HomeMy WebLinkAboutMinutes 10/27/1987343
1•
1
C
PETALUMA PLANNING COMMISSION October 27, 1987
REGULAR MEETING Tuesday, 7 :00 p.m.
CITY COUNCIL CHAMBERS, CITY HALL PETALUMA, CALIF.
PLEDGE OF ALLEGIANCE TO THE FLAG
Tl 1 T T r` A T T
COMMISSIONERS _P_RES.EN.T.:. Bennett., Doyle -, Libarle- Parker-son -,
Read, Sobel, Tarr
COMM "ISSIONERS ABSENT: None
STAFF: Warren Salmons, Planning Director
Pamela Tuft, Principal Planner
Kurt Yeiter, Associate Planner
APPROVAL OF MINUTES: Minutes of October 13, 1987 were approved.
PUBLIC COMMENT
Harry DeShane, 888 Bodega Avenue, questions regarding zoning of his
property on Bodega.
Keith; Jones, inquiring whether Redwood Plaza was on agenda for this
meeting.
COMMISSIONER COMMENT
None
CORRESPONDENCE
None
1
344
DIRECTOR'S REPORT
Announced meetings as follows:
October 29, Corona /Ely Study, 7:00 p.m.
November 4, City housing program for low /moderate income housing,
7:00 p.m.
Clarification of Sonoma County Livestock Auction Yard item.
COMMISSIONER'S REPORT:
None
./APPEAL RIGHTS NOTICE:
- U -B'L-- HEA-RINGS:
I. BEST STORE AND DELI, 800 PETALUMA BOULEVARD NORTH, A.P.
NO. 006 - 051 -23, 24 (File No. 1.484A)
1. Consideration of EIQ.
2. Consideration of revision to a Conditional Use Permit to allow
seating at a convenience market /deli.
Speakers: John Milliken, applicant, 715 Petaluma Blvd. No.,voiced flood
mitigation fee concerns; answered questions regarding parking,
trip generation, future uses on property; stated all requirements
will be met.
A motion was made by Commissioner Sobel seconded by Commissioner Read
to recommend approval of a negative declaration based upon the following
findings:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE: Aye
COMMISSIONER LIBARLE: Aye
COMMISSIONER PARKERSON: Aye
COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
Findings for Negative Declaration:
1. Due to the developed nature of the existing site, the project does not
have the potential to degrade the quality of the environment,
substantially reduce the habitat of a fish or wildlife .species, cause a
fish or wildlife population to drop below self sustaining levels,
threaten to eliminate a plant or animal community, reduce the number
or restrict the range of' a rare or endangered plant or animal or
I�
eliminate important examples of the major periods of California history
or prehistory.
2. The project, as conditionally approved, does not have the potential to
achieve short -term, to the disadvantage of long -term, environmental
goals.
3. Because the proposal does not include additional phased 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 effects on human beings
either directly or indirectly.
A motion was made by Commissioner Sobel seconded by Commissioner
Parkerson to approve a revised use permit subject to the following amended
findings and conditions:
COMMISSIONER B'ENNETT: Aye
COMMISSIONER DOYLE: Aye
COMMISSIONER LIBARLE: Aye
COMMISSIONER PARKERSON: Aye
COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
Findings for Use Permit. Revision
1. The proposed structure and use, subject to the conditions of approval
conforms to the intent and requirements of the Zoning Ordinance, the
General Plan, and EDP.
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.
Conditions for Use Permit Revision
1. (From the Fire Marshal) . Listed below are fire protection requirements
for the above project.
a
c.
No extension cords. All equipment and appliances to be direct
plug in.
Provide metal or flame retardant plastic waste cans.
Post address at or near main entry door -- minimum two inch
letters.
345
3
346 -
d. Provide fire extinguisher 2A rated ABC dry chemical type as
required by the Fire Marshal.
e. All compressed gas cylinders in service or in storage shall be
adequately secured to prevent falling or being knocked over.
f. Provide KNOX Box for key control located on building as required
by the Fire Marshal.
g. Total occupancy for seating in eating area is 13.
h. Provide exit signs as required by Fire Marshal.
2. (From the Chief Building Inspector) . This revision is subject to
approval by the Sonoma County Health Department.
3. Construction plans depicting all changes to the building shall be
submitted to the Chief Building Inspector for review and approval.
4. No- more than sixteen seats- shall be provided for con - sumption of food
or drink on the entire property. Any more - Tarr- of -a�ata -and
seating located outside the designated "seating area" on the plans
dated September 3, 1987 are subject to approval of their location by
the Planning Director.
5. Applicant shall participate on a fair share basis in any future
assessment districts or other funding mechanism formed to improve
areawide flooding, traffic congestion or other subre-gional problems for
which development of this property is found to be a contributing
factor. Prior to occupancy of building, sponsor shall pay $ -150 -06 -to
the City for each additional daily vehicle trip end estimated to be
generated by the project. For purposes of fee calculation the project
shall be defined as the installation of 1 seats for onsite dining. Trip
end estimate shall be computed by the City Traffic Engineer. Fee
shall be computed by the Planning Director. If the City establishes,
by ordinance, a Major Facilities Traffic Mitigation Fee prior to
occupancy, the fee for this project shall be $150 -00- per - trip- -elyd the
same as determined by the Planning Director or the Major Facilities
Traffic Mitigation Fee, whichever is less.
Previously Approved Conditions
The following conditions shall remain in effect:
6. No additions to the. front building are allowed per Zoning Ordinance
Section 25 -401.
7. Prior to occupancy of the new convenience market the mitigation
measures recommended by the traffic study shall be implemented to the
satisfaction of the City Engineer:
(From DKS Traffic Report dated December 2, 1985)
I
I
1
L '
4
s : ' a..
347
a. the northerly edge of the southerly driveway continue parallel
with the existing building. This will provide a better alignment
with Cherry Street and facilitate right turns from the driveway.
b. Consideration could be given to providing additional advanced
pedestrian crossing signing and marking. The nearby traffic
signals on Petaluma Boulevard North would offer convenient
alternative crossing locations for some pedestrians.
C . Restripe Petaluma Boulevard North to serve- four lanes of traffic
0 plus a central left turn lane to facilitate turning movements into
various driveways along this portion of Petaluma Boulevard North.
® This would also include a pavement treatment in the project area
such as exists along Petaluma Boulevard North in the vicinity of
® Lakeville Road where the gutter area is paved to facilitate its use
as part of a travel lane. This would also minimize the "bump"
between the driveway and the street.
d. Relocate the existing crosswalk delineation across the south leg of
Petaluma Bou-levard North at Cherry Street to provide proper
clearance to the new driveway.
e. Design the landscaped area at the southwesterly corner of the
property to have plant materials which will maintain good,
maintenance free sight distance to the south.
i
f. Repave the broken sidewalk along the project frontage.
g. Design business signing to avoid restricting driveway sight
distance. The southerly driveway will be the principal access
point although some drivers will use the northerly driveway.
Ii. Widen the flares at the northerly driveway to be at least three
feet rather than one foot, as exists, to facilitate turning
movements.
i'. Retain the planter concept or other architectural feature to
maintain pedestrian flow along the regular sidewalk area rather
than fully open up walking space along the westerly face of the
building. The intent would be to maximize sight distance
relationships between pedestrians near the corners of the building
and exiting drivers.
j. Design the remodeling of the pedestrian access points to the mini
market to improve sight distance between westbound drivers and
pedestrians exiting the building and entering the parking lot.
k. Indicate where the trash pick -up area will be.
8. This use permit may be recalled to the Planning Commission for review
at any time due to complaints regarding traffic congestion, noise
generation, or other potentially negative operating characteristics. At
such time, the Commission may repeal the use permit or add /modify
conditions of approval.
5
should be able to have two story, no fences on south side of Lots 6
and 7. Condition 18 - wants to discuss at Council level. Soils report
already done. Condition 2(h) - wants to discuss at Council level.
Carol Baroquin - concern on whether drainage will be taken care of
down Western; questions why an EIR has not been required.
A motion was made by Commissioner Sobel seconded by Commissioner Tarr
to grant a Mitigated Negative Declaration based upon the findings listed
below:
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
COMMISSIONER
BENNETT: Aye
DOYLE: Aye
LIB ARLE : Aye
PARKERSON: Aye
READ: Aye
SOBEL: Aye
TARR: Aye
F- indings for Negative Declaration:
1. The project as conditionally approved does not have the potential to
degrade the quality of the environment, to substantially reduce the
habitat of a fish or wildlife species, cause a fish or wildlife population
to drop below self sustaining levels, threaten to eliminate a plant or
animal community, reduce the number or restrict the range of a rare
or endangered plant or animal, or eliminate important examples of major
periods of California history or prehistory.
2. There is no significant vegetation slated for removal as part of this
project.
3. The project as conditionally approved does not have the potential to
achieve short -term to the disadvantage of long -term environmental
goals.
4. The project as conditionally approved does not have impacts which are
individually limited but cumulatively considerable.
5. The project as conditionally approved does not have environmental
effects which will cause substantial adverse effects on human beings
either directly or indirectly.
6. Traffic from the project will be limited because of the limited number
of home sites available.
7. The geotechnical impacts will be adequately addressed through the
preparation of additional investigative report preparation prior to
consideration of the tentative map by the City Council; and additional
geotechnical analysis and incorporation of recommendations into
proposed development design will be completed on a lot by lot basis
prior to submission of SPARC review package.
1
F
349
9. There shall be no open storage of equipment, materials, trash, litter
or packaging.
10. All trash bins and /or garbage cans shall be fully contained and
screened.
11. The future building site shall be landscaped (weed suppressing ground
16. Deliveries are to be made on -site only, not from the street.
II. LARRY JONAS, AARON ACRES, 1003 WESTERN AVENUE, A.P.
NO. 019- 110 -34 (File No. 6.859)
I. Consideration of EIQ.
2 Consideration of Tentative Map for twelve -lot custom home
single- family dwelling subdivision.
Speakers:
Mark Ammons ( Hill Drive resident) - Concerns: (1) wants only one
story homes along Hill Drive; (2) privacy along fence lines; (3) storm
drains, underground water may not get in, made storm drain design
recommendations, wants to meet with geotechnical engineer for project;
(4) met with traffic engineer Kroll at project site, road can be made
safer if 100 foot of curb removed; (5) traffic generation and drainage
problems described.
Sherri Mouser (adjacent property owner to the west) - Letters re:
birds on property, fire access to rear portion of her property.
Shirlev Budee - Owls and hawks in this area.
Larry Jones (applicant) - Black Shouldered Kite is only endangered
species; described project; privacy issue discussed; shouldn't have to
have fences on all lots; Condition 12 - Lot 6 may need some fill, wants
to fill to level with lot #5; described drainage down Western Avenue.
Condition 14 - does not want d (landscape screening) . Condition 15 -
C
cover is acceptable).
12.
Exterior lighting and "No Loitering" signs shall be posted to the
satisfaction of the Police Department and
subject to design review by
00
SPARC.
O
13.
The two parcels shall be combined prior to
occupancy of building.
®
co
14.
All improvements shall comply with the
Sonoma Water Agency Design
Guidelines.
Q
15.
The use permit previously approved for
715 Petaluma Boulevard North
shall become null and void upon approval
-of -this use permit.
16. Deliveries are to be made on -site only, not from the street.
II. LARRY JONAS, AARON ACRES, 1003 WESTERN AVENUE, A.P.
NO. 019- 110 -34 (File No. 6.859)
I. Consideration of EIQ.
2 Consideration of Tentative Map for twelve -lot custom home
single- family dwelling subdivision.
Speakers:
Mark Ammons ( Hill Drive resident) - Concerns: (1) wants only one
story homes along Hill Drive; (2) privacy along fence lines; (3) storm
drains, underground water may not get in, made storm drain design
recommendations, wants to meet with geotechnical engineer for project;
(4) met with traffic engineer Kroll at project site, road can be made
safer if 100 foot of curb removed; (5) traffic generation and drainage
problems described.
Sherri Mouser (adjacent property owner to the west) - Letters re:
birds on property, fire access to rear portion of her property.
Shirlev Budee - Owls and hawks in this area.
Larry Jones (applicant) - Black Shouldered Kite is only endangered
species; described project; privacy issue discussed; shouldn't have to
have fences on all lots; Condition 12 - Lot 6 may need some fill, wants
to fill to level with lot #5; described drainage down Western Avenue.
Condition 14 - does not want d (landscape screening) . Condition 15 -
C
350
8. Identified. impacts relative to view preservation and privacy protection
will be mitigated to acceptable levels by the completion of a perimeter
fence concurrently with construction of subdivision public
improvements, increasing of rear yard setbacks, and preparation of
general design guidelines.
9. Traffic and utility system impacts will be adequately addressed by the
completion of on and off -site improvements as required by the City
Engineer.
A motion was made by Commissioner Tarr seconded by Commissioner Bennett
to recommend to the City Council approval of the Aaron Acres Tentative
Map for. the development of twelve custom homes, based on. the following
findings and subject to the conditions set forth below as amended:
COMMISSIONER BENNETT: Aye
COMMISSIONER DOYLE: Aye
COMM-- ISSIONER LIBARLE: Aye
C_OMMIS.SIO_N_ER P_ARKERS.O:N_ :_ No Mots 1 .through 6 .should be restricted to
one story construction, project should be reduced to 10 lots) .
COMMISSIONER READ: Aye
COMMISSIONER SOBEL: Aye
COMMISSIONER TARR: Aye
Tentative Map Findings
1. The proposed subdivision, together with provision for its design and
improvement is consistent with the General Plan.
2. The proposed subdivision is compatible with the objectives, policies,
general land uses and programs specified in said General Plan.
3. The site is physically suitable for the type of development proposed.
4. The site is physically suitable for the proposed density of development
as conditioned herein.
5. The design of the subdivision, the units and the proposed
improvements therefore, will not cause substantial environmental
damage and no substantial or avoidable injury will occur to fish or
wildlife or their habitat.
6. The design of the subdivision and the type of improvements will not
cause serious public health problems as conditionally approved.
7. The use of a reduced street width is in conformance with the
Subdivision Ordinance of the City because this is a hillside subdivision
having an average slope of more than 10% (16.9 %) .
8. Granting of this modification for this project will not be detrimental to
the public welfare or safety or injurious to other property in the
territory.
L
351
Tentative Map Conditions
1. All changes required by the conditions of approval shall be made to
the Tentative Map. Two copies and one sepia print of which shall be
provided to the Department of Community Development prior to
approval of the project Final Subdivision Map.
2. The project shall conform to all conditions of the City Engineer as
stated in the letter of October 8, 1987, as follows:
a. The developer shall comply with the amended Petaluma Municipal
co Code Sections 17.36.010 and 17.36.020 which require the
developer to pay storm drainage impact fees (as calculated in
O Chapter 17.30) on construction in all sections of the City of
® Petaluma. Fees shall be paid prior to final map approval.
co b. All houses constructed above elevation 160 feet shall require a
water pressure system installed for each unit to maintain adequate
house pressure. Water pressure calculations must be submitted
with .the. _final .map to verify that adequate domestic pressure can
be obtained.
Single one -inch water meters and one -inch water services shall be
provided at these locations and shall extend to the houses.
C. Full half- street improvements (curb, gutter and sidewalk) along
Western Avenue shall be required. These improvements shall
extend and conform to those existing in the area of Hill Drive.
Handicapped ramps shall be provided at street corners with
pedestrian traffic.
d. Typical half- street section for Benjamin Lane shall depict a
twenty -two foot half street right -of -way with sixteen and one -half
feet from back of curb to centerline with a five foot detached
sidewalk. No parking signs shall be posted along one side and a
street name /stop sign shall be placed at the intersection of
Benjamin Lane and Western Avenue.
e. Driveway access for all lots, including the existing house located
on Lot 1, shall be via proposed Benjamin Lane.
f:. All backyard and hillside drainage control must be within an
underground pipe system with surface catchment swales and
inlets, installed with construction of public improvements.
Additional backyard drainage pipe and surface catchment swale
shall be installed on Lot 6 to adequately drain this lot and avoid
runoff onto the adjacent property. All rear lot line drainage
improvements shall be completed concurrently with the proposed
public improvements.
g. The proposed hammer head at Benjamin Lane shall be designed to
accommodate at C -50 design vehicle.
W
352
h. The off -site storm drainage improvements including catch basin
and lateral crossings proposed by Sonoma County Water Agency
Master Drainage Plan for Western Avenue drainage system shall be
required by this development from the property site to the
existing storm drain on Western Avenue between Webster and
Fair.
i. The off -site water main proposed by the developer shall conform
to the City of Petaluma Master Water Plan.
j. All public improvements shall conform to the City of Petaluma
minimum design criteria (i.e., no skewed pipe crossing, minimum
size public storm drain pipe is fifteen inches diameter, etc.) .
k. The public sanitary sewer and water main in Western Avenue shall
extend across the entire frontage, subject to review and approval.
of City Engineer.
1. Capacity of the existing six -inch sanitary sewer in Western
Avenue shall be verified. The capacity ca -lcs shall -include the
future service area to the west of this development as shown on
the general plan land use map. If the six -inch sanitary sewer is
determined inadequate the existing eight -inch sanitary sewer in
Western at its intersection with Webster shall be extended,
subject to review and approval of City Engineer.
M. Additional catch basins with gallery inlets may be required along
both sides of Benjamin Lane at its approximate intersection with
Western Avenue in order to keep the storm water out of Western
Avenue. This shall be verified prior to the final map approval,
subject to decision by City Engineer.
n. All grading shall conform to City of Petaluma Ordinance
No. 1576 N.C.S. , Grading and Erosion Control.
o. Mechanism shall be submitted covering the maintenance of the
private street and private storm drain lines, prior to final map
approval.
p. The disposition of the existing well box and septic tank shall be
clarified prior to the final map approval. Abandonment of these
existing utilities shall, be in accordance with the Petaluma
Municipal Code, concurrently with completion of public
improvements.
q. Approval (by the Fire Marshal) of the fire hydrant located in the
private street shall be verified prior to final map approval.
3. School Facilities and Park and Recreation Improvement Fees shall be
paid in accordance with existing laws and ordinances at the time of
building permit issuance.
4. The subdivision shall conform to the Sonoma County Water Agency
Design Criteria.
10
353
5. In the event that archeological remains are encountered during
grading, the work shall be halted and a qualified archeologist 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 archeological remains are uncovered.
6. The owner of each parcel to be created by this Tentative Map shall be
responsible for perpetual landscaping and maintenance of any
landscaping area between property lines and curbs.
7. Public utility access and easement locations shall be subject to approval
00 by PG&E, Pacific Bell and other applicable utility and service
qq companies and the City Engineer and shall be shown on the Final Map
O as necessary.
® 8. Construction activities shall comply with applicable Zoning Ordinance
and Municipal Code performance standards (noise, dust, odor, etc.) .
9. All requirements of the Fire Marshal shall be met.
10. Street name shall be subject to City Street Name Committee approval.
11. Building setback lines as shown on the tentative map shall be amended
to correctly reflect those of the appropriate zoning district (R -1,
10,000 and R -1, 20, 000) .
12. If excess dirt from site excavation is produced, it shall be removed
from the site, not placed on the proposed lots. No Any use of import
fill on Lot #6 shall be subject to review
and approval of the' Community Development and Planning Department.
13. All homes proposed for development within this subdivision shall be
subject to SPARC review and approval with particular emphasis to be
placed on compatibility of design to slope, visual impacts (from and to
the site) , streetscape planting, privacy of adjacent residents and
geotechnical stability.
14. Design guidelines shall be prepared by the developer prior to
consideration of the tentative map by the City Council. The design
guidelines shall include, but not be limited to development of the
following standards for this subdivision:
a. Minimum rear yard setbacks of 30'.
b. Grading/ contouring of lots shall be kept to a minimum with
no alteration of drainage pattern.
C. Side yard fence detail standards.
d. Landscape screening along perimeter property lines and
streetscape landscaping.
e. Contour of architectural design to lot terrain.
15. Homes proposed for construction on lots 1 through 6 shall be limited to
single story construction unless by means of section drawings and view
corridor drawings are presented to SPARC, insure that privacy of
11
354
Council prior to Final Map approval, payable af�
pursuant to adopted regulations. p
a,
20. Temporary protective fencing shall be erected at
native trees. The fencing shall be erec
grading/ construction activity and subject to staff:
grading permit issuance. q�,
21. The project sponsor shall be required to pay low
housing in -lieu fees of an amount to be determir
schedule established by City Council Resolution A
make alternative arrangements to meet the low
housing provision requirements of the Housin
approval of the City and prior to approval of the'
existing homes on Hill Drive (to the east) and po
from existing and proposed uphill lots are protecte
tential view corridors
id.
16. Revegetation of Western Avenue entrance cut bank shall be subject to
staff review and approval. III
17. A fence shall be constructed at the east, south
lines of this subdivision concurrently with the
improvements. A design shall be subject to reIfu
SPARC and shall respect the proximity of adjacent,
to preserve views and privacy.
18. The project sponsor shall execute
a binding a�
stipulate that upon close of escrow
of each resid(
Aaron Acres, developer shall pay
$150.00 to the
end estimated to be generated by-said
unit. Eac
generate 10.0 trip ends per day.
If the City
Facilities Traffic Mitigation . Fee prior to close of s
the fee for said unit(s) and all
subsequent 'pi
thereafter be either -$- 150 -. -00 per trip end or the
Mitigation Fee, whichever is less on
a per unit b'a
and west perimeter
ompletion of public
ew and approval of
homes and the need
r.eement which shall
ntial dwelling unit in
City per daily trip
i unit is estimated to
establishes a Major
crow of any unit(s),
nits in this project
fajor Facilities Traffic
its.
19. This project shall participate in any future as
other funding mechanisms formed to improve areNN
congestion, or other sub- regional problems for iI
this project is found to be a contributing fa
Facilities Fees if found to be different from saic
shall also be applicable in an amount to be detE
22. If needed, an easement for roadway purposes
the northwest corner of Lot 12 to serve the exis
23. The lot line between Lots 2 and 3 shall be rel
existing trees on one lot or another (rather t
trees) .
24. The west lot line of Lot #5 shall be realigned to
private street section to be owned by Lots 6 andl
--ssment districts or
ride flooding, traffic
hick development of
:tor. Major Capital
funding mechanism
rmined by the City
:ime of Final Map `or
the drip line of all
ed prior to any
inspection prior to
and moderate income
ed according to the
84 -199 N.C.S., or
Lnd moderate income
Element subject to
inal Map.
all be shown across
g driveway.
--d so as to locate the
the line splitting the
ownership of the
l I
12
25. Lot lines for Lots #6 and 7 shall amended- to create street frontage on
the public street in accordance with minimum flag lot standards.
26. A garage shall be constructed for the existing - house on Lot #1
concurrently with demolition of existing accessory structures.
Remodeling of existing house and new construction shall be subject to
SPARC review and approval.
27. A detailed geotechnical report shall be prepared prior to consideration
of the tentative final map by the City Council.
W 28. A lot specific geotechnical report shall be prepared to evaluate suitable
`q foundation design and types for structures as well as guidelines for lot
contouring (if needed and proposed) and site specific drainage
patterns, prior to submission of SPARC application for individual lot
® development. The geotechnical report shall be subject to review and
acceptance by the City Engineer prior to SPARC review of the any
proposed development.
29. All existing overhead utility lines traversing -or fronting on the- subject
property shall be converted to underground facilities and all new
utilities shall be underground, subject to staff review and approval.
III. ZONING ORDINANCE TEXT AMENDMENT, CITY OF PETALUMA
1. Text amendments to Petaluma Zoning Ordinance (1072 N . C . S .) to
comply with new National Flood Insurance Program (NFIP)
regulations and to incorporate current City policies regarding fill
placed in certain Flood Plain zone districts.
It was the consensus of the Commission that this matter be continued
to November 10 meeting.
PLANNING MATTERS
IV. Discussion of proposed Petaluma Livestock Auction Yard collection
facility for temporary carcass storage at 84 Corona Road, A.P.
No. 048 - 080 -25 (File No. 4.763)
It was the consensus of the Commission that this matter be discussed
further at an upcoming meeting.
ADJOURNMENT:
The meeting was adjourned at 9:20 p.m.
13