4. Ordinance 1712 - Updates - Zoning Ordinance - 1st ReadingPLANNING FOR THE FUTURE
REPORT TO: Kalispell Mayor and City Council
FROM: PJ Sorensen, Kalispell Planning Dept
Charlie Harball, Interim City Manager
SUBJECT Update of Zoning Ordinance
MEETING DATE: March 5, 2012
Planning Department
201 I't Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispeU.com/planning
BACKGROUND: The Kalispell City Planning Board met on February 14, 2012, and held a public
hearing to consider a request by the City of Kalispell for a text amendment to update and revise three
sections of the zoning ordinance.
The proposed revisions were as follows: (1) add "kennels, animal shelters" as an administrative
conditional use in the B-2 (General Business) zone under Section 27.12.030, and renumber
accordingly; (2) amend the definition of "dwelling, townhouse" to align with changes in subdivision
laws relating to townhouses; and (3) amend the definition of "automobile sales and/or repair."
One individual spoke at the public hearing in favor of the amendment relating to kennels. The
proposal was forwarded to the Council with a positive recommendation on a 7-0 vote.
RECOMMENDATION: A motion to approve the request as amended would be in order.
FISCAL EFFECTS: Approval of the request would have minimal fiscal effect to the city.
ALTERNATIVES:
Respectfully submitted,
PJ Sorensen
Kalispell Planning Dept
As suggested by the city council.
Report compiled: February 28, 2012
c: Theresa White, Kalispell City Clerk
Charlie Harball
Interim City Manager
Wrh—,AUTj e
7 Nj AT'IMMIEl 'KV CVArit"I TA -rivluzo,
SAME.
WHEREAS, the City of Kalispell submitted a written request to update the Zoning Regulations for
the purpose of updating and revising the current Zoning Regulations; and
WHEREAS, the request was forwarded to the Kalispell City Planning Board and Zoning
Commission by the Kalispell Planning Department and evaluated pursuant to the
terms of 76-3-504, Montana Code Annotated; and
WHEREAS, on February 14, 2012, the Kalispell City Planning Board and Zoning Commission
held a duly noticed public hearing and upon receiving written and oral evidence from
the public, made its recommendation to the Council that the Zoning Regulations be
amended to incorporate those changes as set forth in Exhibit "A"; and
WHEREAS, the City Council has reviewed the Kalispell Planning Department Report and the
transmittal from the Kalispell City Planning Board and Zoning Commission and
hereby adopts the findings presented in Kalispell Planning Department report KZTA-
12-1 as the Findings of Fact as support for the enactment of this Ordinance.
11017', THEREFORE, BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF
KALISPELL AS FOLLOWS:
SECTION I. The City of Kalispell Zoning Regulations are hereby amended to read
as set forth in Exhibit "A", attached hereto and incorporated fully
herein by this reference.
SECTION 11. The City Attorney is hereby authorized and directed to recodify this
Ordinance.
SECTION 111. This Ordinance shall take effect thirty (30) days after its final passage.
1V7-TjT=11rT"1 To 'FNE71Tf ?7 T4 K -10T -Tin E
CITY OF KALISPELL THIS — DAY OF MARCH, 2012.
Tammi Fisher
Mayor
Theresa White
City Clerk
EXHIBIT "A"
AMENDMENTS TO ZONING ORDINANCE
CHAPTER 27.13
B-2 GENERAL BUSINESS
Section 27.13.030: Uses Which May Be Permitted By Conditional Use Permit.
(1) Assembly halls/stadiums/convention hall facilities (includes public fair
grounds, auditoriums, and racetracks)
(2) Auto or vehicle body shops
(3) Auto parking - structure
(4) Bars, taverns, and clubs (Administrative CUP)
(5) Campground/RV Park
(6) Casino (refer to Section 27.34.040)
(7) Contractor's storage yard
(8) Dwellings - multi -family
- townhouse (3 or more attached units)
(9) Group home - 8 or fewer persons
- 9 or more persons
(10) Homeless shelters
(11) Kennels, animal shelters (Administrative CUP)
(12-�) Mini-storage/recreational vehicle storage (Administrative CUP)
(132) Recreation area, outdoor
(143) Residential care home or facility
(154) Shooting/archery - indoor (Administrative CUP)
(10) Utilities (primary distribution site)
Appendix B (partial listing)
REVISED USE
CATEGORIES
"V
a
N
a
M
a
x
a
a
x
ca
da
as
a
Industrial Uses
Aircraft maintenance/repair
P
I P
I C
Art foundry, metal sculpture,
molding and casting
p
p
p
Asphalt batch plants
C
Assembly - light
P
P
P
P
Assembly - heavy
P
Auction yards, livestock
C
C
Auto wrecking/salvage yards
C
C
Contractor's storage yard
C
P
P
P
Extractive industries
C
Farm machinery assembly,
repair and sales
p
P
P
Feed/seed/processing/cleaning
C
P
P
Fertilizer, bulk sales
P
P
P
Film production studios
P
P
Food processing - light
P
P
P
Food processing - heavy
P
Forest products and
manufacturingC
P
Foundry and metal
fabirication plants
P
Fuel oil/gas/petroleum
C
C
C
products, bulk storage/sale
Glazier
P
P
P
Grain elevators
C
C
C
HVAC/electrical/plumbing,
sales/service
P
P
P
P
Heavy equipment
sales/service
P
P
P
Kennels, animal shelters
AC
AC
AC
FC
Section 27.37. 10
(15) Automobile Sales and/or Repair. Any epeft area, other than a street, used for the display,
sale or repair of new or used automobiles, boats, RVs, motorcycles, or trailers, whether inside a
structure or in an outside area.
(59) Dwelling, Townhouse. Ownership of a parcel of land with an attached single-family
dwelling unit that is connected with ether one or more similar dwelling units but separated from
the other similar dwelling unit�s� by a common party wall having no doors, windows or other
provisions for human passage or visibility. In order to be considered to be a townhouse as
opposed to another dwelling type, such as a duplex or multi -family dwellings, each of the
attached dwelling units must have (a) independent water and sewer service lines and metering
pursuant to the applicable plumbing code and any other city regulations; and (b) a two hour fire
wall separating the unit from any adjoining units.
PLANNING FOX THE FUTURE MONTAMAJU
February 28, 2012
Charlie Harball, Interim City Manager
City of Kalispell
201 First Avenue East
Kalispell, MT 59901
Re: Kalispell Zoning Ordinance Amendments — KZTA 12-1
Dear Jane:
Planning Department
201 1" Avenue East
Kalispell, MT 59901
Phone: (406) 758-7940
Fax: (406) 758-7739
www.kalispell.com/planning
The Kalispell City Planning Board met on February 14, 2012, and held a public hearing to consider a
request by the City of Kalispell for a text amendment to update and revise three sections of the
zoning ordinance.
PJ Sorensen of the Kalispell Planning Department presented staff report #KZTA-11-01 providing
details of the proposal and the evaluation. The proposed revisions were as follows: (1) add "kennels,
animal shelters" as an administrative conditional use in the B-2 (General business) zone under
Section 27.12.030, and renumber accordingly; (2) amend the definition of "dwelling, townhouse" to
align with changes in subdivision laws relating to townhouses; and (3) amend the definition of
"automobile sales and/or repair."
One individual spoke at the public hearing in favor of the amendment relating to kennels. The
proposal was forwarded to the Council with a positive recommendation on a 7-0 vote. Please
schedule this matter for the March 5, 2012, regular city council meeting. You may contact this board
or Tom Jentz at the Kalispell Planning Department if you have questions regarding this matter.
Sincerely,
Kalispell City Planning Board
Jo hn Hinchey
President
Attachments: Staff Report #KZTA-12-01 and supporting documents
Draft minutes from the 2/14/2012 planning board meeting
c w/ Att: Theresa White, Kalispell City Clerk
KALISPELL PLANNING DEPARTMENT
STAFF REPORT #KZTA-12-1
FEBRUARY
This is a report to the Kalispell City Planning Board and the Kalispell City Council regarding a
request for a text amendment to the Kalispell Zoning Ordinance to update and revise three
sections of the zoning ordinance. A public hearing has been scheduled before the Planning Board
for February 14, 2012, beginning at 7:00 PM in the Kalispell City Council Chambers. The
Planning Board will forward a recommendation to the Kalispell City Council for final action.
_tsjtmmang I Ij.
As part of a continuing effort to make the zoning ordinance up-to-date and current with changes
in state law, staff has compiled a short list of minor amendments to the ordinance for review. One
of the proposals relating to kennels was discussed at the January Planning Board work session,
while the other two proposals are intended to clarify definitions. They are now being brought
forward for a public hearing and formal review.
A. Petitioner: Charles Harball, Interim City Manager
City of Kalispell
P.O. Box 1997
Kalispell, MT 59903
(406) 758-7703
B. Area Effected by the Proposed Changes: Any property within the jurisdictional
boundaries of the City of Kalispell may be affected by the proposed changes.
C. Proposed Amendments:
1 1; 1 1 '
M11,
1 119 11 B&I Flom V 1111MAW41111�
Staff Comment: This proposal arose from a concern raised by the Planning Board at a
January work session. An individual brought an issue to the Board's attention regarding a
"doggie day-care" business he hopes to locate on Woodland Park Drive across from the
Conrad Complex. He was frustrated because the zoning ordinance did not mention "doggie
day care" and furthermore the property he wanted to use was zoned B-2 which did not allow
for the short or long term boarding of animals.
"Doggie Day Care" (the boarding of dogs during the day) is specifically not called out by
that term in our zoning ordinance. However, we do consider that this use is provided for
under "Kennels and Animal Shelters". The definition of Kennels and Animal Shelters in our
zoning ordinance is as follows:
Page 1 of 4
"The boarding, breeding, raising, grooming, or training of five or more dogs, cats,
or other household pets of any age not owned by the owner or occupant of the
premises, and/or for commercial gain."
Kennels and Animal Shelters (and doggie day cares) are allowed by the issuance of an
administrative conditional use permit in the B-5 (Industrial -Business), I-1 (Light Industrial)
and I-2 (Heavy Industrial) zones, and an administrative conditional use permit is required in
all three of those zones.
As an administrative conditional use, Section 27.34.010 of the ordinance establishes two
required conditions which would be attached to any permit for this use:
(1) Household animals (specifically dogs and cats) boarded overnight should be kept
in climate controlled, sound -proofed buildings. Where facilities are not sound-
proofed, no partially or fully enclosed structure of fenced open area (runs, pens,
etc.) used to confine animals shall be closer than 100 feet to an adjacent property
line.
(2) Household animal excreta shall be removed from the site daily or as otherwise
necessary to avoid the spread of objectionable odors, insects, pests, and
objectionable surface drainage.
Staff supports allowing Kennels and Animal Shelters to be extended to the B-2 zone based
on the requirement of an administrative conditional use permit. The requirement for
public notice to adjacent property owners, along with the standard conditions attached to
the permit appear to adequately address any concerns that might arise.
Section 27.37.010 (59) Dwelling, 'Townhouse. Ownership of a parcel of land with an
attached single-family dwelling unit that is connected with athff one or more similar
dwelling units but separated from the other similar dwelling unit�sj by a common party wall
having no doors, windows or other provisions for human passage or visibility. In order to be
considered to be a townhouse as opposed to another dwelling type, such as a duplex or
multi -family dwellings, each of the attached dwelling units must have (a) independent water
and sewer service lines and metering pursuant to the applicable plumbing code and any other
city regulations; and (b) a two hour fire wall separating the unit from any adjoining units.
Staff Comment: Recent changes in state subdivision laws addressed the manner in which
townhouse subdivisions are handled. Previously, townhouse development was subject to
review under our city subdivision regulations. This past October, the state legislature
exempted all townhouse development from subdivision review. Townhouses are a form of
ownership where connected units are owned separately by each property owner, who also
individually owns the land underneath the unit. This type of ownership is different than a
condominium, where separate units are individually owned, but the land underneath is
owned by the condominium association and not the individual owner. It is also different
Page 2 of 4
than a duplex, where there is a single owner of both the units and the land where the owner
leases one or more units.
Condominiums have been exempt from the subdivision process, but townhouses have gone
through subdivision review in Kalispell. The process has helped the city address some of the
unique features of townhouse -style ownership, principally the need for separate water and
sewer connections (required by public works regulations) and fire wall separation between
units (required by the building code). Neither requirement is particularly burdensome if it is
accomplished up front; it is more difficult with a developed property, depending upon how it
was originally constructed.
Staff believes that the amendment is necessary to avoid possible problems. The city wants to
avoid situations where someone proceeds with this type of subdivision and is later surprised
by requirements they may not have been aware of. The amendment helps add clarity and
certainty which has been lost to a degree because the new subdivision exemption eliminates
the previous process that provided guidelines for construction.
Section 27.37.010(15) Automobile Sales and/or Repair. Any open area, other than a
street, used for the display, sale or repair of new or used automobiles, boats, RVs,
motorcycles, or trailers whether inside a structure or in an outside area.
Staff Comment: The intent of the definition was to address any area where display, sales, or
repair may occur in open areas both inside and outside buildings. However, the definition
appears somewhat ambiguous, and could potentially be interpreted as applying only to
outside areas. Staff is suggesting a change in the language to clear up the ambiguity.
The statutory basis for reviewing a change in zoning is set forth by 76-2-303, M.C.A. Findings of
Fact for the zone change request are discussed relative to the itemized criteria described by 76-2-
304, M.C.A.
Is the zoning regulation made in accordance with the _growth policy?
The proposals are consistent with the growth policy.
2. Does the zoning regulation consider the effect on motorized and nonmotorized
transportation systems?
The proposed amendments have a minimal effect on transportation systems.
Is the zoning regulation designed to secure safety from fire and other dangers?
The proposed amendments include standards designed to help ensure that fire safety codes
Page 3 of 4
are met in townhouse developments.
4. Is the zoning regulation designed to promote public health, public safety, and the general
welfare?
The general health, safety, and welfare of the public will be promoted by creating a more
predicable, orderly, and consistent environment.
5. Does the zoning regulation consider the reasonable provision of adequate light and air?
The standards help provide for appropriate interaction between developed properties.
6. Is the zoning regulation designed to facilitate the adequate provision of transportation
water, sewerage, schools, parks, and other public requirements?
As mentioned above, the zoning ordinance creates a more predictable, orderly, and
consistent development pattern. That pattern allows for a more efficient allocation of
public resources and better provision of public services.
7. Does the zoning regulation consider the character of the district and its peculiar suitability
for particular uses?
The amendments reflect the character of each district. For example, the B-2 zone
envisions a variety of sales/service uses to serve the public. The addition of kennels within
the zone allows for the provision of a necessary service in an area intended to have a mix
of uses.
8. Does the zoning regulation consider conserving the value of buildings?
Building values will be conserved by providing reasonable standards within zoning
districts by encouraging predictable, orderly, and consistent development within a given
area.
9. Does the zoning regulation encourage the most appropriate use of land throughout the
municipality?
The amendments help create consistency throughout comparable zones, which promotes
compatible urban growth.
Staff recommends that the Kalispell City Planning Board adopt the findings in staff report KZTA-
12-1 and recommend to the Kalispell City Council that the proposed amendment be adopted as
provided herein.
Page 4 of 4
NOTICE OF r : HEARING
FEBRUARY1
The regular meeting of the Kalispell City Planning Board and Zoning Commission is scheduled for
Tuesday, February 14, 2012, beginning at 7:00 PM in the Kalispell City Council Chambers, Kalispell
City Hall, 201 First Avenue East, Kalispell. The planning board will hold a public hearing and take public
comments on the following agenda item. The Board will make a recommendation to the Kalispell City
Council who will take final action.
1. A request by the City of Kalispell to update the Kalispell Zoning Ordinance. As part of a continuing
effort to make the ordinance up-to-date and current with changes in state law, staff, in conjunction with
the Kalispell City Planning Board and Zoning Commission, has compiled a short list of minor
amendments for review. The amendments include:
® Adding "Kennels, Animal Shelters" as an administrative conditional use in the B-2 (General
Business) zone;
® Amending the definition of "Dwelling, Townhouse"; and
® Amending the definition of "Automobile Sales and/or Repair."
Documents pertaining to the agenda item are on file for public inspection at the Kalispell Planning
Department, 201 First Avenue East, Kalispell, MT 59901, and are available for public review during regular
office hours. In addition, information on the agenda item is posted on our website at
www.kalispell.com/planning under "Planning Board Agenda & Staff Reports".
Interested persons are encouraged to attend the hearing and make their views and concerns known to the
Board. Written comments may be submitted to the Kalispell Planning Department at the above address, prior
to the date of the hearing, or you may call us at (406) 758-7940, or e-mail us at planning�a,kalispell.com for
additional information.
Thomas R. Jentz
Planning & Building Director
STATE OF MONTANA
FLATHEAD COUNTY
AFFIDAVIT OF PUBLICATION
RICHELLE ROONEY BEING DULY
SWORN, DEPOSES AND SAYS: THAT HE IS THE
LEGAL CLERK OF THE DAILY INTER LAKE A
DAILY NEWSPAPER OF GENERAL CIRCULATION,
PRINTED AND PUBLISHED IN TIIE CITY OF
KALISPELL, IN THE COUNTY OF FLATHEAD,
STATE OF MONTANA, AND THAT NO. 19138
LEGAL ADVERTISMENT WAS PRINTED AND
PUBLISHED IN TIIE REGULAR AND ENTIRE ISSUE
OF SAID PAPER, AND IN EACH AND EVERY COPY
THEREOF ON THE DATES Of Jan. 29, 2012.
AND THE RATE CHARGED FOR THE ABOVE
PRINTING DOES NOT EXCEED TIIE MINIMUM
GOING RATE CHARGED TO ANY OTHER
ADVERTISER FOR TIIE SAME PUBLICATION,
SET IN THE SAME SIZE TYPE AND PUBLISHED
FOR THE SAME NUMBER OF INSERTIONS.
il.�L-�'�--&-- -- --- `ice- ----
Subscribed and sworn to
Before me this January 30, 2012
I.GlerossDorothy
Notary Public for the State of Montana
Residing in Kalispell
My commission expires 9/11/2013
�t*� �. oNo DOROTHY I. GLENCROSS
p�ANOTARY PUBLIC for the
State of Montana
* SEAL * Residing at Kalispell, Montana
c° My Commission Expires
�feof Mta September 11, 2013
MINUTES OF REGULAR MEETINr-
FEBRUARY 14,2012 1
CALL TO ORDER AND
The regular meeting of the Kalispell City Planning Board and
ROLL CALL
Zoning Commission was called to order at 7:00 p.m. Board
members present were: John Hinchey, Chad Graham, Bryan
Schutt, Rory Young, Phillip Guiffrida, Richard Griffin and Blake
Sherman. Tom Jentz, P.J. Sorensen, and Sean Conrad represented
the Kalispell Planning Department. There were 3 members of the
public in attendance.
APPROVAL OF MINUTES
Schutt moved and Guiffrida seconded a motion to approve the
minutes of November 29, 2012 as submitted.
ROLL CALL
The motion carried unanimously on a vote by acclamation.
PUBLIC COMMENT
No one wished to speak.
ZONING ORDINANCE
A request by the City of Kalispell to update the Kalispell Zoning
AMENDMENTS
Ordinance. As part of a continuing effort to make the ordinance up-
to-date and current with changes in state law, staff, in conjunction
with the Kalispell City Planning Board and Zoning Commission,
has compiled a short list of minor amendments for review. The
amendment include:
® Adding "Kennels, Animal Shelters" as an administrative
conditional use in the B-2 (General Business) zone;
® Amending the definition of "Dwelling, Townhouse"; and
® Amending the definition of "Automobile Sales and/or
Repair.
STAFF REPORTS KZTA-12-
P.J. Sorensen representing the Kalispell Planning Department
01
reviewed staff report KZTA- 12-0 1.
Sorensen said the amendment to add "Kennels, Animal Shelters" as
an administrative conditional use in the B-2 (General Business)
zone arose from a concern raised by the planning board at their last
meeting. Currently there isn't a category for a "doggie day care" use
in the ordinance but Sorensen added there is a definition of a
kennel/animal shelter which is broad enough to encompass this use.
When the ordinance was updated a few years ago staff looked at
kennels being located in the B-5 and industrial zones and in looking
at this particular type of use some of the standard conditions relate to
having sound -proof buildings or appropriate buffers from property
lines and removing the animal waste on a regular basis. Sorensen
continued that requiring an administrative conditional use permit for
this use includes notification of adjoining property owners within
Kalispell City Planning Board
Minutes of the meeting of February 14, 2012
Pagel of
Sorensen noted that given those conditions staff thought B-2 would
be an appropriate zone since it is intended to have a mix of different
service and retail type of uses.
The second amendment would change the definition of "Dwelling,
Townhouse". Condominiums have been exempt from the city's
subdivision process but a change came out of the Legislature that
also exempted townhomes. Sorensen said previously staff could
address townhomes through subdivision review which ensured that
there is independent water and sewer connections and independent
metering to the units which is required under plumbing code and
Public Works regulations; and also helped to ensure that the
appropriate 2 hour firewall is constructed to separate the buildings.
In order to make sure the public is aware of those issues up -front
staff is recommending amending the definition in the zoning
ordinance.
Thirdly the amendment to change the definition to automobile sales
and or repair came up when working with a particular project and
although they are not changing the original intent, the way it was
written was somewhat ambiguous in relation to work inside and
outside of buildings.
Staff recommends that the Kalispell City Planning Board and
Zoning Commission adopt staff report KZTA-12-01 as findings of
fact and recommend to the Kalispell City Council that the proposed
amendments be adopted as provided herein.
BOARDQUESTIONS Griffin asked for an average dimension of a B-2 lot and Sorensen
said it varies depending upon location and if the lots were joined for
one business but most lots along Idaho are 7100 square feet.
Griffin said one of the requirements is a setback of 100 feet from the
property lines which means that a lot would have to be a minimum
of 220-230 by 230 feet and there aren't many lots that large.
Sorensen said there are two alternatives under the condition which is
they can have the animals in a sound -proof building or they would
be required to have additional buffering from other properties if the
building is not sound -proofed.
Hinchey asked if outdoor fenced area would be required or would
those issues be a part of the conditional use review? Sorensen said
the city doesn't govern how the business is run and it would be the
business owner's call as to what they would offer their customers.
Sorensen added there are regulations in place that deal with the
treatment of animals and the zoning ordinance would only address if
the use is appropriate.
Kalispell City Planning Board
Minutes of the meeting of February 14, 2012
Page 2 of 4
PUBLIC HEARING
Michael Taylor, 110 Collier Lane stated he wants to open a dog
facility. He noted that dog day care would only be part of the
business. They would also provide training, dog washing, retail, and
adoption events on Saturdays. Taylor noted the location of the
proposed business is 900 East Idaho, next to the railroad tracks and
the former Rygg Ford. The closest neighbor is Anderson Masonry
which is who he is leasing the building from.
Taylor said the animals will be in a controlled environment and
would not be allowed to bark all day as some neighbors dogs do.
Taylor doesn't think this type of business should be allowed just
anywhere but here there are no houses and no one to bother.
No one else wished to speak and the public hearing was closed.
MOTION
Guiffrida moved and Graham seconded a motion to adopt staff
report KZTA-12-01 as findings of fact and recommend to the
Kalispell City Council that the proposed amendments be adopted as
provided herein.
BOARD DISCUSSION
Hinchey said Mr. Taylor identified other services for this business
and he asked if those services would fall under this amendment and
Jentz said the additional services are already allowed in the B-2
zone and this amendment addresses the keeping of animals on the
premises.
Jentz added the 100 foot setback between buildings and businesses
that was discussed earlier would apply for overnight boarding but
not for day use. Jentz said they would look at each situation under
the administrative conditional use permit process and based on
public comment may add conditions.
ROLL CALL
The motion passed unanimously by a roll call vote.
OLD BUSINESS:
None.
NEW BUSINESS:
None.
ADJOURNMENT
The meeting adjourned at approximately 7:15 p.m.
WORK SESSION
Immediately following the regular meeting of the Kalispell City
Planning Board and Zoning Commission a work session was held
on the following:
1. Growth Policy Update
2. CORE Steering Committee
Kalispell City Planning Board
Minutes of the meeting of February 14, 2012
Page 3 of 4
NEXT MEETING The next regular meeting of the Kalispell City Planning Board has
not been scheduled for Tuesday, March 13, 2012 beginning at 7:00
p.m. in the city council chambers located at 201 1" Avenue East,
Kalispell.
The next work session will be held immediately following the
March 13 th meeting.
John Hinchey
President
APPROVED as submitted/corrected: —/—/12
Michelle Anderson
Recording Secretary
Kalispell City Planning Board
Minutes of the meeting of February 14, 2012
Page 4 of 4