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HomeMy WebLinkAboutMinutes 09/12/2001 r -. o ~. ~ . ~OR.TANGELES WAS H J N G TON, U. S. A. DEPARTMENT OF COMMUNITY DEVELOPMENT AGENDA PLANNING COMMISSION 321 East Fifth Street September 12,2001 I. CALL TO ORDER 7 p.m. II. ROLL CALL III. APPROVAL OF MINUTES: Meeting of August 22, 2001. IV. PUBLIC HEARING: 1. CONDITIONAL USE PERMIT - CUP 01-06 - ALPINE AUTO. 600 Block East First Street: A proposal to allow a truck transport parking use to be located in the Commercial Arterial zone. 2. CONDITIONAL USE PERMIT - CUP 01-07 - BOYS AND GIRLS CLUB OF THE OLYMPIC PENINSULA - 2603 South Francis Street: A conditional use permit to allow the relocation/expansion of a boys and girls club use within the Clallam County Housing Authority's housing site in the Residential Medium Density zone. V. COMMUNICATIONS FROM THE PUBLIC VI. STAFF REPORTS VII. REPORTS OF COMMISSION MEMBERS VIII. ADJOURNMENT . PLANNING COMMISSIONERS: Linda Nutter (Chair), Chuck Schramm (Vice), Fred Hewins, Fred Norton, Bob Philpott, Mary Craver, Rick Porter PLANNING STAFF: Brad Collins, Planning Director; Sue Roberds, Planning Specialist . . . MINUTES PLANNING COMMISSION Port Angeles, Washington 98362 September 12, 2001 7:00 p.m. ROLLCALL Members Present: Bob Philpott, Fred Norton, Linda Nutter, Chuck Schramm, Rick Porter Members Excused: Mary Craver, Fred Hewins Staff Present: Sue Roberds, Stephanie Woolett Public Present: James Johnson, Ron Dimmel, Leslie Dimmel, Susan Gunderson, Dave Anstett, Steve Zenovic, Melinda Szatlocky, Tracy Hosselkus Commissioner Nutter extended thoughts and prayers to the victims and families involved in the New York tragedy. APPROVAL OF MINUTES Commissioner Philpott moved to approve the August 22, 2001 minutes. The motion was seconded by Commissioner Norton, and passed unanimously. Commissioners Nutter and Porter abstained from the vote due to absence at the meeting. PUBLIC HEARINGS: CONDITIONAL USE PERMIT - CUP 01-06 - ALPINE AUTO. 600 Block East First Street: A proposal to allow a truck transport parking use to be located in the Commercial Arterial zone. Commissioner Nutter read the speaker affirmation language and asked Commission members if there were any conflicts of interest or appearance of fairness concerns with the agenda item. Commissioner Schramm stated that he is a neighbor to the applicant and a friend to the opponents of the proposal. The applicant noted opposition to his remaining for the deliberation. Commissioner Schramm stepped down and removed himself from the room due to the appearance of fairness. Commissioner Nutter stated that she knows someone but didn't feel that would influence her vote. No member ofthe Commission or the audience opposed her presence. Planning Specialist Sue Roberds presented staffs report. She noted that the legal description for the subject property was stated by the applicant in error. The correct legal description was entered into the record as Lots 12 and 13, Block 21, Norman R. Smith's Subdivision. Planning Commission Minutes September 12. 2001 Page 2 . Commissioner Norton sought clarification of the information in staffs report indicating that complaints were received by the Department but none were copied in the staffreport. Ms. Roberds indicated that Mr. Collins authored the staff report and may have received phone calls rather than written comments. Without comments being written, they are not considered official and there is nothing to copy. Commissioner Norton requested that staff explain the contamination issue as noted in the staff report. Ms. Roberds explained that the site contains contamination from petroleum products from when the property was used as a gas station in the past. The contaminants are known to be at the northern edge ofthe site and may have traveled into the alley or further. A brief description of clean- up requirements by the State Department of Ecology (DOE) was provided by Ms. Roberds. . James JOhllSOll, 1030 East ~/I Street, spoke in favor of the proposal and clarified that the applicant's intent is to clean up the property per DOE standards while still being able to use the site for parking. Once the site is reclaimed and certified by DOE, the site could possibly be sold for a commercial use. Mr. Johnson indicated he spoke with surrounding property owners who have voiced no objections to the proposed parking use. In addition, Mr. Johnson clarified logistical issues regarding the off loading and storage of vehicles on the subject property as being similar to loading activities that occur in the City's rights-of-way. Egress onto First Street would not cause any unusual maneuvering as trucks would pull straight out into the closest lane of traffic. He recounted conversations with the City Engineer and Building Inspector regarding development standards that would need to be met, and stated that he spoke with Mr. Dimmel about any changes in his adj acent business use since the trucks have been removed. Commissioner Philpott requested that Mr. Johnson further clarify the location and number of lanes necessary for the proposed trucking operation. Referencing the site map included with the application materials, Mr. Johnson indicated that only one lane, the closest lane to the proposed use, would be necessary for egress onto First Street. A driveway would probably be located on Lot 12, which is at the west portion of the site. Commissioner Porter asked Mr. Jolmson to clarify how many transport trucks would be on site. Mr. Johnson responded that the maximum would be three trucks. Auctions are conducted out of town and the trucks are dispatched to pick up auction purchases three times a week. Trucks leave late in the afternoon returning in the early morning hours with unloading as soon as possible at various dealerships the next morning. The trucks are then stored until next dispatched. Commissioner Norton sought to clarify statements made by Mr. Johnson regarding the proposed operation. Mr. Jolmson indicated Mr. Norton's understanding was correct and clarified that the trucks would be entering from the alley and exiting onto First Street. Commissioner Porter inquired about the condition ofthe alley and any necessary improvements. Planning Specialist Roberds read the City Engineers' comments indicating that no improvements . to the alley would be required but site improvements would be substantial. In response to Commissioner Norton, Mr. Johnson confirmed that there may be contamination under . . . Planning Commission Minutes September 12, 2001 Page 3 the alley. Commissioner Norton asked where the applicant would move the trucking operation to subsequent to the sale of the property. Mr. Johnson indicated that Alpine Auto is looking at various properties around town. Commissioner Porter inquired as to the presence of oil tanks on the property, soil samples, and the extent of contamination. Mr. Johnson reported that no tanks exist on the property and the contamination is 8 to 10 feet deep. ROil Dimmel, 128 Diam01ld View Drive, owner of adjacent property to the east, indicated that he is not opposed to the storage of three trucks on the site. However, he raised a number of concerns including possible damage to his property from poor truck jockeying which has occurred in the past and storage of equipment other than trucks on the site. To minimize negative impacts to his property, Mr. Dimmel requested that the Commission consider a 50 foot setback from First Street. Mr. Dimmel indicated that he has worked with the applicant in the past in dealing with negative parking situations and the applicant has been cooperative. A number of photographs were provided for the record by Mr. Dimmel indicating disturbing visual concerns when trucks have used the site for the requested parking activity. He again reiterated that he is not in objection to the use by the applicant but wished to condition the use such that the activity would not be detrimental to his business. Referencing one of the submitted photographs depicting a truck extending over the sidewalk, Commissioner Norton asked Mr. Dimmel ifthe activity was an exception to the normal practices of Alpine Auto. Mr. Dimmel indicated that it was an exception to normal practices. Commissioner Norton sought to clarify the duration of time that trucks are parked on the lot. Mr. Dimmel responded that trucks are parked there regularly. Mr. Dimmel stated that he wishes to be a good neighbor but would like to be assured of better control over the activities adjacent to his property. Susan Gunderson, 801 East 1 JIlt Street, executors of James Willit's estate, spoke in favor of the conditional use permit. Ms. Gunderson provided a brief history of the property including discussion of the contaminants present, and indicated that if the conditional use permit is approved Mr. Anstett will clean-up and improve the lots which will be a win-win situation for the neighbors and the general area. Sale ofthe site has been arduous as due to the contamination, conventional loans are not possible. The site would need to be purchased by a cash buyer and cleaned up. Dave Anstett, 416 West Lauridsen Boulevard, applicant, spoke in favor of the proposal and briefly stated his intent to purchase the property and for use as a parking area for the transport trucks, which is the only local business of its type. Mr. Anstett acknowledged that equipment other than trucks has been stored on the property in the past. Such activities will not occur in the future, however he noted that temporary storage of Evergreen Rental's overflow rental cars could occur on rare occasions. He is willing to work with the neighbors to minimize impacts to their properties and to satisfy their concerns and to significantly improve the property's aesthetics. Mr. Anstett noted that the subject property is ideal because of its proximity to the main business corridor. It is his intention to farm the contaminated soil on-site in the area of proposed landscaping until such time it is . . . Planning Commission Minutes September 12,2001 Page 4 considered free of contaminants. The parking use would certainly be compatible with that reclamation activity. He would consider selling the property in the future when it is free of contamination for a more traditional business use. Mr. Anstett stated that he has no concerns with the improvements that would be required by Public Works and Utilities Department for use of the site as a parking lot. Commissioner Porter stated that the use appears clearly to be industrial nature, and asked why the activity is proposed in a commercial rather than industrial zone. Mr. Anstett stated that properties he owns in industrial areas are subject to vandalism and theft at a much higher rate than in the commercial zone. Commissioner Porter asked for clarification as to the location of and type of fence proposed. Mr. Anstett described types of fences being considered which included fencing with partial block and wrought iron or slatted cyclone fencing that would be located on the east and west sides of the property. There are no plans to fence the front (south) or rear (north) of the property. Commissioner Nutter expressed concerns about the growth of the business and the limited amount of space for the proposed activity based on the photographs, and asked if there are other reasons besides security for having this activity in a commercial zone. Mr. Anstett confirmed that security is the p"rimary reason for the proposal and acknowledged that the business may outgrow the use of the lot. He repeated that after the lot is cleaned up, it may be sold for another use. Commissioner Nutter addressed the traffic impacts of the proposed use on Front Street and the FirstJFront Street alley to which Mr. Anstett responded that the trucks would operate only on auction days and that operation would be minimal. In addition, Mr. Anstett noted that there have not been any traffic concerns over the past year and one-half of operation. Commissioner Nutter continued to express ~~~ regarding tr~ffic impacts due to th~ maneuvering a~ility of the .trucks as they travel from.r.. Street to the Site. Mr. Anstett explamed that truck dnvers are traIDed as to how to minimize or avoid traffic impacts. Commissioner Norton continued to express confusion regarding the location of the contamination and the sequence of improvements, development, and clean-up. Mr. Anstett briefly explained that the contamination is located along the alley at the northeast corner of the site. The proposed site development is designed such that most of the contaminated area will be located underneath landscaped areas. Leslie Dimmel, 128 Diamond View Drive, clarified that the clean-up area is in the northwest comer of the property. Ron Dimmel, 128 Diamond View Drive, asked that a fence not be too tall and requested that a setback be imposed for the sides as well as the front ofthe site. There being no further public testimony, Chair Nutter closed the public hearing. Commissioner Philpott stated that the use is industrial in nature and does not belong in the CA zone. Commissioner Norton agreed with Commissioner Philpott, but also indicated that he doesn't like . . . Planning Commission Mill/lIes Seplember 12, 2001 Page 5 to see land sit vacant and realizes it has severe development restrictions for normal development. Commissioner Porter expressed his appreciation for the applicant's interest in improving the property and noted that although he hates to see land sit vacant he concurs with Commissioner Philpott that this is an industrial use and is not suitable for the proposed location. Commissioner Nutter would like to see this property developed but is concerned that the activity may create a substantial traffic impact. It is an industrial use and is not suitable for the location. Commissioner Philpott moved to deny CUP 01-06, citing the following 12 findings and 6 conclusions: Findings: Based on the information provided in the Staff Report for CUP 01-06 dated September 12, 2001, including all information in the public record file, comments and testimony presented during the public hearing, and the Planning Commission discussion and deliberation, the City of Port Angeles Planning Commission hereby finds that: 1. The conditional use permit application proposed by Alpine Auto, Inc. is located in the 600 Block of East First Street on lots legally described as Lots 12 and 13, Block 21, Norman R. Smith Subdivision, and currently zoned Commercial Arterial (CA). 2. The application states that the use would be a 24-hour per day operation to allow a transport trucking facility for large truck storage and loading/unloading of cars and small trucks for local car dealerships. 3. Currently Lots 12 and 13 are vacant and unimproved since the demolition of a derelict building previously located on the site. 4. Alpine Auto, Inc., has been using the vacant and unimproved site for sometime as a transport trucking facility in violation of the City's Zoning Code. Adjacent businesses have complained, and the applicant has removed the use and made application for conditional use permit approval. 5. The temporary use created traffic impacts, turning movement problems, and dirt and dust impacts particularly on adjacent permitted commercial activities including a pawn shop, gas station, and a chiropractic office. 6. Transportation facilities including transportation and freight terminals and off-street business parking structures and lots are not pennitted uses except in industrial zones. 7. The subject property is located in the 600 Block East First Street mid block on Lots 12 and 13, Block 21, Norman R. Smith Subdivision between a Chevron gas station and the Port Angeles Pawn Shop. Planning Commission Minutes September 12.2001 Page 6 . 8. The First/Front Street commercial corridor contains retail stores, professional medical offices, restaurants, car dealerships, auto service businesses, hardwarellumber stores, and residential uses. 9. The Comprehensive Plan Map, GMA Goal A and Policy A.l.e., and Land Use Element Goals A, C, D, and H, and Policies A. 1., A.2., D.I., E.3., H.3., and H.4., and Economic Development element Goal A and Policy A.5 were found to be the most relevant. These goals and policies promote the location and retention of commercial uses and the compatibility of commercial uses with adjacent residential uses, as well as maintenance of a balanced and stable economy. The goals and policies also encourage separation of industrial uses from other commercial and residential uses. 10. The Public Works Department indicated that the proposed use would have to pave parking areas, use only one driveway onto First Street, replace the sidewalk along First Street, and install a drainage catch basin with oil separator "T" and provide for connection to a future storm drain in the alley. 11. The public comment period for this application concluded on September 5, 2001. No public comments were received by that date. . 12. The City's State Environmental Policy Act Responsible Official issued a Determination of Non Significance for the proposal per WAC 197-11-355 on September 6, 2001. This threshold determination was based on the City's ability to require conditions for conditional use permit approval that could mitigate potentia) adverse impacts. Conclusions: A. The proposed use is an industrial use that is permitted in the IL and IH Zones and is not consistent with the intent of the Commercial Arterial Zone. B. While transportation facilities serve the entire City and need an arterial location, the scale, hours, and impacts of the proposed Alpine Auto, Inc. operation are not devoid of exterior nuisance factors such as noise, glare, air, water pollution, fire, and safety hazards on adjacent nonindustrial property and may have an exceptional demand on street capacity for required turning movements in this travel corridor which is the most heavily used roadway segment in the City. C. The storage lot for the transport trucking use would have to be improved to City standards, including screening, pavement, sidewalk, driveway, turning movements, and stonn drainage improvements, which would not be adequate to separate and buffer a 24-hours per day transport trucking facility at this location. . D. The proposed transport trucking facility has the types of nuisances and impacts which would not be conditioned to make it compatible with the intent of the CA Zone and other permitted CA land uses. . . . Planning Commission Minutes September 12, 2001 Page 7 E. The proposal is not consistent with the Comprehensive Plan, particularly the Comprehensive Plan Map, GMA Goal A and Policy A.I.e., and Land Use Element Goals A, C, D, and H, and Policies A.I., A2., D.l., E.3., H.3., and H.4., and Economic Development Element Goal A and Policy A.5 that encourage separation of industrial uses from other commercial and residential uses. F. The proposal is not in the public use and interest. Commissioner Norton seconded the motion, which passed 4-0. The Commission took a 5-minute break at 8:00 p.m. Commissioner Schramm returned to the meeting room. PUBLIC HEARING CONDITIONAL USE PERMIT - CUP 01.07 - Boys and Girls Club of the Olympic Peninsula. 2603 South Francis Street: A conditional use permit to allow the relocation/expansion of a boys and girls club within the Clallam County Housing Authority's housing site in the Residential Medium Density zone. Commissioner Nutter asked if Commission members had any conflicts of interest or appearance of fairness concerns with this agenda item. Commissioner Norton stated that he knows the applicant through a religious affiliation but doesn't think this will influence his vote. Commissioner Porter indicated that he knows Steve Zenovic and Tom Angier who is a member of the Board of Directors for the Boys and Girls Club, but doesn't feel that his relationship with these individuals will pose a problem. Commissioner Nutter reported that she is an employee of Peninsula College but has no financial interest in the proposal. No one from the audience or members of the Commission or audience objected i~maining. Commissioner Porter also noted that he is a member of the Board of Directors for Healthy Families, an agency directly affected by the agenda proposal. There were no objections to Commissioner Porter remaining. Planning Specialist Roberds delivered the staff report. Commissioner Nutter requested that staff clarify the meaning of "shared parking" as stated in the staffreport. Ms. Roberds responded that staff of the Boys and Girls Club could share the parking spaces with the Project's administrative stafflocated at the existing office site if the need arises. Staff shifts are scattered and there should not be a problem with the available parking. Some staff come from within the housing area. Chair Nutter opened the public hearing. Steve ZellOvic, 519 South Peabody Street #4, briefly described the proposal and the need to expand the Boys and Girls Club facility since there are between 50 and 60 children who participate in the program each day. Mr. Zenovic stated that there are 8 part time and 1 full time staff member. Furthermore, parking will not pose a problem since the Adult Learning Center activities are scheduled to take place in the mornings. Mr. Zenovic spoke in favor of the proposal because the Planning Commission Minutes September 12, 2001 Page 8 . need is evident and the expanded program will be good for the community as a whole. Melinda Szatlocky, 32 South Ridge Road, spoke in favor of the proposal stating that additional space is needed for the boys and girls club. The club currently serves the 120 children living in the area and the expanded facility will be able to serve the community at large. Additionally, having the college program on site will be more convenient for parents. Ms. Szatlocky indicated that additional parking is planned for spring, 2002. There being no further testimony, Chair Nutter closed the public hearing. Commissioner Porter spoke in support ofthe expanded activities. Commissioner Schramm moved to approve CUP 01-07, citing the following 2 conditions, 15 findings, and 5 conclusions: Conditions: 13. The 5 off-street parking spaces shown on the site plan submitted for CUP 01-07 located at 2602/04 South Francis Street shall be made available when needed for the expanded boys and girls club use. 14. The CUP is approved predicated on the 8 off-street parking spaces identified as proposed for spring of 2002 on the site plan submitted for CUP 01-07 being constructed as proposed. . Findinf:s: Based on the information provided in the Staff Report for CUP 01-07 dated September 12, 2001, including all information in the public record file, comments and testimony presented during the public hearing, and the Planning Commission discussion and deliberation, the City of Port Angeles Planning Commission hereby finds that: 1. The applicanUowner of the property is the Housing Authority ofClallam County. 2. The entire Housing project area includes Area 4-4 of the Housing Authority of Clallam County Housing Project located at 2602-2658 Francis Street. 3. The request for a conditional use permit is to establish an adult learning center to train adults from within the housing area to enter the work force (GED, employment skills, computer skills, etc.), and to relocate and expand a boys and girls club (ages 6 - 18) use to a different location on the same site where it currently exists in the most southwestern section of the Housing area. 4. The entire Housing area includes seven low-income residential four-plexes, a duplex, several single-family units, the Authority's office, a community room, maintenance facilities, and a Boys and Girls Club facility. . 5. The City does not have original building records for these buildings but photographic records indicate the majority of the buildings were built prior to the 1950s which, with the exception of the Boys and Girls Club use, have been continuously used for the current . . . Planning Commission Minutes September 12, 2001 Page 9 purpose of low-income housing. 6. A Boys and Girls Club use was originally approved for the site in 1998 in a duplex unit. The use was intended to serve youth from within the Housing area. 7. r A parking variance was approved for the housing site to 1.5 spaces per unit in 1999 based on the understanding that the Housing area is limited to low-income residents with limited resources who often do not own vehicles. It was believed that increased traffic from the boys and girls club use would be minimal as most ofthe users would reside in the Housing area. 8. The current proposal is to relocate and enlarge the boys and girls club on the same site to provide service to community youth rather than mainly those from within the Housing area. 9, The property is designated as Medium Density Residential in the City's Comprehensive Plan and is located in the City's South Central Planning Area. 10. The property is zoned RMD, Residential Medium Density. 11. During several visits to the site during the review period, staff counted a total of 12 vehicles occupying the 27 spaces serving the subject area. 13. The Public WorkslUtilities, Fire, and Building Departments indicated they have no objections to this proposed relocation/expansion. 14. No public comment was received as a result of the legal publication which appeared in the Peninsula Daily News on August 22, 2001, or to the mailing to surrounding property owners. 15. A determination of nonsignificance was filed for this proposal on September 6, 2001, by the City's SEP A Responsible Official. 16. Parking for the activity should not create any additional impact to the site due to the recent improvement of 5 additional parking spaces at 2602/04 South Francis and the proposed addition of 8 new spaces directly north of the proposed structure in the spring of 2002. Conclusions: Based on information provided in the September 12, 2001, Staff Report for CUP 01-07, (including all of its attachments), comments and information presented during the public hearing, the Planning Commission's discussion and deliberation, and the above listed findings, the City of Port Angeles Planning Commission hereby concludes that: G. As conditioned, the use is consistent with the intent of the City's Off-Street Parking Ordinance (Ordinance 1588, as amended). H. As conditioned, the use meets the spirit and intent of the RMD Zone in which the site is located, and with the goals and policies of the City's Comprehensive Plan, specifically Land Use Element Goal A, and Policy 2, Residential Goals B, C, and Policy 1, Transportation . . . Planning Commission Minutes SeptelnberJ2.2001 Page J 0 Element Goal B, and Policies 14 and 16, Utilities and Public Services Element Goal A, and Economic Development Element Goal A, and Policy 8. I. The use is in the public interest and welfare. Commissioner Porter seconded the motion, which passed 4~0. COMMUNICATIONS FROM THE PUBLIC None STAFF REPORTS Staff reported that the position of Associate Planner was offered to Gary Park and he will start around the end of October. REPORTS OF COMMISSION MEMBERS Commissioner Schramm inquired about the possibility of crosswalks at the intersection of Francis Street and First Street, as well as at the intersection ofPrancis Street and Front Street. Ms. Roberds indicated that it may be difficult to stripe the areas as they are very close to two of the busiest intersections in town. Pedestrians could use the intersection at Race Street rather than attempting to stop traffic at these locations. Commissioner Nutter questioned why trucks are allowed to park on Front Street. Planning Specialist Roberds reported that there are no provisions in the Port Angeles Municipal Code prohibiting truck or vehicle parking on the street. Following Ms. Roberds' explanation, Commissioner Nutter requested that a complaint be forwarded to the police chief that excessive parking of vehicles is occurring with vehicles for sale and the like. Commissioner Schramm reported that piling are being removed from the Harbor along Ediz Hook, near the ferry dock, and by the Rayonier A-frame dock. Ms. Roberds indicated that Black Ball has a permit for remodeling the ferry dock, so the piling removal activities near the ferry terminal may be associated with the remodel. A recent permit was issued to Rayonier for work on the pier. She was not sure about the work along Ediz Hook. Commissioner Nutter asked if Commissioner Schramm was contacted about serving on the Police Advisory Committee. Mr. Schramm indicated that he has been contacted and the first meeting will be in October. Commissioner Porter inquired about the possibility of placing a stop light at the intersection of Fourth Street and Lincoln Street. Ms. Roberds stated she didn't think it would be possible due to the limited distance between that intersection and the Fifth Street interchange. She will check with the Engineering Division and attempt to provide the Commission with criteria for stop light intersections. . . . Planning Commission Minutes September 12, 2001 Page 11 Commissioner Philpott agreed with Commissioner Schramm about the difficulty of crossing First Street due to high traffic volume. Commissioner Schramm reported that the reason he has requested crosswalks at Francis Street is because several groups of children from day care activities as well as other pedestrian traffic crosses Front and First Streets daily as they make their way to the City's Francis Street Waterfront Park. Commissioner Norton reported that oncoming traffic in both lanes frequently fails to yield to pedestrians even when one car stops to allow pedestrian crossing. Commissioner Nutter expressed her thanks to Commissioner Schramm for acting as Chair in her absence. ADJOURNMENT The meeting adjourned at 8:55 p.m. Sjf/fldiL~ IkndaNutter,Cha .~ · ~ORTANGELES WAS H I N G TON. U. S. A. PLANNING COMMISSION ATTENDANCE ROSTER AND TESTIMONY SIGN-UP SHEET Meeting Agenda of: ~ J..s ~ ( PLEASE NOTE: IE 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. Si nature below DOES NOT REQUIRE ou to testi - it onl acknowled es our resence. NAME: -!-c+-t ADDRESS: Agenda Item No. C!: .