefer to grant fewer variances and perhaps not be as restrictive as the DNR. Rahn suggested the City look at a prescriptive based ordinance and then compare the two. Rahn stated the City struggles with situations where homes were built without a patio or deck and then the subsequent new owner of the property desires those items. Rahn stated in his view each home should be allowed 100 square feet of deck or patio and that permeable pavers should be allowed. Schoenzeit stated other items to consider could perhaps be fabric and overhangs, decks on ground, decks over hardcover,top of the retaining walls, and 100 square feet of patio. Rahn commented the amenities installed under the performance based standards would likely disappear after a period of time. Schoenzeit stated they should also include a two-car garage on every property. Franchot stated very few people have had complaints about the percentages per zone,but that the issue is that their property is not quite what they want and they desire a deck or an extra garage stall. Franchot stated if the City can come up with some sensible flexibility on certain items,he would be in favor of that. Printup commented over time the process became more layered and more complex. Page 8 of 11 --- --- MINUTES OF THE ORONO CITY COUNCII.AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. Franchot stated the issue he keeps having is if they get 100 square feet of deck, the builders will not build it and incorporate the square footage into the house. Walsh stated the average hardcover number has been 26 or 28 percent even though the maximum number is 25. Schoenzeit stated the City rarely goes over the 15 percent structural coverage limit, and if the property owner is allowed 25 percent plus a couple of items that do not count against hardcover, that might be a good solution. Gaffron commented that is a dangerous slope because every lot is a different shape and that he does not feel the City can do that in a fair and equitable manner. Gaffron commented they are comparing different situations and that they would never be able to get to a good average. McMillan stated it would depend on whether the 0-75 foot area is included in the hardcover calculations and that she would be in favor of the 75-250 foot zone for the house. McMillan commented it gets complicated with the different zones and the various surveys that are required. Franchot stated he would like to hear more about the rationale to codify the average. Franchot asked why the City would want to allow different items to not be counted. Gaffron stated the DNR has identified certain percentages, and once you get past 10 or 15 percent, other factors start to impact the lake. McMillan stated the DNR is saying the 25 percent basically applies to developed lakeshore along Lake Minnetonka. McMillan questioned whether the City wants to hold people on Lake Minnetonka to the 15 percent standard. Franchot noted the DNR standards are state-wide. McMillan commented it would also depend on the shape of the lot. Printup stated he would like to avoid CUPs and overreaching regulations. Printup indicated he would be in favor of some things not be considered hardcover, such as a certain size deck; handicap ramps; roofs with overhangs, with or without a post; bay windows;the tops of retaining walls if they are required, pools; and permeable fabric. Printup stated he would be in favor of giving credit for rain barrels, which is similar to a pool. Printup noted hardcover regulations were established in 1975. The total number of households in 1980 was 2291 and in 2010 it was 2826. Printup stated this area is close to being built out, and that his impression is, when looking at these issues, that they are treating the area like the majority of it is virgin land, which is not the case. Printup stated it is important to keep strict regulations around the lake but that he is not sure what the benefit is to doing more. Gaffron stated he has looked at different lot shapes and how different lot shapes affect hardcover in the various zones. Gaffron stated a number of factors come into play on these lots and that he is compiling a list of what variances were granted on lot area and hardcover in the various zones. Gaffron stated it is difficult to compare apples to apples given the varying circumstances. Gozola stated the main goal being expressed tonight is the desire to simplify the ordinance. Gozola stated if the primary goal is to simplify the ordinance,perhaps the City should keep the zones in place. — Page 9 of 11 MINUTES OF THE ORONO CITY COUNCII,AND PLANNING COMMISSION JOINT WORK SESSION Monday,January 9,2012 5:00 o'clock p.m. Rahn commented the Council is familiar with zones. McMillan stated she is concerned with having the overlay for the entire city. Gaffron stated the value to having all these different zones is to keep hardcover from clustering in or near the 0-75 foot zone. McMillan stated she sees a lot of value in having the zones. Gozola stated the ordinance focuses on just the parcels that are being regulated today. Gozola pointed out there will be some gaps beyond the 1000-foot shoreland area. Gaffron stated the gaps are so small that they are treated basically the same. Gaffron stated he does not see the value in treating them differently than their neighbors. Curtis stated one of the things that she found with the tiers is that a person would know what you are allowed without talking to a surveyor. The different colored parcels would allow Staff to know which tier they fall into. Franchot stated the positive is that the City will just tell you what tier you are in and a survey will not be required to deternune the different zones. Printup asked how the small lots in Navarre and Crystal Bay would be affected by the tiers. Gaffron stated the long, narrow lots will be the lots that will have the most turnover. McMillan asked what would assist the Task Force in their next steps. Gozola stated in order for the ordinance to be more prescriptive,they would need to take away some of the performance options, eliminate some of the things that are currently considered hardcover, and not expand to areas that currently are not covered by the hardcover regulations. Gozola indicated he would keep the tiers in place and that each lot would be assigned at what their threshold is. Gaffron recommended they designate each lot and that it might be possible some of the lakeshore lots will be designated a different tier. Levang stated in her view it should be similar to what exists today with specific items being identified as being excluded from the hardcover limits. Gozola asked whether the existing code should be cleaned up and consolidated more. Rahn stated he would like to see that cleaned up if possible. Rahn stated one of the goals is that a homeowner can build a house in Orono without having to call City Hall for clarification on what is and is not allowed. Rahn stated in his view one survey is not that cumbersome but that it is the multiple surveys that property owners are sometimes required to do. Gaffron stated he likes the concept of having the property meet one number and that it comes down to the complexity of how we amve at that number. Gozola indicated he would incorporate the recommendations made tonight into the draft ordinance. - Page 10 of 11 • MINUTES OF THE ORONO CITY COUNCIL AND PLANNING COMMISSION JOINT WORK S�SSjON Monday,January`�.12;2012 5:00 o'clock p.m. ADJOURNMENT There being no further business to discuss,the joint work session was adjourned at 6:57 p.m. � - � /�L��,.� �C��-v- ��� ' , 0 Lili Tod McMillan, Mayor Loren Schoenzeit, Planning Chair _____ ,_..___ _..___---- ____ _.....__ _.__..---._ _--- Page 11 of 11 .__..__.. _.._._.._ . __,...__ _------- -.