HomeMy WebLinkAbout2015 05-05 PC PACKETCITY OF GEM LAKE, MN
4200 Otter Lake Road
Gem Lake, MN 55110-3227
Telephone 651-74.7-2790
E-mail City0gemlake MN.orQ
Gem Lake Planning.Commission Meeting Agenda,
May 5, 2015
Call to Order of the planning Commission of Gem Lake: Tuesday, May:5,.205 at Z:� p:m. at the Gem
Lake City Hall conference room.
Roll Call:
.lohrlson Pratt Wippich Herzog Monier.
Approval of Planning 0mrrCsaion
1. March Planning Commission Meeting Minutes
2. May Agenda
OLD BUSINESS
1. Update on the use of Interim Non -Conforming Use Permits
PUBLIC HEARING
1. Auto Detailing BusinesVWith Minor Auto Repair: Application for an Interim Mon -Conforming
Use Permit.
Applicants. "Salvador Torres, Business.OWher
SGS Holdings, Property Owner
1581 County Rd E-East
Gem Lake, MN 55110
NEW BUSINESS
1. Interim Use Permits —farming on:
a. Thomas Hahson.property-Co. Rd. E East
ti. Bryan* Hanson property — Co. Rd. E East
OPEN ITEMS
None
FUTURE MEETINGS:
Planning Commission. Meeting:. June Z;7015 at.7:00-p.m.
ADJOURN:
1
CITY OF GEM LAKE, MN
420.0 Otter Lake Road
Gem Lake, MN 55110-3227
Telephone 651-747-2790
&mail Ciy@gLebilakcMN.org
Gem Lake Planning Commission NMeeting:Minutes
March 3, 2015
The regularly .scheduled Meeting of the Planning Coinmisslpn of Gem Lake was called tp order by
Chairperson Benjamin Johnson. on Tuesday, March 3, 2015. at 7:05 p.m. at the Gem Lake City Hall
conference room.
The following members were present; Chairperson Ben Johnson and Planning Ca.mmissio.ners Arthur
Pratt, Dan Marier, Beth Herzog -and Derek Wippich were -in attendance.
Planning Commission March 2015 Agenda: Chairperson Johnson asked for any changes, deletions, or
added agenda items. None was given and upon -motion -by Commissioner Pratt and seconded by
Commission.e.r Marier; the March.3, 2015 agenda was approved: Ayes— 5., Nays — 0.
Planning Commission Janua.ry2015 Special Meeting Minutest The January Planning Commission Specjai
£ Meeting minutes were reviewed.. Upon. motion .by Commissioner Pratt .and :seconded by Commissioner
Wippich, the JanuarySpecial Meeting minutesWere approved: Ayes.-5 Nays —0.
OLD BusiNESs
None
PUBLIC HEARING
Opened -- 7:.10 p.m., Closed — 7:20 p.M.
1. Auto Detailing. Business With Minor Auto Repair: Application for a Non -Conforming. Use
Permit
Applicants, Saiyador-Torres, Business. owner
SGS Holdings, Property Owner
vial County Rd E East
* Gern Lake, MN 55110
Neither applicants rior°.members of the public were present during the Public Hearing. portion of the PC.
Meeting, Following the close of the Public Hearing; Commissioners discussed the Non=Conforming Use.
Permit request. Under §17.5 of the City of Gein. Lake Zonirig OMdinance--(#43k) and with direction from a
Staff Report provided .by White Bear Township Town Planner Tom Riedesel; .the Commissioners
reviewed the recommended conditions and discussed additions.
Section 9.6,S of Ordinance. #1078. no longer includes "automotive repair &. service" and Appendix A
relating to Nan -Conforming uses has been adopted: Non -Conforming Use Permits must be approved by
the City for uses no longer considered allowed within th�e-Gateway District. A "Minor Auto Repair" shop,
as described In this application; would not be .allowed. Gateway District and would require a Non-
CbMbrming Use:perrnit.
In. -ad dition, the C€ V-Attorney had supplied information stating that permits of this kind should be
avoided and that the appropriate permit in this instance would be an "Interim Non=Canfbrrriing Use
Permit:' Commissioners had questions about how to apply this,which Chairperson Johnson agreed to
seek answers. to at the March City Council meeting.
Without any input from the applicant, the following Conditions, as drafted by Chaii^person .lohnsoh,
were discussed for recommendation.to-the Gem Lake City Council:
I. Permit is volid.for60 months from.t?ffective Date *and is notsubject.to renewal.
2. Permit is effective Month Day, 2015.
.3. Permits shall expire on Month Day, 2020.
4. Permit is issued*to.Solvador Torres and is-rion-transferable.
S. lh the evenc,that redevelopment plans, including a city issued building perMit,.are vpproved for
the land the business is located on, this permit shall remaM valid through the expiration date -and
shall be non-renewable thereafter.
6. Any complaints.vvithin the 60 months render permit subject to review -and/or revocatign..
7. Vehicle detailing and minor vehicle repairs ore permitted including, but not limited ta,.the
following:
a. New Tires and Wheels
b. Alternators
c.. Batteries
d. Qrakes.
e. Minor tune-ups
f Oil changes
g. Wiper Blades
h. Bulb light replacement
is rite repdir
8. All hdzardaus materials shol/.be stored ih pccorcfance with Federal, State and local laws and
Ordinances and waste matetidis.shall.be disposed of by an dpproved environmental services
company.
a. ldentification and contact information for the environmental services. company shall be
posted in accordance with Federal, State and local laws and grdinances
9 Business: will not be conducted between the hours of.9:00p:rri. and 6:00-a m.
10, If stored on the exterior of the building, trash. containers.. shall be in a 200.9b opaque storage. area
or screened enclosure, or otherwise concealed in an aesthetically unobtrusive manner.
11, The ten (10) *exterior parking spaces must be identified on a site plan and -striped accordingly.
12.. All Federal, State ond'locallaws and Ordinances:sball be complied with.
Upon motion -by Commissioner Mailer and seconded by Commissioner Wippich, the preceding:
Conditions associated with Mr. Torres s*applimiori for a Non -Conforming Wd permit were approved for
Z.
recommendation to the City CounCil,.contingent on the clarification of the "Interim Non -Conforming Use
Permit" questions: Ayes _ g Nays—O.
NEW BUSINESS
1. Letterfn support of NOWtrax, Inc,; Application far a Ramey County Community Development
Block Gralnt,
Mike Greenbaum, representing Newtrax, Inc., contacted. Chairperson Johnson requesting. assistance.
from the Plarinir19 Commission. Mr. Greenbaum was looking for a letter support for Newtra-x's
application for a RcImey County Community Development Block Grant: He supplied Chairperson Johnson
With a draft. to which Mr. Johnson edited and added information. The *Planning. Commission reviewed
the draft and discussed the request.-Itvvas determined that,jf the Planning Commission were allowed to
author letters of support such as this one; the Commissioners would be. happyto do so.
UpOri motion by Cornmissioner Pratt and-*seconded.lay.Comrnlssioner H.erz6ng; the draft letter in support
ofNew.trax, Inc: was re corn rne.rtdedfar:approval: Ayes —.S.Nays —0.
OPEN ITEMS
None
FUTURE MEETINGS:
Planning Commission Meeting- May 5; 2015 at VOCK p,m.
AD10L1RN:
.Upoh motion by .CommIssiori.er Herzog, and seconded by Commissioner- Marie, the March 3, 2015
meeting Qfth�e City of Gem Lake Pianning�Conimission was adjourned at 7:3O-p.m.-Ayes — 5, Nays — 0.
APPROVED:
ATTEST:
Benjamin Johnson
Chairperson
ATTEST:
Art Pratt
Commissioner
Gem Lake Planning Commission Meeting
March 3, 2015
Sign In Sheet:
MEMORANDUM
TO: PLANNING: COMMISSION
FROM: TOM RIEDESEL
DATE: JANUARY 26, 2015
SUBJECT: AUTO bETAILING BUSINESS WITH MINOR AUTO REPAIR
REQUEST: NON -CONFORMING USE PERMIT
LOCATION:. 1581 COUNTY ROAD E
APPLICANTS: SALVADOR TORRES, BUSINESS OWNER
SGS .HOLDINGS, PROPERTY OWNER
ZONING:.. GATEWAY ZONE, NEIGHBORHOOD CENTER
Mr. Torres is requesting approval. of a Non -Conforming Use Permit which would permit
him to lease space in the SGS Holdings building located at 1581 County Road. E. A portion
of the building houses The Black Sea Restaurant. The area behind The Black Sea has
been used Historically for automotive repair.
Mr. Torres 'is proposing to operate his automotive detailing business using approximately
3,000 square feet of the auto repair shop portion of the building which is approximately
6,00.0 square feet in area. Auto detailing involves clean-up and minor repair of
automobiles for the purpose of resale.. There are three auto lifts in this portion of the
building. Auto detailing and repair work would take place inside of the building. Ten
exterior parking spaces would be assigned to Mr. Torres by the landlord to park vehicles
awaiting work.
The SGS Holdings building is located in the Gateway Zone.., Neighborhood Center District.
Section`9.6.5 of the Gem Lake Gateway District Development Code, lists the uses which
are permitted or allowed by Conditional. Use Permit in the Zoning District, Automotive
repair was a use permitted in this commercial area when the property was developed. In
2014..an amendment to the Gateway Zoning District was approved which no longer
permits "automotive repair & service When the City amended the list of uses permitted
in the Gateway Zone, Appendix A of the Gateway Ordinance was also adopted. Appendix
A deflnes the. process for review of non -conforming uses in the Gateway Zone. It defines
a non -conforming use as:
Any land use not in full compliance with the regulations of the ordinance and either
(.1) was legally established before the effective date of this ordinance provision with
which it does not comply;. or (2) became non -conforming because of. g overn m e ntal
action, In addition, Appendix A adopted a "purpose.`' section relating to non-
.conforming uses. The purpose section. of Appendix A was adopted in ordgr to
accomplish the.following;
(a) recognize :the existence of uses. which were lawful when established but
which no lodger meet:all:ordiriance requirements;
(b) discourages the enlargement, expansion, intensification or extension of -any
non -conforming use or any increase in .the impact of a non -conforming use
on adjacent properties;
(c) regulate the repair, replacement, restoration, and* improvement of non-
conforming uses to prevent and abate nuisances -and. to .protect. the. public
Health, safety, .or welfare; and
(d) encourage the eliniination of non-conforrrring-uses or reduce their impact
on adjacent properties.
Appendix. A also. requires approval of a non -conforming use,permit* in order to recognize
that -the use*pre-existed -adoption-.of the ordinance. The applicant must prove that:
(a). the proposed use Is a reasonable use of the property, considering such
things as:
t . functional -and aesthetic justifications for the use.;
2. adequacy of off-street parking. for the use;.
3. absence of adverse off -site impacts froth. such things
as traffic,. noise, dust, odors; and parking; and`
4. improvement to then appearance and stability of the
property and neighborhood.
-(b), the circumstances justifying the. use are unique to the
property, are not caused by the landowner, are not solely for
the landowner'4s. convenience, and are not solely because of
-.economic considerations; and
(c). the use would not adversely affect or alter the essential
character of the neighborhood.
If the City finds that the Non -Conforming use proposal meets the requirements above, a
'Non -Conforming Use Permit may be approved provided that the term of the permit is not
More than 5 years. Reasonable conditions may be attached. to the approval of the Non -
Conforming Use Permit.
If recommended for approval;.fire following requirements may be considered:
6
' The len exterior parking spaces m#)st be identified on a site plan and striped
accordingly.
There shall be no outside storage* of new or used tires and other auto parts.
This permit is issued for a period of-5.years sun setting in March 2020, or in the
alternative, shall. be reviewed on a yearly basis.
a This permit isissued to Salvador Torres and is not transferable.
a Any complaints received by the City shall necessitate Council review of the Non -
Conforming Use. Permit.
a Business shall not be Conducted between 9A0 p.m, and 6:00 am,
• Trash containers shalf-be-enclosed in a 100% opaquestorage area using materials
which complement the building, if stored outside of the building.
a All State, Federal and local laws and ordinances shall be complied with.
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CITY OF GEM LADE
4200 Oder Lake Road
` Gem Lake, MN :55110-3227
551-747-2790
NON -CONFORMING USE PERMIT
GATEWAY ZONING DISTRICT
iNTRODUMO
A Non -conforming Use Permit may be granted or denied by the City Council after recommendatlons by the Planning Commission, in
accordance with Ordinance No. 10713, Appendix A, (Gateway OrTnance) — Non -conforming Use Permit Procedure,
e
Applicant: Name(s): C Y u f i COY— Tes
Mailing Address:
Streat Addre{Es}S Suite / Unit ,#
GtY Slate 27P Code
Property Address: _ �_ 512 1 r..e o': i,.04 �_f .C.C(A r t:cL_S_ t _ --
srreet Address
Zoning:
suite/ unit ,#
City State ZIP Code
Descripti6n.of Non -conforming Use Requested:
Existiner Use of Site!
L initial Fee ($600.00 plus $1000.00 Expense Deposit)
Renewal Fee ($500.00 plus $1000.00.Expense Deposit)
In the: event a Non -Conforming Use Permit runs for a period of less than five (5) years, the renewal fee
shall consist of publication fees only.
A slat or map of.. the property which shows,. at a minimum, all. lot lines, existing and proposed structures, driveways, and
parking areas, significant topographical features and mature trees;
Z. Evidence of ownership or an interest in the property;
3. The fee required by the -code of city ordinances; and
4. Such other information. as .may 4e required by the. city..
SITEMPLATES & FORMS%PLANNINGIGEtA WSEINON-CONFORti1iNG 175E PERMR.docx 1/Uc 21115
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1. Submit 15 copies of application and all -supporting Information to. Zoning Administrator (minimum of 3 weeks prior to Planning
Commission meeting).
2. Fanning Commission (15T Tuesday of the month.@ 7:00..p.m.. at Heritage Hall) —subject to public hearing publication
requirements
Council1. City d. of ■ + it ■ .•^ bject to public hearing publication r
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riThe City Council will approve a Non-conforming� Use Permit.only if the following facts are established:
1. A permit for a non -conforming use may be granted, 'but is not mandated, when the applicant meets the burden of proving
that:
a. The proposed use is a reasonable use of the property, considering such things as:
i. functional and aesthetic justifications for the use;
ii. adequacy of off street parldng for the use;
iii: absence of adverse off:site impacts from such things as traffic, noise,. dust, odors, and parking; and
Iv. improvement to'the'appearance and stability of the property and neighborhood.
b. The circumstances justifying the use are unique -to the property, are not caused by the landowner, are not solely
for the landowners convenience, and are not solely because of economic considerations; and
c. The use would not adversely affect or alter ti7e essential charactef•of the neighborhood,
It is the policy of the City of.Gern Lake that all identifiable costs associated with Non-donforming Use Permits within the City shalt be
the sole responsibility of the'owner of said property. The costs shall include, but riot limited to: City Planning review costs (reports,
meetings, site review),.engineering review cpsts,:legal costs, (preparation of hearing notices, legal research, certification costs);
publication costs (notice of hearing); reapportionment of assessments (engineers report); mailings and Ownership Reports
(ownership/encumbrance).
Prior to the final approval by the City Council, all City expenses to date'shall.be paid by the owner...Subsequent expenses not paid at
the time.of final approval (due to billings by consultant, etc.); shall be due upon receipt of a billing.from.the City.
Signature of Applicant(s):
Signature of Applicants)
Date.
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Date RequestReceived:
Deposit Received:No
Date Application Complete:
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INFORMATI.ONVEMO
Land Use Conditional Use Permits
Learn the basics of condltional.use permits(CUPs) In administering the clty's.land use ordinances.
Define conditional use permits, for what-PUrposes-they may granted; learn who grants them and
procedural considerations for public hearings and fife role of neighborhood opinion. Understand
aRpirMion dates, timelimits and revocation of CUPs,.
I. Conditional use
A conditional use is a land use designated in a zoning ordinance that is..specifically allowed in a
zoning. district .so long as certain standards are met. The. .zoning.ordinance typically detail both general
standards that apiply to ail conditional uses, as well asspec#fic standatds that apply-toa particular
conditional use in a given zoning district. A use is:.typically designated in a zoning ordinance -as
conditional because of hazards inherent in the use%itself or because.bf special problems that its
proposed.location may present.. For exartiple, uses that generate traffic such as family childcare; 5eririce
stations, convenience stores, or drive-thrus:are often designated as conditional uses.
ti. Conditional. use permit.(CUP)
A conditional use permit is a document a city issues to grant conditional use when the general
anal specific ordinance standards have been met by theaplakant. The use Ts-ailowed by -permit only if
the special concerns are. addressed as set forth in the zoning ordinance. Condlttonal use permits are
authorized under state law.
A. General CUP standards
A zoning ordinance will typically detail general standards that apply to ail conditional uses. For
example, some zoning ordinances provide that. all conditionai-uses-must conform to the comFriehensive
land use plan of the community, be compatible with the adjpining properties, and be served by
adequate. roads and public utilities.
B. Specific C.IIP standards
In addition to general CUP standards, many zoning ordinances will detail specific. standards that
apply to a particular conditional use; such as those made -for businesses operating adrive-thru.
Conditions for such uses may include--spectfic standards regarding things like off-street parking and
loading areas, landscaping and site plan;zi id' hours of business.operation.
Ill. Granting conditional use permits
GfteMlly CUPS are granted only for fuses specifically Listed in the zoning ordinance. as
conditional uses*in o particular zoning district..lf�a usels not.designated as a conditional use in-a.zoning
district, then arguably the city has no abilitVtor issue a CUP without first.amendirig.the zoning ordinance
to provide for the conditional use. This would ofcourse-allow otherapplicants to apply -fora conditional
use permit under the same standards.
A. Who -grants
A CUP is typically approved by the city council. Planningcommissions often first -consider the.
CUP a.pplication.and make recommendations to the city council. %Afe-statute..allows the -city council to
:designate its CUP*approval to another, authority, and some cities have. designated the planning
commission as the. approving body. In any event, the city council is generally makes.the final ideci5ionpn
cups:
13..Required approval
Ifa proposed conditional use satisfies both the general and specific standards set forth fn the
zoning ordinance, the applicant is entitled to the conditional use permit. Importantly, if the applicant
meets thegerieral and specific ordinance standards, the city usually has no legal. basis.fordenying the.
.CUP.
C. Time. limits
A written request for a CUp is subject to Minnesota's 60-day:rule, and Must be approved or
deified wi.thln 50 days of the. -time it is submittetl.to the city. A city may extend the time period for an
additional*60.days, butdnly if it does.so 16 writing before expiration of the initial 60-day period. Under
thb-60-day fule,hilure to approve or deny a request within the statutory time period is considered an
approval.
D. Other conditions on permits
1. Permitted
Reasonable conditions relatirtgto the:ordinangestanciards maybe attached to a CUP*based
wpon factual evidence. contained In public record: For example, if a zoning ordinance provides that a
conditional use should riot have adverse --visual or noise impacts on any adjacent property, a city might
require specific screening and landscaping-.conditioris to address any potentiai impacts established in the
record.
2, Not permitted
State statute provides that a CUP remains in effect as brig as the conditions agreed. upon are
observed. the attorney general has founts that time limits such as sunset provisions or automatic annual
review are not consistent with state law, explaining that cities may not enact or enforce. provisions that
allow a city -.to terminate CUPs without regard to whether o.rnot the conditions agreed upon are
observed.
If a city wishes to place: time tonstra lbts:dn partllrulalr uses, then the appropriate zoning tool is
an interim use permit, rather than a .conditional use permit. State law authorizes interim use permits for
a tempora.ry:us.e of property until a. pai'tieular date, until the occurrence of a particularevent,.oruntil
zoning regulations no longer permit it.
IV. Public-h6arirtgs
A proposed conditional rase is. allowed only after 4statutorily required public hearing. The city
must provide -published notiteW the time, place, and.purpose of -the hearing arf a proposed .CUP. at least
10 daysprior to the day of the hearing, If the decision -affects an area -of `five acr s.or. less, the city may.
need to mail notice.to.propertyowners within a 350400t.-radius of the land in question. The purpose.of
the -public hearing is to help develop a factual record asto-whether the applicant meetsthe relevant
ordinance standards such that the CUP should be granted.
.A. City role in hearing.
A city exerclses:so-called "quasi-judicial" authority. when considering a CUP application. This
rneans that:the city.`s role is limited to applying the standardsin the ordinance to the facts presented by
the application. The cityacts`like a fudge in evaluating the facts*agoinst the standardt.-If the applicant
meets the standards, then the CUP should be granted. In contrast, when the city in zoning grdinance
designates certain uses as conditional, the city is exercising "legislative." authority and. -has much broader
discretion.
B. Role of neighborhood opinion
{ Neighborhood opinion. -alone is not a valid basis fo.r granting or denying a CUP. While city
officials may feel their decision should reflect the overall preferences of residents, their task is limited to
evaluating howthe.CUP application meets the ordinance standards: Residents can often provide
important facts to help the city address whether the application meets the standards, but
unsubstantiated opinions and reactions to an application do not form a legitimate basis for a CUP
decision. If neighborhood opinion serves as the.soie basis..ofthe decisio
court if challenged. n, it could be overturned by a
C. Documentation of hearing
Whateverthe decision, a city should create a record that Will -support it. if a city denies a CUP
application, the 6Q-day rule requires the reasons for the denial be put in. Writing; Even if a city approves
a .CUP; a written statement -explaining the derision is advisable. The written statement explaining -the
decision -should address the generaland spebiflc-ordinance standards, and explain the relevant faGtsand
conclusions.
V. Conditional use -permit after*issuance
A conditional use permit*is a property -right that "runs with the land" so it attaches to and
benefits the land and is not limited to a pargicularlandowner. State statute requires that Cps s be
recorded with the county recorder's.office. When the property is sold, the. new landowner will have thecontinued right to the CUP so long.as the-cond'itiprts are. met. A city can. revoke a conditional use. permit
if there it -hot substantial compliance with conditions, so long as the.revocation is based upon -factual
evidence, after appropriate notice and hearing. Because a CUP is a property right, a city should work
Closely with the city attorney if considering a CUP revocation.
Interim Nan -Conforming Use. Permit — City of Gem Lake, MN
For:. Auto Detailing Business with Minor Auto Repair
.,Applicants: Salvador. Torres, Business Owner.
SGS Holdings, Ptoperty*Owner
15 $1 County Rd. E East.
Gem. Lake, MN .55110.
Application Date: - January 1.6, 2015
Effective Date: Month Day, 2015
Conditions/Requirements:
I. .Permit is valid for 60 months from Effective Date and is not subject to renewal..
2. Permit is effective Month Day, 2015,
1. Permit shall. expire on Month Day, 2020
4. Permit is issued -to Salvador Torres -and is.nan-tranbferable.
5. In the event that redevelopment plans, -including a,city issued building. permit, are
approved .for the land the business. is located on, this permit shall remain valid through
the expiration date and shall be,.non-renewable thereafter.:
6: Any complaints within the 60 months render permit Subject to review and/or revocation.
1. Vehicle detailing and minor vehicle: repairs are permitted including., -but not limited to;
the following:
a. New Tires and Wheels
b. Alternators
c. Batteries
d. Brakes
e. Minor tune-ups
f. Oil changes
g. Wiper Blades
h. Bulb light repl6ce' ment
i. Tire repair
8. All.ha=.dous materials shall be stored in accordance -with Federal, State and local laws:
and Ordinances and waste materials shall be disposed bf by -an approved environmental
services company.
a. Identification -and contact information for the. environmental services company
shall be postod in accordance witli Federal, State. -and local laws and Ordinances
9L. Business. will not be conducted between the hours of 9 00 p.m. and 6,06 a.m.
14 -If- stored *on the exterior of the building; trash containers shall be -in a 1000/0 opaque
storage area or screened enclosure, or otherwise concealed in an aesthetically gnobtrusive.
manner..
I I. The ten .(10) exterior parking spaces must be identified on a site plan and striped
accordingly.
12. All Federal, State and local laws and Ordinances shall be complied -with.
March?", 2015
To Wham It. Kay.C.oncenj:
I am writing o1i beWt -6f the Gem Lake Planning Commission in support of Newtrax,
W.1s. application for a Ramsey County Community. Development Blippk Grant -to a . ssist
with their build -out of the property loeated at 1.700 Highway 61. N&wtrax'* -non-
coO� rming use permit was recommended for -approval by the City of` Gem Lake
Planning Commission and approved at the. January 28th City Council. meeting,
Ne.w1rax and its member organizations Mdrrick, Inc. and ' pAl,:Inc. provide valuable.anct
Y will renovating and occupying necessary* services to the local, community. The a
building that has been vacant Rbit:a number of years and the community will benefitfrondfacility pftpe again. being utilized. We are -excited . both with. their.. investment. in the
property and to kndW that Ne.wtrax will be able
:to
:.tQ grow *in. this facility and b jobs to area
. We.:are pleased to welcome them to Gem Lake.
Rqgdk&,
j3en Johnson
City ofGemLake
Plannifig Commission Chair