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HomeMy WebLinkAboutminutes.council.19930308Regular Meeting Aspen City Council March 8, 1993 Mayor Bennett called the meeting to order at 5:00 p.m. with Councilmembers Peters, Reno, Pendleton, and Richards present. CITIZEN COMMENTS 1. Scott McDonald told Council in changing their restaurant to a retail use, he was surprised to see that retail is not allowed in the office zone as a condition use. McDonald suggested the city create a hierarchy of commercial uses; for instance, a restaurant use needs more employees and parking so it is a higher use. If a business proposes a change in use equal to or less than the original granted use, it should not be required to go before P & Z again. Amy Margerum, city manager, said there is a work session scheduled next week with P & Z to discuss implementation of the Aspen Area Community Plan and to set priorities for code amend- ments. Ms. Margerum suggested McDonald present his ideas at this study session. 2. Peter Mocklin told Council he would like a chance to argue his side of the water tap issue associated with the rezoning of his property. Mayor Bennett said this will be tabled until March 22 and Council will allow 30 minutes to hear the presentation. 3. George Vicenzi said Eighth and North should not be vacated until the community has a chance to review the traffic circulation plan for the west end and the Meadows. 4. Scott McDonald said washing the streets is one of the easiest ways to clean the streets of potential dust. McDonald said the city does not seem to be washing the streets. Amy Margerum, city manager, said the streets department is working many hours to clean the streets. Mayor Bennett said the city has also been vacuuming; washing the streets and vacuuming them cannot be done at the same time. Tasks are done by the streets department every day. COUNCILMEMBER COMMENTS 1. Mayor Bennett commended the Winter Club and the Skating Club for their respective events last weekend. 2. Councilman Reno told Council ACRA has been contacted by the city to use the ACRA to help educate the business community on the transportation plan. ACRA is not sure of the format and requests direction from Council. ACRA is contacting 10 members weekly for input on whether they would like ACRA take stands on issues or merely be informational. The business community would like ACRA to represent them on certain issues. Councilman Peters said he feels an ACRA-sponsored forum could help the city collect information and reaction to the plan. Council said they would be interested in 1 Regular Meeting Aspen City Council March 8, 1993 hearing what ACRA has to say about issues, in general. Amy Margerum, city manager, told Council she has discussed with Tom Hines a draft agenda for a ACRA/Council luncheon to discuss the transportation plan. This is scheduled for noon March 19th at the Ritz. 3. Amy Margerum, city manager, requested Council suspend the rules and add the Red Brick School renovation and Ordinance #13, 1993 - Code Amendments, Lot Line Adjustment and GMQS Exemptions up to 500 Square Feet Net Leasable to the agenda. Councilman Peters moved to suspend the rules and add red brick School as item 2 and Ordinance #13, 1993 - Code Amendments, Lot Line Adjustment and GMQS Exemp tions up to 500 Square Feet Net Leasable as IX(g); seconded by Councilwoman Richards. All in favor, motion carried. 4. Amy Margerum, city manager, told Council the applicant requests tabling of Ordinance #8, 1993, Common Ground Subdivision, Vesting, GMQS Exemption. Councilman Peters moved to table Ordinance #8, 1993, Common Ground Subdivision, Vesting, GMQS Exemption; seconded by Councilwoman Richards. All in favor, motion carried. 5. Amy Margerum, city manager, requested a meeting April 21st at 5 p.m. with Jonathan Rose to discuss the super block concept. 6. Amy Margerum, city manager, told Cou ncil staff met with Andy Hecht on the Zoline Lease and has a meeting set with the owner of the property next week. 7. Amy Margerum, city manager, announced that the appeal on the injunction of Amendment 2 will be held May 24 at 9 a.m. in Denver. 8. Amy M argerum, city manager, said the CDOT requested they be allowed to use the golf course parking lot as a staging area while re-working Maroon Creek bridge. Ms. Margerum recommended CDOT be allowed to use the parking lot as long as they are out of it by the time the golf course opens. 9. Amy Margerum, city manager, requested Council provide staff with suggestions for people to serve on the Child Care Investment Committee. Councilman Peters suggested staff circulate a sheet through the Council boxes so they see the names and add any. CONSENT CALENDAR Councilman Peters moved to adopt the consent calendar; seconded by Councilwoman Pendleton. The consent calendar is: A . Minutes - February 8, 1 993 B . Resolution #14, 1993 - Criteria for Alcohol Trainers 2 Regular Meeting Aspen City Council March 8, 1993 Serving All in favor, motion carried. LIQUOR LICENSE HEARING - New York Pizza Chairman John Bennett opened the public hearing. City Clerk Kathryn Koch reported this was tabled at the last liquor license authority meeting because the applicant failed to comply with the alcohol serving requirement. The applicant has since then attended the required class. John Zabriskie told Council he is applying for a beer and wine license. New York Pizza has had a beer and wine license and a 3- way license. New York Pizza is a low to moderately priced eatery serving pizza, pasta and sandwiches. Bennett asked for opponents. There were none. Peters asked why it took so long to comply with the TIPS regulations. Zabriskie told Council he was trying to open another restaurant and did not have time. Zabriskie told Council he has also had training for his employees. Peters moved that based on the evidence presented at this hearing, the liquor licensing authority find that the needs of the neighbor- hood have not been met and the license is hereby granted; seconded by Reno. All in favor, motion carried. ORDINANCE #7, SERIES OF 1993 - Code Amendment Commercial Parking LTR Zone Kim Johnson, planning department, told Council this amendment would allow special parking for under-utilized and vacant parking commercial garages. This would be a special review by P & Z. Ms. Johnson told Council this is one item the transportation implemen- tation committee has identified as a means of parking management. P & Z and staff both recommend approval of this code amendment. Ms. Johnson said the conditional use criteria is adequate to allow P & Z to require controls or monitoring systems. Bob Hughes said anything that adds to parking management is a plus. Hughes said additional parking will eliminate the frenzy of people driving around looking for parking. Mayor Bennett opened the public hearing. Sy Coleman said the timing of this when Council has just passed a resolution to charge for parking is not well thought out. The packet contains a resolution from the Clean Air Advisory Board recommending defeat of this ordinance. Coleman read the resolution 3 Regular Meeting Aspen City Council March 8, 1993 into the record. Bob Daniel told Council the transportation implementation committee has not met on this specific issue. Daniel is only evaluating paid parking, and has not enacted an ordinance. Daniel said a major issue the TIC looked at was the inventory of parking downtown Aspen and how to better utilize these spaces. Daniel encouraged approval of this code amendment. Chuck Torinus said Council should approve this amendment as it fits in with downtown parking management. Mayor Bennett closed the public hearing. Councilwoman Richards pointed out the Aspen Area Comprehensive Plan addresses better utilization of existing space. Councilwoman Richards said congestion problems are not solved by continually building parking garages. Councilman Peters said one issue is parking management and providing spaces and the other is traffic congestion and eliminating traffic. Councilman Peters said to him the question is whether parking spaces reduce traffic or not. Councilwoman Pendleton said she supports this. The transportation committee has been discussing using vacant parking spaces for 2 years. An inventory of existing parking spaces has been done. Councilwoman Pendleton said this seems to be an inexpensive item to implement on the transportation plan. Councilman Reno noted the on-site parking spaces that have been built were built as a requirement of development. Councilman Reno said using these spaces will help manage the traffic and he favors the code amendment. Mayor Bennett said P & Z approved this unanimously; the AACP calls for this; there are 700 "spill over" vehicles in the neighborhood; also staff recommends this. Mayor Bennett said this will be expensive paid parking. Councilman Peters said if the purpose of this ordinance is to implement the goals of the AACP, that should be enunciated in the whereases. Ms. Johnson reminded Council a conditional use review is a public hearing and requires notice to property owners within 300 feet. The number one criteria is that this conditional use is consistent with the purposes, goals, objectives and standards of the AACP and with the intent of the zone district. Councilman Peters said the city has specific goals and he would prefer something more direct, like the applicant will address the incentive to additional vehicular traffic. Councilwoman Richards moved to table Ordinance #7, Series of 1993, to March 22, 1993; seconded by Councilwoman Pendleton. All in favor, motion carried. 4 Regular Meeting Aspen City Council March 8, 1993 ORDINANCE #9, SERIES OF 1993 - Code Amendment Definition of Open Space and Special Review Sections Kim Johnson, planning office, said this code amendment would allow a special review hearing for architectural features attached to structures within approved open space. Many zone districts in the city contain open space requirements, a certain percentage of the parcel dedicated to visual open space to allow for a contrast between bulk and mass of the structure. Ms. Johnson told Council HPC and P & Z both recommend overhead structure be allowed in any zone district which requires open space and not limited to specific types of situations, (i.e. restaurants). P & Z and HPC feel there should be some architectural freedom of interpretation to allow flexibility in design and construction. Ms. Johnson noted the text amendment contains criteria and standards under which P & Z may review the structures. Bob Hughes, representing the applicant, told Council city staff feels more comfortable with set criteria. Hughes said P & Z wanted the architects to have flexibility in order to be able to come up with the greatest creativity. Mayor Bennett said he would like a definition of an "overhead landscape structure". Councilwoman Richards said her greatest concern is losing the open space feel and also whether these will become winter roofs. Councilwoman Richards said she does not want to create increased de facto FAR. Councilwoman Richards said she would like to hear from the parks department what this does to open space. Councilman Peters asked if there is a better way to give flexibili- ty. Councilman Peters said his instinct is to kill this legisla- tion. Councilwoman Pendleton said open space is defined as open and unobstructed from the ground to the sky. This amendment seems to contradict that. Councilman Reno said he feels this may allow for more interesting open spaces. Hughes said the intent is to create a more usable open space. The function of open space is to break the mass of the buildings. Don Fleisher requested Council review this based on the concept, not specific designs. The design will be reviewed by HPC and P & Z. Councilwoman Pendleton moved to table Ordinance #9, Series of 1993, to March 22; seconded by Councilman Reno. All in favor, motion carried. ORDINANCE #12, SERIES OF 1993 - Election Precinct Councilman Reno moved to read Ordinance #12, Series of 1993; seconded by Councilwoman Pendleton. All in favor, motion carried. 5 Regular Meeting Aspen City Council March 8, 1993 ORDINANCE #12 (Series of 1993) AN ORDINANCE OF THE CITY COUNCIL OF THE C ITY OF ASPEN, COLORADO, REPEALING AND REENACTING SECTION 8-1 OF THE MUNICIPAL CODE ESTABLISHING ELECTION PRECINCTS FOR MUNICIPAL ELECTIONS was read by the city clerk Jed Caswall, city attorney, told Council the Charter allows setting election precincts at least 45 days before the election. Caswall said this ordinance set one election precinct. The City Clerk may set as many polling places as necessary for each election. Councilman Peters moved to adopt Ordinance #12, Series of 1993, on first reading; seconded by Councilwoman Pendleton. Roll call vote; Councilmembers Reno, yes; Richards, yes; Pendleton, yes; Peters, yes; Mayor Bennett, yes. Motion carried. RED BRICK SCHOOL RENOVATION Amy Margerum, city manager, reminded Council they continued this from the March 3rd meeting. Staff put together a memorandum on a process for the Red Brick. This is to go ahead with an RFP for design services for architectural design and ask people to bid on 3 options; (1) rehabilitate the entire existing building, (2) mothball the old section and rehabilitate the remaining portion, for a period of 2 years and (3) for a longer period of time. Another alternative may be to demolish the 1941 structure and rehabilitate the remaining portion and to ask for design of a new structure in the future. Ms. Margerum recommended staff develop a master plan for the whole building so that any rehabilitation work would be in concert with the eventual plans for the whole site. Working drawings will then be done on the option Council chooses. Ms. Margerum said this process will still not produce hard numbers until construction drawings are done and then sent out to bid. Another alternative is to get working drawings for each design option. Ms. Margerum recommended getting working drawings only for the option Council is interested in. Councilwoman Richards said her preference is to do working drawings and get better costs on alternative 2B, remodel- ling the newer portion and demolition the older portion and also 1B, remodelling the new section and mothball the older portion. Councilman Peters noted HPC voted unanimously not to demolish the red brick school. Councilman Peters said one assumption is that this would not be a lavish renovation. Council previously discussed tenant finishes in the building. Councilman Peters 6 Regular Meeting Aspen City Council March 8, 1993 suggested Council decide what they want; apply that to the east side of the building; have this bid with an option to expand that to the rest of the building. Mayor Bennett said he likes the idea of mothballing the older portion of the building. This leaves all options open for the future. Councilman Reno said the costs including the contingency are about $40/square foot, which is very low. A basic renovation should cost about $60/square foot. Councilwoman Pendleton said she would be willing to hold the older building for some time period as long as not a lot of money is spent on mothballing the building. Council- woman Pendleton said she wants to get going on the building for the arts groups. Councilman Reno said he does not have a problem getting costs from architects on what it would cost to do the phased project. Ms. Margerum recommended the process come back to Council at interim steps for decisions on whether to go to the next step. Les Holst said he would like Council to mothball the older side in order to leave their options open. Sy Coleman said Aspen has an enormous shortage of indoor space. Having space to rent to non- profit organizations would engender the creation of more artistic groups. Coleman said this will not be a drain on the city's economy. Don Fleisher, committee member, opposes mothbal ling the older portion of the building. Fleisher said he wants to make the building function the best way possible and also to be financially responsible in the process. Fleisher said he feels nothing in the older portion of the building can be salvaged and stay within the budget. The group focused on the best part of the building, to keep it and redevelop it. Fleisher said the city has made a wise investment in acquiring this property in terms of the land. The improvements are a bonus that came with the land. Fleisher said he would not like to see a deterioration of that investment. Bill Martin told Council the committee had technical advise. The city provided the committee with funds to hire an engineer who knew the building. Martin said the recommendation of the committee was not a casual decision. Katherine Lee said the committee felt the best economic decision was to save the newer portion of the building. Ms. Lee agreed the asset is the land. Ms. Lee said the funds are not available to save the entire building. Julie said the vision is to have an arts center at the red brick school and to have the highest quality possible. Julie said she feels the quality of the older building has no historical value and may be a black hole in terms of cost. What is historical is the location, use and mass of the building. Ms. Margerum said Council may be uncomfortable about tearing the building down before it is known what could replace the building. 7 Regular Meeting Aspen City Council March 8, 1993 There is an alternative that will allow the city to find out the options. Councilwoman Richards said she only favored demoli tion if it were to bring the costs of the project down by replacing it with affordable housing. Councilwoman Richards said once it was determined there would be no affordable housing, her preference would be to preserve the entire building. Councilwoman Richards pointed out the city makes private developers go to the expense of saving something of historical significance. The city should not ignore HPC review. Councilwoman Richards said alternative 2B is more money for less space for fewer people. Councilman Peters suggested staff prepare an RFP for basic renovation of the east portion of the red brick school and have alternates to request costs for extending the renovation and design to the older portion and an estimate for the design work necessary for mothballing the older portion. Councilman Peters said Council should ask the HPC to continue their review of demolition, under what circumstances they would allow demolition, and what they think the historic issues are. Councilman Peters said he would be interested to find out what historic grants might be available for this building, and whether there may be a way to get tax renovation credits for this building. Councilman Reno agreed with going through the RFP process for an architect. This also can be a staged process. Councilman Reno said he will not support spending any additional money until Council makes the decision on what direction they will go. Councilman Reno said he is hesitant about bring in the HPC at the last hour. Mayor Bennett said he would like any RFP to include an in-depth look at the asbestos and energy issues in the older portion of the building. Mayor Bennett said sending this to HPC feels like a last minute road block. Councilman Peters moved to formally request the HPC to proceed with what they consider to be appropriate review of the redevelopment and/or demolition of the Red Brick building; seconded by Council- woman Richards. Jed Caswall, city attorney, noted the HPC has no legal jurisdiction over the red brick building. Councilman Peters said what he would like from HPC is advice to Council whether or not they think designation is advisable and why. Ms. Margerum said HPC voted 4 to 3 to pursue designation of the red brick building. Councilwoman Pendleton said she does not favor anything that will drag the process on. Holst said all designation does is give HPC the right of review. Mayor Bennett said staff or Council can look at tax credits without historic designation. 8 Regular Meeting Aspen City Council March 8, 1993 Councilman Peters restated his motion that Council request HPC to advise Council on the historic merits of the building and site as if it were designated but not proceed with designation; seconded by Councilwoman Richards. All in favor, with the exception of Councilmembers Reno and Pendleton. Motion carried. 1993 FINANCIAL POLICIES Councilman Peters moved to table 1993 financial policies; seconded by Councilwoman Richards. All in favor, motion carried. ORDINANCE #10, SERIES OF 1993 - Rio Grande Subdivision Councilwoman Pendleton moved to read Ordinance #10, Series of 1993; seconded by Councilman Peters. All in favor, motion carried. ORDINANCE #10 (Series of 1993) AN ORDINANCE OF THE ASPEN CITY C OUNCIL GRANTING SUBDIVI- SION FOR THE RIO GRANDE PROPERTY LOCATED BETWEEN THE ROARING FORK RIVER, AND THE PITKIN COUNTY COURTHOUSE AND THE ALLEY IN BLOCK 86, ASPEN, COLORADO was read by the city clerk Leslie Lamont, planning office, told Council the city is pursuing this for two reasons. Past surveys have not been very accurate and the subdivision plat will define the ownership boundaries. The city would like to exchange portions of land with the county and with adjacent property owners. This cannot happen unless the land is subdivided. Councilman Peters asked if the county is going to pay a share of the survey costs. Ms. Lamont said the county and other adjacent properties owners will share this cost. Councilman Peters moved to adopt Ordinance #10, Series of 1993, on first reading; seconded by Councilwoman Richards. Roll call vote; Councilmembers Richards, yes; Peters, yes; Pendleton, yes; Mayor Bennett, yes. Motion carried. ORDINANCE #11, SERIES OF 1993 - Vacation Request - 8th and North Streets Councilwoman Pendleton moved to read Ordinance #11, Series of 1993; seconded by Mayor Bennett. All in favor, with the exception of Councilmembers Richards and Peters. Motion carried. ORDINANCE #11 9 Regular Meeting Aspen City Council March 8, 1993 (Series of 1993) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, COLORADO, VACATING PORTIONS OF NORTH AND EIGHTH STREET RIGHTS-OF-WAY CONTAINING 33,066 SQUARE FEET ALL WITHIN THE CITY OF ASPEN, PITKIN COUNTY, COLORADO, AND RESERVING AN EASEMENT FOR UTILITIES was read by the city clerk Councilman Peters moved to suspend the rules and continue the meeting to 9:30 p.m.; seconded by Councilwoman Pendleton. All in favor, motion carried. Chuck Roth, city engineer, told Council there have been several applications to vacate this area. In 1983 Council decided to wait until after the Aspen Meadows SPA was completed. The transporta- tion and traffic circulation in the Meadows area has been addressed and staff recommends the right-of-way be vacated. There will be a reservation for utilities. Roth told Council engineering would like this property for a storm run off pond; parks department would like it for a park. These do not relate to reasons rights-of-way are established; therefore, staff recommends vacation. Mac Cunningham told Council all property owners effected by the new Meadows road support this vacation request. Cunningham said these properties have been surrounded by roads or alleys. Cunningham said the applicants worked with city staff to make sure all the city's needs would be met. Councilman Peters said he doe not object to the vacation of North street but does object to the vacation of Eighth street. Council- man Peters said the entire new Meadows road encroaches on open space and helps to develop some new lots. George Vicenzi said this should be put on hold until the traffic mitigation plan for the Meadows is analyzed. Councilwoman Pendleton moved to adopt Ordinance #11, Series of 1993, on first reading; seconded by Councilman Reno. Roll call vote; Councilmembers Richards, yes; Pendleton, yes; Reno, yes; Peters, yes; Mayor Bennett, yes. Motion carried. TRUSCOTT PLACE REMODEL Jim Curtis, housing board, told Council this request is part of an overall plan. The housing office has spent a lot of time putting Marolt Ranch and Truscott Place on a sound financial basis. This remodel is part of that plan. The plan for Truscott Place includes the refinanc ing and buy down of the debt; the renovation and long term rental of the rooms; and a recommendation for higher revenues 10 Regular Meeting Aspen City Council March 8, 1993 from the Tenth Hole Bar and Grill space. Curtis said the housing board has prioritized uses for the housing/day care funds. Council agreed they are pleased with the proposal. Councilwoman Richards asked what category these units will be. Curtis said prior to setting the rents, staff will come back with an updated budget. Amy Margerum, city manager, said she would like to go slower on that portion that was the housing office to see if this space might be needed for the golf staff. Councilwoman Pendleton moved to approve the Truscott Place renovation recommendations made by the housing office and to reserve 30 to 45 days to figure out office space for the new golf director; seconded by Councilwoman Richards. All in favor, motion carried. ORDINANCE #13, SERIES OF 1993 - Code Amendments; Lot Line Adjust- ment and GMQS Exemptions Up to 500 Square Feet Net Leasable Councilwoman Pendleton moved to read Ordinance #13, Series of 1993; seconded by Councilwoman Richards. All in favor, motion carried. ORDINANCE #13 (Series of 1993) AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF ASPEN, AMENDING CHAPTER 24 OF THE MUNICIPAL CODE, LAND USE REGULATIONS, TO PROVIDE THAT THE PLANNING DIRECTOR MAY APPROVE LOT LINE ADJUSTMENTS AND GROWTH MANAGEMENT QUOTA SYSTEM EXEMPTIONS FOR COMMERCIAL AND OFFICE BUILDING EXPANSIONS IN NET LEASABLE FLOOR AREA OF UP TO 500 SQUARE FEET was read by the city clerk Francis Krizmanich, zoning department, said the first amendment would allow lot line adjustments by sign off of the planning director. These currently require Council approval, which takes a lot of staff and scheduling time. The proposal is to use the same procedure, the criteria would stay the same except the requirement for separate ownership. If the lots were owned by the same person, a lot line adjustment could be had. Krizmanich told Council the second code amendment is a one-step review which currently goes to P & Z. This is to grant approvals to expansions up 500 square feet of net leasable floor area for commercial or office uses under an exemption process. The proposal is to make this a sign off by the planning director. The same criteria will be used. Krizmanich said this is an infrequent review. Councilwoman Richards said she would be concerned about an applicant going through the GMQS process with a building smaller 11 Regular Meeting Aspen City Council March 8, 1993 than they really want and coming back for an additional 500 square feet several times. Krizmanich said the 500 square feet is cumulative. Krizmanich suggested the 500 square feet may be too high. That number is currently in the code. Krizmanich reminded Council the Aspen Area Community plan will look at the overall growth management process, and Council may want to examine whether 500 square feet is the right number. Councilman Peters said he favors the lot line code amendment but not the GMQS exemption. Councilman Peters said the AACP may be moving in another direction and away from exemptions. Mayor Bennett said he does not favor exemptions for 500 square feet. Mayor Bennett said he would favor a smaller number and a staff sign off. Amy Margerum, city manager, suggested Council pass this and have staff come back at second reading with a recommendation for the square footage exemption. Councilman Peters moved to adopt Ordinance #13, Series of 1993, on first reading for lot line adjustment code amendment and any reference to the GMQS exemption be deleted. Motion DIES for lack of a second. Councilwoman Pendleton moved to adopt Ordinance #13, Series of 1993, on first reading; seconded by Councilman Reno. Roll call vote; Councilmembers Reno, yes; Richards, yes; Peters, no; Pendleton, yes; Mayor Bennett, yes. Motion carried. Councilman Peters moved to adjourn at 9:40 p.m.; seconded by Councilwoman Richards. All in favor, motion carried. Kathryn S. Koch, City Clerk 12 Regular Meeting Aspen City Council March 8, 1993 CITIZEN COMMENTS 1 ................................ ............... COUNCILMEMBER COMMENTS 1 ................................ ......... CONSENT CALENDAR 2 ................................ ............... LIQUOR LICENSE HEARING - New York Pizza 3 ........................ ORDINANCE #7, SERIES OF 1993 - Code Amendment Commercial Parking LTR Zone 3 ................................ .......... ORDINANCE #9, SERIES OF 1993 - Code Amendment Definition of Open Space and Special Review Sections 4 .................... ORDINANCE #12, SERIES OF 1993 - Election Precinct 5 .............. RED BRICK SCHOOL RENOVATION 6 ................................ .... 1993 FINANCIAL POLICIES 8 ................................ ........ ORDINANCE #10, SERIES OF 1993 - Rio Grande Subdivision 9 ......... ORDINANCE #11, SERIES OF 1993 - Vacation Request - 8th and North Streets 9 ................................ ............. TRUSCOTT PLACE REMODEL 10 ................................ ......... ORDINANCE #13, SERIES OF 1993 - Code Amendments; Lot Line Adjust ment a nd GMQS Exemptions Up to 500 Square Feet Net Leasable 11 ................................ .................. 13