HomeMy WebLinkAboutMinutes 03/08/198838
PETALUMA PLANNING COMMISSION March 8, 1988`
REGULAR MEETING Tuesday, 7:0,0 P.M.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
ROLL CALL
COMMISSIONERS PRESENT: Bennett, Doyle, Libarle, Parkerson, Read,
Sobel, Tarr
COMMISSIONERS ABSENT: None. (Commissioner Read excused herself
from the meeting after. Item IV.)
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Jenny Cavanagh, Planning Technician
APPROVAL OF MINUTES Commission requested more detail regarding
Kingswood 4Subdivision continuation.
PUBLIC COMMENT None..
COMMISSIONER COMMENT None.
COMMISSIONER REPORT Commissioner Read - AP'A Conference
Workshop congratulations to staff for being invited to speak on growth
management. The new brochures available to the - public in the Planning
Department are very good. Commissioner Doyle requests a Planning
Department summary on Council matters..
CORRESPONDENCE Request for Continuance of Dawn Place Subdivision
project.
DIRECTOR'S REPORT: Continuance of Dawn Place Subdivision to March 22
applicant requested continuance; some addresses were not noticed) .
Growth Management - Design Standards meeting will be organized., Flood
Hazard Maps available. Sunnyslope Assessment District update. City of
Petaluma will be lead agency. on EIR. New Planner Teryl Lister introduced.
Rainier Avenue Flood Project update.
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READING OF APPEAL RIGHTS
OLD BUSINESS
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I. KINGSWOOD SUBDIVISION, ANDREW ADAMS, ADJACENT TO 1400 "I"
STREET, PORTION OF AP NO. 019- 201 -07, (File No. 6.874) .
kl. Continued consideration of Tentative Map for 9 -lot residential
i subdivision.
N This j public hearing was closed at the Planning Commission meeting of
CD February 23, 1988.
Commissioner Sobel reviewed the tape of the meeting of February 23 and is
eligible to vote.
A motion was made by Commissioner Doyle and seconded by Commissioner
Bennett to recommend .approval of the Kingswood Tentative Map for the
creation of 9 lots per the amended conditions listed below:
COMMISSIONER BENNETT - Yes
COMMISSIONER DOYLE - Yes
COMMISSIONER PARKERSON - No - tree grove should be protected.
COMMISSIONER READ - No - wants Lots 5 & 6 merged.
COMMISSIONER SOBEL Yes.
COMMISSIONER TARR - No (no reason given)
COMMISSIONER LIBARLE Yes
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Conditions
}---- Dcr�- tirr- t}re- ateepnes�s- -v¢- tlre- sloe-- f46$ } -- the- preaeirce- of -a -- grove -o#
mature- -trees, -acrd- the - precedent- estabiis�vitir -tke- adjacent- Feothrll
Iblsrror- Sn�ivssotr; -proYmserl-- Bets- rr�trd- {r- �lmll- �re-�n- i7rtm�e-
�reposed-�ot -4- sham- suirsegnerrt }y- bt•--erriar�ec�-to- tire- -agPrcna }- aE-staff
prior -to- 4ina } -erap= a r . ml .
1. 2. 'Building envelopes,' conforming with' R -1, 10,000 standards, shall be
shown for all lots on final map. ` Building envelope shall be situated so
that the least number of mature trees require removal.
2. 3- ;House and associated. site improvements for the two hillside lots to -be
merge into - oiTe- -Rzot- s-- 5 - - shall be subject to SPARC review.
+Design guidelines, subject to SPARC review, shall be developed for
:the remaining lots. The design guidelines shall include but not be
limited to:
a. Assurance of privacy for residential uses.
b. A high quality of materials and design, consistent with the
neighborhood.
;c. Interface with adjoining residential uses.
d. Landscaping and fencing.
e. Buildings shall be designed to the natural terrain of the site,
thus requiring minimal grading
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3. 4- Special effort shall. be made to reserve the oaks bordering Lot 1
numbered ,40, 41, and 4 Z .- sha }1- -be•- preserved--and If preserved, they
shall be protected during grading and construction activities, subject
to staff review and approval.
4.5- Solid perimeter fencing shall be installed along the level. portions of
the north and south property lines of the project site and along the
north property line of the remainder parcel (shown as "lands of King"
on map,) . This fencing may supplement existing solid fencing along
south and north property lines, but must match in color, design.,
materials, etc. All of the above fencing shall be installed -prior , to
occupancy of the first unit in the subdivision.
5. 6- If fencing is installed along the west property line of the project site
or 'along the sloped portion of the south and north property lines it
shall be of an "open style.
6.. -7 Decorative six foot high fencing shall be developed around all private
lots, subject to the setback requirements specified in the Zoning
Ordinance, and subject to design approval by SPARC.
7, B- Entry walls proposed at the intersection of Kingswood Drive and "I"
Street shall be eliminated or a more easily maintained decorative .fence
shall be provided in this area instead.
8.9 The difference in pad elevations for Lots 1 through 4 shall not be any
greater than 12 6 inches from the pad elevations ;in Creekside Oaks.
Likewise, the difference in pad elevations for Lots 7 through 9 shall
not exceed those in Foothill Estates by more than six twelve inches.
9. 10- . A- miirfn=r r-4t -w dtlrpark- strip A serpentine sidewalk, with cutouts
to enclose two street trees per lot shall be, provided on. both sides o
the street between- t}re- - -0 c ewalk--amd -- the -- curb for the length of
Kingswood Drive (excluding cul-de-sac"),. One additional tree per lot
shall be provided in the front yard area of each lot: For the lots with
narrow frontages lots 4,5, &; 7 the minimum.'n_umber df trees per lot
These stteet trees shall wl-Aci -are to be installed prior to issuance of
a certificate of occupancy (subject to SPARC review and approval).
10. A 11 public a c ce ss eas shal b e r equired for th ose areas where t
C7!'1PR)O�K rri6.11r46rc `in£n rriiro +n rr.�e ur +.�
} } � . }anc}scaprt -c} = parking-- sian�-- Fgro�an�cicover--- arrcl -- shrubs}-- -strai} - -be
pravdrr of- �Hrc -eni -de- sac= bzrllr,- -design- �etbjet- to--- st-af4
aPTmov'ai :- .- 43rrnigi7t- resistarr t - shad -tom- ckesen- strditer
three - y ear reaic— irr -periv , --rro- rri t7err -v+ }�-i �rrecessary- {s�xbj�ct -ta
SPA neview--&nd- apptvval}.
11. }Z; Due to the narrow radius of the cul -de -sac: bulb {4.3, feet), for
� emergOncy vehicle access a 'n o- parking zone shall be provided around
the perimeter of the cul-de-sac bulb,, signing subject to staff review
and approval.
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17. 18 The project sponsor shall execute a binding. agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
Kingswood, developer shall pay $150.00 to the City per daily trip end
estimated to be generated by said unit. Each unit is estimated to
generate 10.0 trip ends per day. If the City establishes a Major
Facilities Traffic Mitigation Fee prior to close of escrow of any unit (s)
ythe fee for said unit(s) and all subsequent units, in this project
:thereafter be either $150.00 per trip end or the Major Facilities Traffic
'Mitigation Fee, whichever `is less on a per unit basis.
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18. }9,: This project shall participate in any future assessment districts or
lother funding mechanisms formed to improve areawide flooding or other
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12. 13-
All requirements and recommendations of Pacific Gas and Electric
in the accompanying letter shall be complied with.
A 3. -147
All requirements of • the City Engineer specified in the
accompanying letter .shall be complied with.
14. 15-.r
All requirements of the Chief Building Official shall be complied
with:
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a.
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Certify pad elevations before building.
b.
Certify finished floor elevation before occupancy.
c.
Any retaining walls over two feet shall be concrete measured from
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bottom of footing.
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If holding tank is required because of low water pressure, see
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Engineering for requirements.
e.
Where ground slopes greater than 1 on 10, foundation shall be
stepped. U.BC 2907(c).
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f.
Soils with expansion index greater than 20 requires special design
foundation. UBC 2904(b) .
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'g.
Any existing buildings to be removed require a separate
demolition permit.
15, 3:6-L
All requirements of the Fire Marshal • shall be complied with:
a.
Move fire hydrant to location as shown on plan in red (on file in
Fire Marshal's Office) .
16. - 1717
All requirements and recommendations of the Sonoma County Water
Agency shall be complied with:
a.
Placement of structures on Lots 2,3 and 7 must be outside of the
existing storm drain easement.
b.
Grading and drainage design shall be in conformance with the
Sonoma County Water Agency Design criteria.
17. 18 The project sponsor shall execute a binding. agreement which shall
stipulate that upon close of escrow of each residential dwelling unit in
Kingswood, developer shall pay $150.00 to the City per daily trip end
estimated to be generated by said unit. Each unit is estimated to
generate 10.0 trip ends per day. If the City establishes a Major
Facilities Traffic Mitigation Fee prior to close of escrow of any unit (s)
ythe fee for said unit(s) and all subsequent units, in this project
:thereafter be either $150.00 per trip end or the Major Facilities Traffic
'Mitigation Fee, whichever `is less on a per unit basis.
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18. }9,: This project shall participate in any future assessment districts or
lother funding mechanisms formed to improve areawide flooding or other
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sub- regional problems for which development of this project is found to
be a contributing factor. Major Capital Facilities Fees if 'found to be
different from said funding mechanism. shall also be applicable in an
amount to be determined by the City Council prior to Final Map
approval, payable at time of Final Map or pursuant to adopted
regulations.
19.207 Temporary protective fencing shall be erected, at the drip line of
all native trees. The fencing shall be erected prior to any
grading /Construction activity and subject to staff inspection prior to
grading permit issuance,.
20. 2: Public utility access and easement locations shall be subject to
approval by PG &E, Pacific Bell and other applicable utility and service
companies and the City Engineer and' shall be shown, on the Final Map
as necessary,
21.22: Construction activities shall comply with applicable Zoning
Ordinance and Municipal Code performance standards (noise, dust,
odor, etc.).
22.23.- In the event that archaeological remains are encountered during
grading, the work shall be halted and, a qualified archaeologist shall be
consulted for evaluation of the artifacts and to recommend future
action. The local indian community shall also be notified and consulted
in the event any archaeological remains are uncovered.
23. 247 '- pglicarrt-- slzal - -pl- oxide^ - der-- perpetrl -- maintenance -- of -14
Px�rcls ¢aped - areas -- net- cantaiirerl - on -pri% ate- groger�t }r- te- tke- s�atrsFaction
ef - tke- �irecters- v��ommeznrty- �eveiop�cnen6- antl-- harks - and- i��creatsan
anel--- slrtrjec -- te-- firral -- prero - -b - fi}re-- it * - -6rn Frei ---- PerpetTml
maintenarrc�- may- be-- azrc�mmodateci-- tiirrnrg3r- �- marrterranze---assessment
dstrizt ; - tbt�rn�nratierr- of-�s► hick- tmrat-- be- �atifiecP�q- tlre-�it}r- Fmtmci�
prior Dina + - map -Tg5l ral. The owner of" each parcel to be created 'by
this, Tentative Map shall be responsible for landscaping and
maintenance, in perpetuity. of anv landscapable area between property
es ana curDS or sraewalx..
24. 25: Street name shall be subject to City Street Name. Committee
approval.
25,.26: The following Special Development Fees shall be applicable to this
project: Sewer and Water Connection, Community _Facilities, Storm
Drainage .Impact, Park and Recreation Land Improvement, In -Lieu
Housing and School Facilities.
PUBLIC HEARINGS
II. CHARLES AND MARVETTA HOLE, 3'25 PLEASANT STREET, AP NO.
006 - 241 -34, (File No. 1.515).
1. Consideration of Conditional Use Permit for a dwelling group for
2nd single- family residence on one lot.
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The p ublic hearing was opened.
SPEAKERS:
Charles Hole - Applicant; agreed wit
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h all conditions.
The public hearing was closed,.
If
A motion was made by Commissioner Read and seconded by Commissioner
Parkerson to approve a conditional use permit for a 2 -unit dwelling group
at 325 Pleasant Street based on the findings and subject to the conditions
listed below:
COMMISSIONER BENNETT - Yes
COMMISSIONER DOYLE - Yes
COMMISSIONER PARKERSON - Yes
COMMISSIONER READ - Yes
co COMMISSIONER SOBEL - Yes
Q COMMISSIONER TARR Yes
COMMISSIONER LIBARLE - Yes
Findings
1. The project conforms to the requirements and intent of the General
i'P1an /EDP and the Zoning Ordinance.
2. 1 The use does not constitute a nuisance and will not be detrimental to
'the community.
3. 'The 10 foot wide access is an existing situation. The intent of the 12
foot requirement, to allow for easy fire service, can be addressed
"through alternative fire protection measures approved by the Fire
.;:Marshal. The Zoning Administrator, per Section 26 -201.4 has
'approved the ten foot access width.
Conditions:
1. The project shall be subject to review by the Site Plan and
':Architectural Review Committee in accordance with Section 26 -401 of
� the Zoning Ordinance. The Committee shall give special attention to
I access, yard fencing, screening to insure privacy of surrounding
';homes, erosion control during construction, architectural compatibility
with respect to the existing homes in the neighborhood, tree
preservation and general closeness of the rear lot and out - buildings.
2. ; I i On -site fire protection (i.e. sprinkler system) will be required for the
`rear structure to compensate for the narrow width of the driveway,
subject to Fire Marshal. approval. A fire hydrant shall be installed on
the property line on Pleasant Street.
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3. Parking for existing house shall be replaced with at least two parking
spaces, one of which shall be covered.
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4. - Sewer system and on -site storm drainage improvements shall be
designed and installed to the satisfaction of the City Engineer.
5. The project shall be subject to payment of applicable school, flood
mitigation, dwelling construction, community facilities and utility
,hook -up fees.
III. DAWN PLACE, PACCIORINI DRIVE, AP 'NO. 019- 203 -12, (File No.
6.872).
1. Consideration of EIQ
2 Consideration of rezoning, to PUD,.
3. Consideration of subdivision ordinance modification (length of
n fl .
4. Consideration of Tentative Map to allow 9 single - family lots.
At applicant's request, the public hearing was opened and continued to the
Planning Commission Meeting of March 22, 1988'.
IV. YOUNG AMERICA HOMES, ANNA's MEADOWS, S. MCDOWELL[CASA
GRANDE, AP NO. 017 - 040 -06, 23, (File No. 6.882).,
1. Consideration of EIQ .
2. Consideration of rezoning from R -1 6,500 to PUD.
3. Consideration of tentative map to create 76 single - family dwelling
lots.
The public 'hearing was opened.
. SPEAKERS:
Charles Dunn - 1522 Anna Way Concerns regarding flooding.
Mark Ulison 1584 Filippini - Concerns regarding eucalyptus grove - trees
should be 'removed - asked, questions regarding PUD Zone; traffic patterns;
given name of Traffic Committee Chairman; Flooding concerns..
Dennis Barnes - 1079 Daniel Drive - Traffic, drainage concerns.
Scott Uolightly 204 Casa de Arroyo - wanted definition of PUD and R -1
, zones; what type of architecture? sound wall. - what type of
construction ?; concerns regarding traffic congestion.
Jon Joslyn - applicant, Young :America Homes - 10% lots designated on
plans; no problems with conditions; eucalyptus trees should be removed;
access to Lot 78 future access to Filippini property - oriented off of.. Casa
Grande for life estate - single point of access off Casa Grande Condition
#10 (CC &R's), should be changed 'to read ',zoning by reference'; answered
questions..
Calle y Beckler - 2034 Crinella - Euc alyptus trees are very dangerous;
traffic problems existing; stop sign on Filippini took, four years to get;
drainage problems; wants sound wall designed the same as existing at Casa
del Oro; who is responsible for choosing tot lot equipment?
. Doug Caulfield - 205 Casa de Arroyo - will there be additional public
input ?; asks for a .continuance to have more time to look at plans; traffic
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too Heavy now; existing :drainage at S. McDowell and Casa Grande is not
adequate .
Ralph Sartori - 901 Palmetto (for Edith Sartori) -. 1460 Casa Grande Road -
Will street improvements (curb and gutters) along his mother's property be
done now?
The jpublic hearing was closed and the item continued to the Planning
Commission Meeting of March 22, 1988 to permit Engineering Staff to be
present to discuss drainage and traffic and to permit staff and applicant to
discuss the tot lot and access to Lot 76.
The Planning Commission wishes City Council to note drainage and traffic
(� concerns. Commission feels that this item should be a public hearing at the
Council level due to public input.
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II
V. 4 AMERIKIDS, DICK LIEB, SOUTHPOINT AND MCDOWELL, AP NO. part
`of 048- 08 -06, (File No. 1.571) .
- Commissioner Read left prior to this item.
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ti�1. Consideration of EIQ.
i`,2. Consideration of Conditional Use Permit for day care center.
The public hearing was opened.
SPEAKERS:
Wesley Frawley - 506 Vina Rose Drive - concerns regarding flooding,
traffic.
Florence Weiss - 243 Petaluma Way - concerns regarding traffic, children
near r railroad tracks; more than 2 trains per day.
Dick. Lieb - applicant representative - owners /operators are very
neighborhood oriented - introduced Dawn Kemp, Glen Smith - operators.
Charles Peasley - Northbay Companies Noise will not be generated;
project will not need a soundwall; parking very adequate; stacking lane is
better use than additional parking stalls; public improvements will be done
very shortly.
Dawn Kemp - President Amerikids - 6 Commercial Blvd., Novato - answered
questions regarding fence, etc.; explained dropoff procedures, hours of
operation.
Dick?'; Lieb - Answers questions regarding building orientation /solar; - double
lane ';road in parking lot.
Renee Volts - Petaluma ..Estates - Where do cars enter project from
McDowell? Traffic concerns.
Glen i;Smith - Northbay Companies - answered, questions regarding parking.
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The public hearing was closed.
A motion was made by Commissioner Tarr and seconded by Commissioner
Bennett to direct staff to prepare a Mitigated, Negative Declaration for the
child'; care facility based on the findings listed below:
COMMISSIONER BENNETT - Yes
R
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COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
Findings
1.
The project, as conditionally - approved, does not have the
potential to degrade the quality of the
environment -.
2.
The project as conditionally approved
does `not have
the potential
to achieve short term disadvantage
of long term
environmental
goals.
3.
Because the proposal does not
include additional
phase
development the project as conditionally approved does not have
impacts which are individually
limited, but
cumulatively
considerable.
4.
The project as conditionally approved
does not have
environmental
effects which will cause substantial
adverse. affect
upon human
beings either directly or indirectly.
A motion was made by Commissioner Doyle and seconded by Commissioner
Parkerson to grant a conditional use permit for a day .care facility not to
exceed 11,520 sq.ft.. in area on a 1.48 acre site located at N. McDowell
Boulevard and Southpoint Boulevard, to provide: day care for up to 182
children, based on the findings 'and subject to the conditions listed below:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSION °ER
COMMISSIONER
Findings,:
DOYLE - Yes
PARKERSON - Yes
READ - Absent
SO:BEL - Yes
TARR - Yes
LIBARLE - Yes
BENN.ETT - Yes
DOYLE - Yes
PARKERSON - Yes
READ Absent
SOBEL. - Yes
TARR - Yes
LIBARLE - Yes
1. The proposed use, subject to the conditions of approval conforms to
the intent and requirements of the zoning ordinance and the general
plan.
2. This project will not constitute a nuisance or be detrimental to the
public welfare of the community due to the mitigation measures
incorporated in the conditions of approval.
Project Specific Conditions:
1. The conditional use permit shall not be valid until the following
conditions have been met:
a. SPARC approval of a Master: Landscape Plan and Design
Guidelines for Pine Creek Properties. and South Point Industrial
Park. has been accomplished;
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HWA
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1r.--- �'�- 1?arce� -map= far = Pure= FEreeir- Properttes�ras-- been- recorde�e�; �cl
a. Adequate setbacks on McDowell Boulevard;
b. site design to insure sunlight access, to all extent feasible, for
P the outdoor play areas;
c. architectural design quality for the highly visible. location; and
d. berming of landscaping to screen parking lot.
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4. No signs may be erected on the site without issuance of a sign permit.
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5. There shall be no open storage of equipment (other than functioning
playground equipment), materials, trash, litter, etc.
6. Site plan shall be revised to comply with the setbacks of the M -L
zoning district or the Landscape Master Plan for the industrial park,
w hichever is greater.
7. This project shall be subject to pay $150.00 to the City per daily trip
fiend estimated to be created by the project. If the City establishes a
major facilities traffic mitigation fee prior to issuance of a building
permit, the fee for this project shall thereafter either be $150.00 per
trip end, or the major facilities traffic mitigation fee, whichever is
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tke- Fixia�- I�fap- for- Scerf�r- �'oirrt- bras- �eeir- appreveii -;
b. c- All improvements required by the South Point Tentative Map
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(including but not limited to: interior street system, McDowell
I Boulevard
and Pine Creek Properties traffic and right -of -way
improvements) have been completed.
2. All
conditions of the Fire Marshal shall be met, as follows:
a.
No extension cords. All equipment and appliances to be direct
plug in.
b.
Building shall be protected by an approved automatic fire
extinguishing system as required by Section 10.308 -A of the 1985
Edition of the Uniform Building Code.
c.
Permit required from Fire Marshal prior to installation of fire
extinguishing system.
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d.
Post address at or near main entry door - minimum two inch
letters.
e .
Provide metal or flame retardant plastic waste cans.
f.
Permit required for alarm system prior to installation.
g.
Provide KNOX box for key control located on building as required
by the Fire Marshal.
h.
Provide fire extinguishers 2A rated ABC dry chemical type as
required by the Fire Marshal.
i.
Provide emergency lighting as required by Fire Marshal.
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Provide exit lights as required by Fire Marshal.
k.
Provide occupancy sign.. Occupancy 221.
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Provide 2 exits from all rooms where children will be kept.
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3. This
project shall be subject to SPARC review pursuant to zoning
ordinance section 26 -40.1: Particular emphasis shall be placed on, but
not
be limited to the following:
a. Adequate setbacks on McDowell Boulevard;
b. site design to insure sunlight access, to all extent feasible, for
P the outdoor play areas;
c. architectural design quality for the highly visible. location; and
d. berming of landscaping to screen parking lot.
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4. No signs may be erected on the site without issuance of a sign permit.
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5. There shall be no open storage of equipment (other than functioning
playground equipment), materials, trash, litter, etc.
6. Site plan shall be revised to comply with the setbacks of the M -L
zoning district or the Landscape Master Plan for the industrial park,
w hichever is greater.
7. This project shall be subject to pay $150.00 to the City per daily trip
fiend estimated to be created by the project. If the City establishes a
major facilities traffic mitigation fee prior to issuance of a building
permit, the fee for this project shall thereafter either be $150.00 per
trip end, or the major facilities traffic mitigation fee, whichever is
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less. This fee subject . to negotiation with Planning and Engineering
staff
8. This use permit may be recalled to the Commission at any time for
review on receipt of complaint or complaints regarding traffic
congestion or other characteristics of the operation.
9. All State
and County
child care requirements
to be met
10,. Parking
to be at the
rage of one s ,aqe er
staff member
and, one
space per 6
children based on drop
o pickup o
e i
li 5s'
ces') for a total o
this 'item to be rec
resolution.
11.
PLANNING MATTER:
Easemen to be
9PARC
VI. LEONARD JAY DEVELOPMENT, MCDOWELL MEADOWS II.
spaces)
dren at
11 cant
kin g,, to
to the
h of the
1. Consideration of additional extraordinary improvement costs for
park development.
A motion was 'made by Commissioner Bennett and seconded by 'Commissioner
Doyle to. recommend to the City Council approval of additional extraordinary
improvement :costs in the amount of $2 for McDowell Meadows
Neighborhood Park based on the following finding:
COMMISSIONER BENNETT - Yes
COMMISSIONER DOYLE - Yes
COMMISSIONER PARKERSON. No (,feels cost should be split between City
and applicant.)
C,O.MMISSIONER READ - Absent
COMMISSIONER SOBEL - Yes
COMMISSIONER TARR - No (fence was not required, therefore should not
be reimbursable)
COMMISSIONER LIBARLE - Yes
Finding:
1. That it is in the public interest to have allowed development of the
extra improvements to enhance public use and enjoyment and to
improve serviceability to the facilities.
VII. GENERAL DISCUSSION SESSION (if time allows) .
Items mentioned for future discussion included Child Care Standards;
Traffic Mitigation Fees.
ADJOURNMENT: 11:05 PM.
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