STAFF REPORT by dnB551

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									                                PLANNING COMMISSION
                                    STAFF REPORT


To:   Planning and Zoning Commission
Date: August 30, 2012
Item: CUP07-06 (Amendment of Gas N’ Go Outdoor Retail Sales Conditional Use Permit)

GENERAL INFORMATION:

Applicant:                          Sydney Oskoui

Requested Action:                   Conditional Use Permit

Purpose:                            To amend an existing permit approved to allow for the
                                    outdoor retail sale of items not customarily incidental to the
                                    permitted business use in two vendor spaces at the
                                    southwest corner of the site. The amendment seeks to
                                    allow for two additional vendor spaces at the north end of
                                    the property.

Location:                           The site is located at 830 North Fifth Avenue on the
                                    northeast corner of Fifth Avenue and Larch Street, and
                                    described as Tax No. 103. less the North 158 feet and Tax
                                    No. 194; Tax No. 182; and Tax No. 34 less the East 5 feet,
                                    and Tax No. 152, in Section 15, Township 57 North, Range
                                    2 W.B.M.

Size:                               Approximately 1.5 acres (65,558 square feet)

Existing Zoning and Land Use:       Commercial B / gas station/convenience store, quick lube
                                    center, and existing vendor spaces.

Surrounding Zoning and Land Use:    North: Commercial B / Chamber of Commerce building
                                    South: Commercial A with Residential Single-Family east
                                           of Fourth Avenue / commercial retail stores, with the
                                           Jack in the Box restaurant and former Coleman Oil
                                           fueling site west of Fifth Avenue and single-family
                                           residential east of Fourth Avenue
                                    East: Commercial B / legally-nonconforming single- and
                                           multi-family residential uses and Sand Creek
                                    West: Commercial B / Quality Inn motel, restaurant and
                                           lounge, and commercial businesses.

Comprehensive Plan: The following Comprehensive Plan provisions should be considered for this
      application:

        Chapter 3, Community Design


                                           1         Gas N Go Outdoor Retail Amend (CUP07-06)
Goal CD-1: Historic Town - Retain Sandpoint’s position and image as an historic town.
   Policies
   A. Ensure that all commercial, single and multi-family development respect the
      town’s unique historic character, in architecture, density and in site planning.
   B Facilitate reinvestment in and adaptive reuse of historic structures, districts and
      neighborhoods.
   E. Focus civic, social, and commercial activity in the downtown.

Goal CD-2: Resource Conservation - Facilitate resource conservation and community
development in Sandpoint’s design.
   Policies
   A. Locate population intensity in and near the downtown and where urban services
       are readily available.
   C. Encourage mixed use in CA-4 and CA-5 areas.
   D. Design public transportation services linking residential, industrial and
       commercial districts.

Goal CD-3: Quality Growth - Make higher density areas dynamic, attractive and
desirable places to live and operate businesses.
    Policies
    A. Support making streetscapes and public spaces functional, safe and attractive.
    B. Arrange land uses to focus public activity in CA-3B, CA-4 and CA-5 districts.
    E. Reduce the amount of land devoted to surface parking, including but not limited
       to encouraging parking structures in CA-4 and especially CA-5 districts.

Chapter 4, Land Use

Goal LU-2: Traditional Patterns - Emulate traditional neighborhood development in
areas identified for more intensity; ensuring new population is housed close to services.
   Policies
   A. Mix land uses in CA3-B, CA4 and CA-5 areas.

Chapter 5, Housing

Goal H-2: Existing Neighborhoods - Protect and enhance the charm and comfort of
Sandpoint’s existing neighborhoods.
   Policies
   A. Implement appropriate controls in consideration of transition areas between
      existing neighborhoods and adjoining CA-3B, CA-4 and CA-5 districts.
   B. Create street environments that would be appropriate for historic single-family
      neighborhoods.

Chapter 8, Public Services, Facilities & Utilities

Goal PS-1:Public Services - Provide public services to keep pace with changes in
community demand, while increasing sustainability to reduce infrastructure cost.
   Policies
   C. Arrange land uses and public services systems to make them as efficient as
      practicable.

                                     2         Gas N Go Outdoor Retail Amend (CUP07-06)
Chapter 9, Economic Development

       Goal E-1: Economic Diversity - Create a vibrant and diverse economy in Sandpoint.
          Policies
          A. Support existing manufacturing businesses as providers of jobs with living-wage
              and benefits.
          B. Encourage localism and innovative techniques to increase circulating dollars
              within the Sandpoint economy.

       Goal E-3: Workforce Needs - Provide Sandpoint workers with affordable housing
       options near jobs, public transportation, and non-motorized transportation options.
           Policies
           D. Promote opportunities that employ Sandpoint residents in Sandpoint.

       Goal E-4: Downtown Revitalization - Support Downtown Sandpoint’s historic role as a
       major economic, social and civic center of Bonner County.
          Policies
          C. Collaborate with local business organizations and assist in providing the
              infrastructure to attract new economically diverse business in the Downtown.
          D. Create a streetscape that encourages an active street life.
          E. Make Downtown a primary multimodal friendly destination.
          H. Retain high traffic Downtown anchors.
          I. Encourage first floor restaurants and diverse retail utilization.

       Chapter 10, Natural Resources & Hazardous Areas

       Goal NR/H-1: Resource Protection - Preserve and protect Sandpoint’s natural resources.
          Policies
          F. Concentrate growth within city limits.


SPECIAL INFORMATION:

Public Services and Utilities:        All public utilities are available to the property.

BACKGROUND INFORMATION

The property in question was annexed into the City of Sandpoint in 1936. The first zoning district
in Sandpoint was created in 1941 and only certain portions of the incorporated City were given any
zoning designation from then until 1958. The area south of Larch Street was first given a
Residence 3 designation in 1950. Although the associated map is not available, records indicate an
ordinance was approved in 1959 which established an official zoning map for the City following
the 1958 creation of the Residence “A,” Residence “B,” Residence “C,” Commercial “D,” and
Industrial “E” zoning designations. The 1958 Code also provided that “Any area annexed to the
Municipality shall, upon such annexation, be automatically zoned ‘Residence A’ until otherwise
zoned.” There is no clear record of when the site was first zoned or what designation was given,
but the its former Commercial “D” zoning designation was confirmed when the City re-established
its zoning map in 1979. The current Commercial B zoning designation replaced the Commercial
“D” provisions in 2010.

                                             3           Gas N Go Outdoor Retail Amend (CUP07-06)
Prior to 1998, small retail businesses, such as latte stands, locating on a commercially-zoned site
were typically treated as an accessory use regardless of the primary use on the site. Between
1998 and 2006, such businesses wanting to locate on property in the former Commercial “D”
zone were advised they were required to go through the site plan review process, and that such
businesses were required to be within an enclosed building. In 2006, the City revised the
provisions of the Commercial “D” zone to state that uses customarily incidental to a listed
permitted uses would be allowed, provided that outdoor sales not exceeding 50% of the interior
business square footage, and that outdoor retail sales not customarily incidental to a permitted
use require a Conditional Use Permit. The 2010 provisions include a similar conditional use
permit requirement for “outdoor displays, storage, sales, service, and minor entertainment” that
are non-ancillary to the primary business use.

In 2007, the existing Conditional Use Permit was approved by the Planning Commission, subject
to the following conditions:

1.     The clear vision triangle at Fifth Avenue and Larch Street shall remain clear of any
       structure or merchandise over 3 feet in height. The north boundary of the clear vision
       triangle shall be striped.

2.     Without a portable restroom, any vendor locating on the site shall be limited to the
       convenience store’s hours of operation. Access to the restrooms in the convenience store
       must be allowed to employees and customers of the transient uses.

3.     Each vendor shall be inspected to determine compliance with International Fire Code
       requirements.

4.     New vendors must provide after-hours contact information to the Police Department, and
       shall obtain the required business registration/license.

5.     Vendors shall not be allowed on the property for a time period exceeding 30 days; the same
       vendor may not return within a 30 day period to resume business on the property.

6.     All directional, parking and vendor sites as shown on the site plan provided by the applicant
       shall be marked.

7.     This Conditional Use Permit will allow one vendor location for one year. One year after the
       approval of this permit, the applicant shall be allowed a total of two vendors (as shown on
       the site plan) if no problems have arisen due to the occupancy of the first vendor.

8.     The Northeast area of the property shall be designated as “parking” by striping or signage as
       acceptable to the Public Works Director.

Prior to the 2007 Permit, there were code enforcement issues with this site related to off-premise
signage and businesses locating on the site without obtaining appropriate permits. Since the
2007 Permit approval, there have continued to be compliance issues related to the required
striping of parking and clear vision triangle area, maintenance of the clear vision triangle, and the
location, length of stay, and size of area utilized by vendors. It also appears that some vendors
may be “camping out” on the site.

                                              4         Gas N Go Outdoor Retail Amend (CUP07-06)
The amendment that is currently before the Commission was prompted by inquiries from a vendor
wanting to locate a food bus on the northern end of the site. Staff was advised that he would utilize
one of the approved spaces until the Permit was revised. That food bus is currently sited on the
northern end of the property in violation of the current Permit.

ANALYSIS:

Current Zoning:        Commercial B

   9-2-1-1:PURPOSE AND INTENT:

               The purpose of these [Commercial A, B, and C] zones is to foster and strengthen
               economic vitality in Sandpoint's commercial areas while respecting and enhancing
               the special character of the existing development in the downtown core area. The
               downtown is a compact assembly of storefront buildings, short walkable blocks,
               mixed uses, pedestrian amenities, and consolidated on and off street parking. The
               community's commercial character is especially vulnerable to intrusion from
               incompatible uses and physical development practices which are inconsistent with
               the historical fabric. The purpose of these zones is to establish requirements for
               building and site design for new development and for the significant modification
               of existing developments within the commercial areas. The city's downtown,
               designated as Commercial A is so important and significant to the city, that it
               justifies a special set of regulations designed to protect and enhance its character
               in light of new development. Considerable opportunity for new infill
               development adjacent to existing neighborhoods lies north of this area and is
               designated as the Commercial B zone. The Commercial C zone represents a
               lower intensity commercial area serving adjacent neighborhoods and residents and
               preserving the scale of the built environment by restricting height limits. The
               following principles serve as the foundation for the Commercial A, B and C
               zones:
               A.       Efficient use of land and services.
               B.       A mix of land uses which strengthen opportunities for economic
                        vitality and support pedestrian activity as well as housing
                        opportunities.
               C.       Provide for community gathering places and pedestrian/visitor
                        amenities.
               D.       Establish a distinct storefront character associated with the downtown
                        core area.
               E.       Provide transitions to adjacent neighborhoods and commercial areas.
               F.       Maintain and enhance the area's character through design guidelines.
               G.       Encourage residential development above ground floor.
               H.       Encourage structured parking in commercial areas.

   9-2-1-9:SPECIAL STANDARDS FOR OTHER USES:

               B.      Accessory Uses: Outdoor displays, storage, sales, service, and minor
                       entertainment are regulated. Accessory uses may be permitted provided
                       that they meet the following:

                                              5          Gas N Go Outdoor Retail Amend (CUP07-06)
                      1.      All non-ancillary booths, stalls, carts, or other equipment for
                              outdoor display, sales, service or minor entertainment require
                              approval of a conditional use permit. Customary uses such as
                              holiday sales of Christmas trees and fireworks are excluded
                              from this requirement.
                      2.      All authorized outdoor displays, sales, service or minor
                              entertainment takes place on private property with the written
                              consent of the owner or agent of said property, or on public
                              property with consent from the city.
                      3.      No display, sales, service or minor entertainment blocks the
                              required pedestrian walkways. A clear area with a minimum
                              width of five feet (5') shall be left between the street and the
                              building entry or exit.
                      4.      All booths, stalls, carts, or other equipment for outdoor display,
                              sales, service or minor entertainment at the close of business
                              each day shall be removed or immobilized and secured so as to
                              prevent it from becoming a public safety hazard, nuisance or
                              security risk.
                      5.      Outdoor displays or storage shall not exceed twenty percent
                              (20%) of the retail floor area of the primary business.

Conditional Use Permit Criteria:

Pursuant to City Code (§9-9-6.A.3.h), a Conditional Use Permit application must meet the
following standards

   1.      Will, in fact, constitute a conditional use as established on the official schedule of
           regulations for the zoning district involved.
   2.      Will be harmonious with and in accordance with the general objectives, or with any
           specific objective of the comprehensive plan and/or applicable sections of the
           Sandpoint Code.
   3.      Will be designed, constructed, operated and maintained to be harmonious and
           appropriate with the existing or intended character of the general vicinity and that
           such use will not change the essential character of the same area.
   4.      Will not be hazardous or disturbing to existing neighboring uses.
   5.      Will be served adequately by essential public services and utilities such as highways,
           streets police and fire protection, drainage systems, refuse disposal, water and sewer,
           and schools; or that the persons or agencies responsible for the establishment of the
           proposed use shall be able to provide adequately any such service or utility.
   6.      Will not create excessive additional requirements at public cost for public services
           and utilities and will not be detrimental to the economic welfare of the community.
   7.      Will not involve uses, activities, processes, materials, equipment and conditions of
           operation that will be detrimental to any persons, property or the general welfare by
           reasons of traffic, noise, smoke fumes, glare or odors.
   8.      Will have vehicular approaches to the property which shall be designed so as not to
           create an interference with traffic on surrounding public roads.
   9.      Will not result in the destruction, loss or damage of a natural, scenic or historic
           feature of major importance.


                                             6         Gas N Go Outdoor Retail Amend (CUP07-06)
Pursuant to City Code (§9-9-6A.6), upon granting a Conditional Use Permit, conditions may be
attached including, but not limited to, the following:

       1.      Minimizing adverse impact on other developments
       2.      Controlling the sequence and timing of development
       3.      Controlling the duration of development
       4.      Assuring that development is maintained properly
       5.      Designating the exact location and nature of development
       6.      Requiring the provision for on-site or off-site public facilities or services
       7.      Requiring more restrictive standards than those generally required in an
               ordinance.

Compliance with Comprehensive Plan: Context Area (CA) 4 pattern areas generally match those
      of CA-3B, but increase density by emphasizing two and three-story mixed-use and
      attached townhome-style residences. CA-4 areas are intended as vibrant secondary
      centers of commercial, office, and residential development, serving as neighborhood hubs
      for residents in neighboring CA-3 and CA-2 districts.

       CA-3B designations are established on the comprehensive plan map where such patterns
       already exist, or may aid to buffer or provide continuity between future higher-intensity
       areas, such as along Division north and south of Highway 2.


Compatibility with Neighborhood:      The property is surrounded by Commercial zoning, and a
                                      mixture of hospitality, retail sales, and residential uses.
                                      The only landscaping in the existing parking lot is located
                                      between the gas station/convenience store and the quick
                                      lube center.

                                      One response to the public hearing notice has been received
                                      indicating support of the request, one indicates a neutral
                                      position, and two indicate they do not support the request.
                                      The concerns expressed include the appropriateness of the
                                      use in this location, and the visual impact it can have on
                                      visitors because of its location.

Environmentally Sensitive Areas:      N/A

Historic Building Sites:              N/A

Archeological sites:                  N/A

Traffic and Parking Implications:     City Code requires 1 parking space for every 300 square
                                      feet of office (≈1,440 sq. ft. = 5), one for every 250 square
                                      feet of retail (≈2,360 sq. ft. = 12), and 2 parking spaces for
                                      each service bay (3 bays = 6). Parking requirements for the
                                      site, without any vendor spaces, totals 23 spaces. Based on
                                      the retail parking requirement, each 12- by 20-foot vendor
                                      space increases this total by one space.

                                              7          Gas N Go Outdoor Retail Amend (CUP07-06)
                            The Applicant has indicated he will stripe/paint 5 parking
                            spaces for customers to use for the new vendor spaces.

Access and Street Design:   The site is located on the northeast corner of Fifth Avenue
                            and Larch Street, and the two currently-approved vendor
                            spaces are located adjoining this intersection. Maintenance
                            of the clear vision triangle at this intersection should
                            continue to be a condition of this permit. The Applicant
                            has noted he will stripe/paint directional arrows to help the
                            flow of onsite traffic. In conjunction with this amendment,
                            the Commission may want to consider requiring the
                            existing vendor spaces also be relocated to the northern end
                            of the property to eliminate potential conflicts.

Neighborhood Parkland:      N/A

Stormwater Management:      The site is currently paved and the amendment does not
                            seek to increase the existing hard-surfacing; with no
                            increase in the impervious surface no stormwater
                            management plan is required.

Infrastructure:             The proposal is not for a specific use, but to generally allow
                            seasonal vendors to locate in this same location. Water,
                            sewer, and other utility requirements will be based on the
                            vendor. Without a portable restroom, any vendor locating
                            on the site should be limited to the convenience store’s
                            hours of operation.

Summary:                    The proposed use falls within the provisions of Sandpoint
                            City Code. However, as previously noted, there have
                            continued to be compliance issues related to the existing
                            Permit.

                            The conditions listed below include the Permit’s current
                            conditions with some requested or suggested amendments, as
                            well as recommended new conditions similar to those
                            imposed on recent Conditional Use Permits for other outdoor
                            sales sites. The Commission will need to clarify whether the
                            Applicant is requesting that the condition limiting a vendor’s
                            length of stay be lifted.

                            The Planning Commission will need to determine whether
                            the request to amend the existing permit to add two
                            additional vendor spaces is warranted, and whether
                            conditions imposed can mitigate the potential negative
                            impacts of the use.



                                   8         Gas N Go Outdoor Retail Amend (CUP07-06)
                                     The Commission has the following options with this
                                     requested amendment:
                                     •      Approve the request to amend the existing
                                            Conditional Use Permit to add two new vendor
                                            locations with appropriate revised and/or new
                                            conditions (Condition No. 7 – As Requested).
                                     •      Modify the requested amendment to require all four
                                            vendor spaces be located at the northern end of the
                                            property with appropriate revised and/or new
                                            conditions (Condition No. 7 – Alternative #1)
                                     •      Deny the requested amendment. This would leave
                                            the existing Conditional Use Permit intact.
                                     •      Deny the requested amendment and modify the
                                            existing Conditional Use Permit to require the
                                            existing two vendor spaces be relocated to the
                                            northern end of the property with appropriate revised
                                            and/or new conditions (Condition No. 7 – Alternative
                                            #2).
                                     •      Deny the requested amendment and revoke the
                                            existing Conditional Use Permit (this would require
                                            an additional public hearing).

                                     If the Commission chooses to approve some modification of
                                     this Conditional Use Permit or allow the existing Permit to
                                     continue, they may also choose to require periodic reviews or
                                     set an expiration date.

PROPOSED CONDITIONS & STAFF RECOMMENDATION:

Existing Conditions:

1.     The clear vision triangle at Fifth Avenue and Larch Street shall remain clear of any
       structure or merchandise over 3 feet in height. The north boundary of the clear vision
       triangle shall be striped.

2.     Without a portable restroom, any vendor locating on the site shall be limited to the
       convenience store’s hours of operation. Access to the restrooms in the convenience store
       must be allowed to employees and customers of the transient uses.

3.     Each vendor shall be inspected to determine compliance with International Fire Code
       requirements.
                        -PROPOSED REVISION (as requested by Fire Chief)-
       All vendors and site are subject to International Fire Code review prior to set-up of
       operation.

4.     New vendors must provide after-hours contact information to the Police Department, and
       shall obtain the required business registration/license.



                                            9         Gas N Go Outdoor Retail Amend (CUP07-06)
5.     The Commission needs to clarify whether the Applicant is seeking amendment to
       this Condition: Vendors shall not be allowed on the property for a time period
       exceeding 30 days; the same vendor may not return within a 30 day period to resume
       business on the property.

6.     All directional, parking and vendor sites as shown on the site plan provided by the
       applicant shall be marked.

7.     This Conditional Use Permit will allow one vendor location for one year. One year after
       the approval of this permit, the applicant shall be allowed a total of two vendors (as
       shown on the site plan) if no problems have arisen due to the occupancy of the first
       vendor. for
                                            -AS REQUESTED-
       This Conditional Use Permit will allow two vending sites, in the southwest corner of the
       site, and two vending sites at the northern end of the property. Each vending site shall be
       limited in size to 12 by 20 feet each.

                                        -ALTERNATIVE #1-
       This Conditional Use Permit will allow for up to four vending sites located at the
       northern end of the property. The two existing vending sites at the southwest corner of
       the property shall be removed. Each vending site shall be limited in size to 12 by 20 feet
       each.

                                        - ALTERNATIVE #2-
       This Conditional Use Permit will allow two vending sites located at the northern end of
       the property. The two existing vending sites at the southwest corner of the property shall
       be removed. Each vending site shall be limited in size to 12 by 20 feet each.

8.     The Northeast area of the property shall be designated as “parking” by striping or signage
       as acceptable to the Public Works Director.

Proposed Additional Conditions:

9.     Outdoor sales approved under this permit may occur annually between May 1 and
       October 31. The approved hours of operation for each vendor will be daily from 9:45
       a.m. to 9:00 p.m. Vendor enclosures may remain in their assigned locations, but no on-
       site camping of vendors will be allowed.

10.    Individual vendors may only display signage within the limits of their designated vendor
       area. Any signage utilized by individual vendors shall be subject to the applicable size
       and permitting requirements of the Sandpoint Sign Code (Sandpoint City Code, Title 8,
       Chapter 5). Unless affixed to a vendor enclosure or business vehicle, such signage shall
       not be displayed beyond the approved hours of operation.

11.    Any increase in the number of approved vending stalls, or change in the approved hours
       of operation, will require amendment of this Conditional Use Permit.

12.    The entirety of the property shall remain tidy and in a perpetual state of litter free existence.
       All loose trash, shipping or display packaging, cups and related vending refuse shall be

                                              10          Gas N Go Outdoor Retail Amend (CUP07-06)
      picked up after the close of business each day. Recycle bins shall be located on site and any
      dumpsters must be screened according to City Code.

DEFICIENCIES AND DISCREPANCIES:

N/A




                                           11          Gas N Go Outdoor Retail Amend (CUP07-06)
ATTACHMENTS:

1.   Conditional Use Permit Application
2.   August 21, 2007, Planning Commission Minutes
3.   September 18, 2007, Planning Commission Minute
4.   Site Aerials (2007 – 2011)
5.   Site Photographs (2009 – 2012)
6.   Public Comments
7.   Project Site Map




                                         12           Gas N Go Outdoor Retail Amend (CUP07-06)
If Approving:

                           PROPOSED MOTION FOR DECISION

“I move the Sandpoint Planning Commission, after consideration of the criteria and relevant
standards of Idaho Code APPROVE the request by Sydney Oskoui to amend an existing
Conditional Use Permit for property in the Commercial B zone that was approved to allow two
vendor spaces at the southwest corner of the site to be used for the outdoor retail sale of items not
customarily incidental to the permitted business use. This amendment will allow an additional
two vendor spaces at the north end of the property. The site is located at 830 North Fifth Avenue
on the northeast corner of Fifth Avenue and Larch Street

Based on evidence, records, and testimony, the reasons for approving this request are:

1.     Staff has followed the notice procedures applicable to Conditional Use Permits contained in
       Idaho Code 67-6512 and Sandpoint City Code Title 9, Chapter 9.

2.     Based on information presented at the hearing and the placement of limitations through
       conditions, the application is in compliance with the nine criteria for Conditional Use
       Permits as outlined in Sandpoint City Code §9-9-6 A(3H).

3.     The requested Conditional Use Permit is consistent with the overall planning goals and
       objectives outlined in the Comprehensive Plan..”

Subject to Conditions 1-12 as recommended by Staff




                                             13         Gas N Go Outdoor Retail Amend (CUP07-06)
If Denying:

                           PROPOSED MOTION FOR DECISION

“I move the Sandpoint Planning Commission, after consideration of the criteria and relevant
standards of Idaho Code) DENY the request by Sydney Oskoui to amend an existing
Conditional Use Permit for property in the Commercial B zone that was approved to allow two
vendor spaces at the southwest corner of the site to be used for the outdoor retail sale of items not
customarily incidental to the permitted business use. The site is located at 830 North Fifth
Avenue on the northeast corner of Fifth Avenue and Larch Street.

Based on evidence, records, and testimony, the reasons for denying this request are:

1.     Staff has followed the notice procedures applicable to Conditional Use Permits contained in
       Idaho Code 67-6512 and Sandpoint City Code Title 9, Chapter 9.

2.     Based on information presented at the hearing and the placement of limitations through
       conditions, the application is not in compliance with the nine criteria for Conditional Use
       Permits as outlined in Sandpoint City Code §9-9-6 A(3H).

3.     The requested Conditional Use Permit is not consistent with the overall planning goals and
       objectives outlined in the Comprehensive Plan.”

With this denial, the existing Conditional Use Permit for two vendor spaces remains intact,
subject to the original Conditions 1-7.

                                               -OR-

The Commission calls a public hearing to revoke the existing Conditional Use Permit.




                                             14         Gas N Go Outdoor Retail Amend (CUP07-06)

								
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