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HomeMy WebLinkAboutMinutes 07/26/2000 . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 July 26, 2000 7:00 p.m. ROLL CALL Members Present: Bob Philpott, Fred Norton, Linda Nutter, Fred Hewins, Mary Craver, Chuck Schramm Members Excused: Bob King Staff Present: Brad Collins, Gary Kenworthy, Dan McKeen Public Present: Arnold Schouten, Mr. Levi Richards, Steve Oliver, Jack Heckman, Robert Beausoleil, Grant Borgman APPROV AL OF MINUTES Commissioner Schramm indicated that Mr. Unger was responding to Commissioner Hewins rather than himself in paragraph No.2, and that Mr. Unger was responding to himself rather than Chair Hewins in paragraph 5. On page 11, Finding 9, should be corrected to read that 32 sites are available rather than 40 sites available for adult entertainment businesses, Commissioner Philpott moved to approve the June 28, 2000, minutes as corrected. The motion was seconded by Commissioner Norton and passed 4 - 0 with Commissioners Nutter and Craver abstaining due to absence. Commissioner Nutter disclosed that she owns property on Georgiana Street and would step down for consideration of Item No. I if anyone in the audience feels there may be an appearance of fairness. The property she owns is not in the same block as the application location. Commissioner Hewins indicated that he resides at 611 West Tenth Street which is approximately two blocks west of the location for Item No.2. He offered to remove himself if there were objections to his action on the issue. No one from the audience objected to either commissioner remaining for the deliberations. PUBLIC HEARINGS: CONDITIONAL USE PERMIT - CUP 00-04 - DEL GUZZI. 824 Georgiana: A request for a conditional use permit to allow an off-street parking lot to be established in the Commercial Office zone, Planning Director Collins reviewed the Planning Department's staff report recommending approval of the application. He noted that two letters were received from neighboring property owners that were received during a rezone application for the same property. The Planning Commission Minutes July 26, 2000 Page 2 . letters were not included in the Department's analysis for the conditional use permit as they were submitted during the public comment period for the rezone proposal. In response to Commissioner Schramm, Mr. Collins confirmed that the request is for an employee parking lot and not a storage lot or location for staging activities in reference to the building supply use. He added that due to the turning radius needed for large trucks to negotiate turns and traffic backup concerns on Front Street the applicant would like the City to allow delivery trucks to enter the parking area from Georgiana, cross the alley into the building supply yard, and exit on to Front Street. Chair Hewins opened the public hearing . Arnold Schouten, 833 East Front Street, stated that he was present to answer questions because the applicant Lisa Del Guzzi was not able to be present. He is the business owner of the Hartnagel Building Supply business and has been a tenant in the block for the past 18 years. Lisa Del Guzzi is the property owner and applicant. The current location of the building supply use is Lots 13 through lot 18. Trucks currently travel along Georgiana to Race Street for deliveries to the site. Freight is currently unloaded and handled in the parking area along Race Street which limits use of that parking lot for parking needs. Employees and customers frequently park on the side streets. The proposal would eliminate on-street parking. Employees arrive as early as 6 a.m. and are gone by 6 p.m. There will be no freight handling in the proposed parking lot. It is not feasible to mix vehicles and freight handling. Recent improvements to the alley have been made to level the driving surface and create drainage for trapped stormwater. He questioned the extent of the expected improvements noted in Condition No.3. There was testimony during the rezone hearing at the City Council by City Engineer Kenworthy that the City is anticipating improvements to the alley in 2001. He is willing to work with the City as an adjacent business owner for improvements to the alley but asked for specific clarification as to the required involvement of the applicant with regard to the separate parking lot improvement. Commissioner Schramm asked how early delivery trucks might use the proposed parking area. Mr. Schouten responded that no unloading of freight would occur prior to business hours and that activity would not occur in the proposed parking lot. In response to Commissioner Nutter, Mr. Schouten responded that lighting is not planned. The parking lot is intended for employees not customers. Forklift traffic will be reduced or eliminated in the alley and on Race Street due to delivery truck unloading being done within the confines of the building supply storage area. The parking lot surface will be blacktopped. Angled parking will be provided within the parking area as the landscaping requirement somewhat reduces the usable width of the lot for drive aisle use. . Levi Richards, 818 Georgillna, is a neighboring property owner who submitted a letter with regard to the rezone application. His intent in submitting a letter of concern during the public comment period for the rezone application was that it also be included in association with the conditional use permit proposal. . . . Planning Commission Minutes Jltly 26,2000 Page 3 Chair Hewins read a letter from Mr. and Mrs. Richards into the record asking that the proponents take into consideration the Richards' property in design of a parking lot such that the (Richards) landscaping not be damaged and that drainage will be directed away from the residence. There being no further testimony, Chair Hewins closed the public hearing. Discussion between the Commission members referenced exiting on to Front Street, unloading within the parking lot, surrounding uses, required landscaping, parking lot design and stormwater control. In response to Commissioner Schramm, Mr. Schouten responded that the proposed parking area and the parking lot recently approved adjacent (east) to the site are low spots in the block. Stormwater drainage will be constructed during development ofthe two parking lots which will provide drainage controls in the area that does not now exist. Mr. Collins noted that Condition No.3 as proposed is to provide improvement to the alley surface to address concerns expressed by neighbors during the public comment period for the rezone application. Gary Kenworthy, City Engineer, added that the City is tentatively scheduled to overlay the alley from Race to Eunice Street early next year and will work with the applicant on that improvement. Commissioner Nutter moved to approve the conditional use permit for an off-street parking lot with the following conditions, findings, and conclusions: Conditions: 1. The off-street parking lot shall be used in conjunction with the Hartnagel Building Supply use located at 833 East Front Street. 2. Ingress to the parking area and parking within the lot shall be designed to be from Georgiana Street. Egress from the parking area shall be to the Georgiana/Front Alley. 3. The GeorgianaIFront Street alley shall be improved with a 1" asphalt overlay from the west side of the Lot 4 to Race Street. 4. Truck traffic shall be restricted within the parking lot from the hours of? p.m. to 7 a.m. No material handling shall be allowed within the parking lot. . . . Planning Commission Minutes July 26, 2000 Page" 5. The requirements of Condition No.4 shall be posted on site. 6. Parking lot shall be restricted to the east side of the lot. Findings: The following findings are based on information provided in the July 26,2000, Staff Report for CUP 00-04, including all of its attachments and the Planning Commission's discussion and deliberation following the July 26, 2000, public hearing. The City of Port Angeles Planning Commission hereby finds: 1. An application was submitted to the Planning Department on May 20, 2000, to rezone property from RS-7, Residential Single Family, to CO, Commercial Office, to allow for a conditional use permit to develop an off-street parking lot in support of an adjacent commercial use. The applicant is Lisa Del Guzzi. 2. The property is identified as Lot 4, Block 38, Norman R. Smith's Subdivision and is 7,000 square feet in area. 3. The Planning Commission recommended approval of the rezone to Commercial Office (CO) at its meeting of June 28,2000. The City Council subsequently rezoned the subject property on July 18, 2000. 4. The subject property is identified on the City's Comprehensive Plan Land Use Map as Commercial (C). 5. The City's Comprehensive Plan Land Use Map designates the property as Commercial (C). The site is located in the northernmost portion of the City's North Central Planning area. The Olympic Medical Center's Northwest Kidney Center is being developed across Georgiana Street from the site, with various medical uses located in the direct vicinity. The Olympic Medical Center's main campus is two blocks northeast of the site. Residential single-family residences are scattered between the medical uses with the Hartnagel Building Supply use directly south across the GeorgianalFront Street alley. 6. Land Use Element Goal A and Policies Al and A2 establish the need for all decisions to be consistent with the Comprehensive Plan Land Use Map and policies. Policy E3 requires commercial development to buffer its impact to residential properties. Transportation Element Goal B and Policy B.14. address circulation patterns across and within the community. 7. Properties to the north and east are zoned CO and are developed primarily as medical office uses within a one to two block distance from the site. Property to the south is zoned Commercial Arterial (CA) and is developed as commercial retail uses. Property to the west is zoned Residential Single Family (RS-7) and is developed with . . . Planning Commission Minutes July 26. 2000 p{lge5 single family residences. The parking lot would define the boundary between commercial office uses and residential uses west of the site and north of the Georgiana/Front Street alley. 8. Approximately one half of the lots in the 800 block of Georgiana Street are zoned Commercial Office. On the north side of Georgiana Street, the CO zone extends an additional three lots to the west of the subject lot. To the east, Lot 3 in Block 38, Norman R. Smith's Subdivision, was rezoned in March, 2000 from RS-7 to CO, to allow the establishment of a parking lot in association with an adjacent medical use. 9. The Commercial Office zone requires that a landscape buffer be provided along a property line that abuts a residential zoned property. Such buffer must consist of three (3') feet oflandscaping with a three to six (3' to 6') foot high vision obscuring fence or other solid landscaping material at minimum. Any proposed lighting on the site must be directed away from adjacent residences. 10. The Fire and Public Works Departments have indicated that they have no objections to the rezone. The Public Works Department will require specific development plans be approved prior to construction and that partial surfacing of the alley be completed for the use. 11. The SEP A Responsible Official issued a Determination of Nonsignificance (#915) for the proposal on June 22, 2000, in association with the companion rezone proposal. 12. The public comment period for this application ran from June 30, 2000, to July 17, 2000. No written comments were received during that time period. 13. The applicant noted a critically short supply of off-street parking for various office and commercial uses in the area. The proposal is intended to alleviate some of that congestion. Conclusions: A. The Comprehensive Plan's Land Use Element Goal A, Policies AI, A2, E3, and Objective 1, Goal D, Policy Dl, and Goal E, Policies El, and E3 support the proposal. B. As conditioned, the conditional use pennit is in the public interest. C. The off-street parking lot is compatible with surrounding land uses. . . . Planning Commission Minutes July 26, 2000 Page 6 D. If developed as proposed, the parking area can reduce the parking impact of the adjacent building supply use on neighboring properties by providing needed off- street parking and required landscape buffering. E. The proposal is in the public interest. Commissioner Philpott seconded the motion which passed 6 - O. CONDITIONAL USE PERMIT - CUP 00-05 - BEAUSOLEIL. 514 West Eighth Street: A request for a conditional use permit to establish a recycle use in the CN, Commercial Neighborhood zone. Planning Director Collins reviewed the Planning Department's report recommending denial ofthe conditional use proposal. Mr. Collins distributed late infonnation submitted by the applicant's attorney prior to the meeting and answered questions as to prior uses of the site. The Commission took a ten minute recess to review the new infonnation provided by the applicant's attorney. The meeting reconvened. Commissioner Philpott asked what the zoning is for the recycling service located on Albert and Second Street. Mr. Collins responded that the zoning is Commercial Arterial. Chair Hewins opened the public hearing. Steve Oliver of Platt, lnvin, Taylor, 403 South Peabody, represented the applicant. Recycling of nonferrous metals is an important activity in this day and age. It is important for such a use to become accepted as a neighborhood use and not an industrial use. People will not drive for miles to recycle. Recyclable items will end up in a landfill if such facilities are not conveniently located. Therefore these services do meet the day to day needs of a neighborhood and are therefore appropriate in the Commercial Neighborhood zone. The area surrounding the proposed site is deteriorated and neglected. There has not been a single complaint about the applicant's operation during the past six months. Mr. Oliver submitted an additional petition with 63 signatures supporting this position and read a letter from Ward Dunscombe of Glass Services Company in support of the activity. Mr. Dunscombe had intended to testify but was currently out of town. Mr. Oliver clarified that the existing building storefront will be used to display and sell antique memorabilia but the shop area is intended to be used for the recycling activity. The site was previously used for auto repair activities up to 1990. Since then a detail shop, an upholstery shop, and an office use have occurred on the site. In explaining how the use came to be in operation in violation of the zone, Mr. Oliver explained that Mr. Beausoleil came in to the City to apply for a certificate of occupancy for the site but was not told he could not locate such a use in the eN zone. After a few weeks a staff person infonned his client that a recycling use is not pennitted in the eN zone. Some Planning Commission Minutes July 26. 2000 Page 7 . time later and after subsequent discussion with staff, Mr. Beausoleil was told that if he wished to operate the use at the site a conditional use would have to be permitted through the Planning Commission. A conditional use permit application was immediately submitted. Mr. Oliver identified the use as a neighborhood style business which will not impose a negative impact to the surrounding neighborhood. There have been no complaints and in fact two petitions have been submitted in support of the activity. The operation is small and meant to encourage nonferrous metal recycling. No noise is generated from the use other than personal vehicles arriving and departing. The applicant would agree to a condition that no outside storage is permitted and that he continue to deliver bundled recycled materials to appropriate handling centers rather than have such items picked up by large trucks. Mr. Oliver stated his opinion that conditional use permits should be considered on a case by case basis and not necessarily be considered as precedent setting unless the circumstances and neighborhoods are the same. He responded to Commissioner Norton that the property owner stores equipment outside at the rear of the building. That equipment storage area is not under the applicant's control nor is it a part of the application. . In response to Commissioner Schramm, Mr. Oliver indicated that when the applicant applied for a certificate of occupancy at the Building Division to begin the use he was given information regarding sign age but was not informed that the use would not be permitted in the Commercial Neighborhood zone until he had been in operation for two weeks. Planning staff noted on January 18,2000, that such a use is not permitted. Mr. Oliver answered Commissioner Schramm that acceptability of the use would probably result in small satellite sites. Substantial growth of the use at the current site is not anticipated as it is preferable to keep sites small in order to be environmentally and neighborhood friendly. Robert Beausoleil, 1007 South Albert, responded to a question of Commissioner Craver by explaining that he moved from a Valley Street location upon sale of a recycling business at that location. Commissioner Norton asked for clarification ofthe difference between the City's curbside recycling collection system and the applicant's operation. Mr. Oliver answered that the difference is that people are paid for their recycling at this facility. Mr. Beausoleil also serves commercial uses. He picks up that material; it is not delivered to his site. Commercial metals picked up might be copper from the Public Utility District, brass fittings from an industrial user, radiators, etc. Items are bundled in small bundles without the need for machine compression. . Dan Boardman, 524 West Fourteenth Street, owns Olsen's Grocery and Speed Queen Laundromat located across the street from the subject property. Since inception ofthe use at the site, the area has been kept very clean with no outside storage. He has yet to observe any problem with traffic. There does not appear to be runoff of any waste material. In conducting a private poll of customers to his store, no objections from anyone to the business Planning Commission Minutes lrIly 26. 2000 Page 8 . operation have been voiced. The location is very convenient for his customers to be able to turn in recycling while they are visiting the grocery store and laundromat. Heretofore the subject building has had a series of occupants that have done nothing to improve the site as the current occupant has. The use fits well with the neighborhood. He encouraged approval of the conditional use permit. Planning Director Collins noted that a previous auto repair use at the site was abandoned and was now nonconforming. The property owner has subsequently allowed a series of uses to be located since that time that have not been successful at the site. The property owner maintains use of the rear of the building for his personal use which restricts some use of the site. . When an applicant applies for a certificate of occupancy, a form is filled out and a fee paid for review. If reviewing City departments find that a use is permitted a certificate of occupancy (CO) is then issued. Completion of the application form and payment of initial fee does not condone a particular use. Staff did not make a mistake in accepting a CO application, in fact, the routed application form indicates denial by the Planning Department because the use is not identified as permitted in the CN zone. A business should not be commenced prior to an actual certificate of occupancy being issued. Apparently a misunderstanding of the process occurred. The applicant asked the City Manager to review the denial which took some time for a decision. It was the City Manager's decision to allow continuation of the operation during the interim time. Robert Beausoleil, 1007 South Albert, clarified that he does not handle any hazardous waste as he is not licensed to do so. Industrial materials handled on-site are certified as nonhazardous/toxic. Items that may contain fluids, such as radiators, are not accepted unless they are drained. He is not prepared to handle any material discharge. There being no further discussion, Chair Hewins closed the public hearing. In response to Commissioner Philpott, Director Collins answered that the Planning Department's response to the certificate of occupancy routing slip application indicated the use is not allowed in the zone. The response was submitted in a typical manner to the Building Division who then informed Mr. Beausoleil that the use was not permitted. Following staffs review it was determined that he was already operating and as it is the City's policy to assist new businesses rather than shut businesses down, it has taken some time to deal with this situation. . Commissioner Norton was impressed with the pictures of the site that indicate the operation is contained completely within the building and that at least one surrounding property owner/business operator is supporting the use. He was somewhat concerned with the quantity of industrial materials that may be picked up but felt favorably toward the use at the proposed location. Commissioner Schramm agreed with the concept of the neighborhood recycling center, handling aluminium cans, etc., and he would like to consider conditions that would allow . . . Planning Commission Minutes July 26, 2000 Page 9 Mr. Beausoleil to continue the operation and allow him to maintain his business. He was concerned that the proposal is for a neighborhood recycling center but a good portion of the material is coming from industrial uses which is more typical of a salvage business that belongs in an industrial zone. If the use is a neighborhood recycling activity it should be conditioned to the types of goods that would come from the neighborhood not the industrial section ofthe community. Chair Hewins generally agreed with Commissioner Schramm but suggested that the proposal could be conditioned to restrict the amount of storage on-site. He believes it is important to build the habit in people and particularly the next generation to recycle. Neighborhood recycling sites would support recycling. A problem the City has is that there is no distinction between large recycling/salvage uses and smaller neighborhood sites that promote recycling in the Zoning Code. Commissioner Craver would like to see the use continue to provide a needed service but feels that it is important to place conditions on such a use that will facilitate neighborhood recycling but not allow industrial recycling to grow in the Commercial Neighborhood zone. Commissioner Philpott suggested that findings and conclusions in support of the activity which incorporate the public testimony and discussion issues be created and brought back to the Commission at its August 23, 2000, meeting. Commissioner Nutter suggested that perhaps the Commercial Neighborhood zone should be further researched to identify where the zone exists and what complimentary uses may be allowed that would not impact surrounding uses/areas. Commissioner Norton moved to continue discussion ofthe conditional use permit to the August 23, 2000, meeting, and direct staff to prepare findings and conclusions in support of the proposal incorporating the testimony provided. The motion was seconded by Commissioner Schramm and passed 6 - O. The Commission took a five minute recess. The meeting reconvened. CONDITIONAL USE PERMIT EXTENSION - CUP 99-07 - BUDGET RENT A CAR - Northeast corner of Front and Oak Streets: Request for extension of the use of property as an off~street parking area in association with a vehicle rental use in the Central Business District. Planning Director Collins reviewed the Planning Department's staff report and answered questions regarding the previous use of the site as a parking lot. Chair Hewins questioned the term "temporary" in light of the fact that this use has functioned as a temporary overflow parking area for nearly nine years now by conditional use permit (CUP). Mr. Collins indicated that staff is reviewing the standards and improvements required of various parking lot activities. Mr. Hewins pointed out that in the . . . Planning Commission Minutes July 26, 2000 Page 11 Conditions: I. The extension shall be for a one year period, ending September 30, 2001. 2. A parking lot attendant shall be on-duty during those times when vehicles are being parked. 3. The applicant shall keep the area free of litter during operation of the area as a temporary parking lot. Findin~s: 1. The request is to allow continuation of a temporary parking area in the Central Business District (CBD). Independent parking lots have been permitted uses in the CBD since 1995. 2. Use of the property as a parking lot is non consumptive of the land available for development in the Central Business District as it can easily be converted to a higher use. 3. The City Council determined that the parking area did not reqmre normal improvements due to the temporary nature of the use in 1990. 4. The ferry system generates a need for long-term off-street parking in the Downtown area. 5. Public Works standards for parking lots require that parking lots be paved, striped, and designed for best stormwater control management. 6. The applicant has operated the parking lot at this location since 1990. 7. There have been no complaints with regard to the operation of the temporary parking lot for several years. A complaint regarding litter was submitted several years ago. The applicant has subsequently been diligent in maintaining the area while used as an overflow parking lot. 8. The current extension request was posted and published in the Peninsula Daily News on June 25, 2000, with a comment period to July 7, 2000. No comments were received. 9. Many improvements are being planned in the Downtown area, and in the area under consideration in particular, which may result in the location undergoing major renovation in the near future. 10. Goal B., Policies 14 and 16 of the Transportation Element of the City's Comprehensive Plan encourage off-street parking facilities to be sufficient and . . . Planning Commission Minutes July 26. 2000 Page 12 accessible within the business and residential areas and that allowances should be made for shared parking facilities. Conclusions: A. As conditioned, the proposed use is compatible with surrounding commercial uses and with the intent of the CBD zone. B. The time period of the use as conditioned is in the public use and interest and is not detrimental to the public welfare. C. As conditioned, the proposal is consistent with the intent of Section 17.24 (Central Business District) of the Port Angeles Municipal Code. D. The use is in compliance with the City's Comprehensive Plan goals and policies. E. Compliance with the City's Parking Ordinance and Public Works standards for a temporary use requires a significant investment. Commissioner Schramm seconded the motion which failed 3 - 3 with Commissioners Philpott, Schramm, and Norton voting for the motion. Commissioners Hewins, Nutter, and Craver voted against the motion. Chair Hewins indicated that as the motion failed the applicant would need to return with a new application for future consideration. Commissioner Schramm noted that the sidewalk is blocked by vehicles when ticket takers stand on the sidewalk to take tickets. He asked the applicant to ensure ticket takers do not conduct the activity on the sidewalk to avoid vehicle congestion and respect the need for pedestrians to walk on the sidewalk. COMMUNICATIONS FROM THE PUBLIC None. STAFF REPORTS Planning Director Collins again noted that Debra Barnes has been hired but will not report for work until August 14th. Sue Roberds is on vacation, and he will be vacationing the week of her return. The City has completed review of the Withers Environmentally Sensitive Areas clearing and grading project on Penn Street. A Clearing and Grading permit will be issued for control density fill with the requirement that some previously placed fill will be removed. . . . Planning Commission Minutes July 26. 2000 Page 13 REPORTS OF COMMISSION MEMBERS Commissioner Philpott will be on vacation for two or three weeks so he will miss possibly the last meeting in August and the first meeting in September. Commissioner Nutter will be out of town for the August 23, 2000, meeting. She also suggested that landscaping standards be required in the Commercial Office zone in all cases. ADJOURNMENT The meeting adjourned at ~ ~h Fred Hewins, Chair PREPARED BY: S, Roberds . . . FORfANGEtES WAS H I N G TON, U. S. A. PLANNING DEPARTMENT AGENDA PLANNING COMMISSION 321 East Fifth Street August 9, 2000 There was no meeting August 9, 2000 PLANN1NG COMMISSIONERS: Fred Hewins (Chair), Dean Reed (Vice),Bob King,Linda Nutter,Fred Norton, Bob Philpott, Charles Schramm PLANNING STAFF: Brad Collins (Planning Director), David Sawyer (Senior Planner), Sue Roberds (planning Specialist) . . . I. PORTANGELES WAS H I N G TON, U. S. A. PLANNING DEPARTMENT AGENDA PLANNING COMMISSION 321 East Fifth Street July 26, 2000 CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of June 28, 2000. IV. PUBLIC HEARINGS: 1. CONDITIONAL USE PERMIT - CUP 00-05 - DEL GUZZI. 824 Georgiana: A request for a conditional use permit to allow an off-street parking lot to be established in the Commercial Office zone. 2. CONDITIONAL USE PERMIT - CUP 00-04 - BEAUSOLEIL, 514 West Eighth Street: A request for a conditional use permit to establish a recycle use in the CN, Commercial Neighborhood zone. (Continue to July 26, 2000.) 3. CONDITIONAL USE PERMIT EXTENSION - CUP 99-07 - BUDGET RENT A CAR - Northeast corner of Front and Oak Streets: Request for extension of the use of property as an off-street parking area in association with a vehicle rental use in the Central Business District. V. COMMUNICA TIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT PLANNING COMMISSIONERS: Fred Hewins (Chair,). LindaNuttcr (Vice Chair);Bob King, Fred Norton, Bob Philpott, Charles Schramm, Mary Craver PLANNING STAFF: Brad Collins, Planning Director; Sue Roberds, Planning Specialist. · ~ORTANGEtES WAS H I N G TON, U. S. A. PLEASE SIGN IN PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET Meeting Agenda Of:!!!. O? ~ ;;Z OnQ PLEASE NOTE: IF you plan to testify, by signature below, you certify that the testimony given is true and correct under penalty of perjury by the laws of the State of Washington. Signature below does not REQUIRE you to testify - it only acknowledges your presence. '. .'.}::;:;:."~.,N~~~'.'-/~"'{:':;""" 2.- U- rI-}