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HomeMy WebLinkAbout1980-04-15Approved May 6, 1980 MINUTES HUNTINGTON BEACH PLANNING COMMISSION Council Chambers - Civic Center 2000 Main Street Huntington Beach, California TUESDAY, APRIL 15, 1980 - 7:00 PM COMMISSIONERS PRESENT: Winchell, Kenefick, Porter, Bazil, Greer COMMISSIONERS ABSENT: Shea, Bauer CONSENT CALENDAR: ON MOTION BY WINCHELL AND SECOND BY PORTER THE CONSENT CALENDAR, CONSISTING OF THE MINUTES OF THE REGULAR MEETING OF APRIL 1, 1980, WAS APPROVED BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None - ORAL COMMUNICATIONS: None REGULAR AGENDA ITEMS: SPECIAL SIGN PERMIT NO. 80-2 Applicant: Helmut Hofer To permit the installation of a double-faced, 2 foot by 7 foot sign to be placed on an existing 65-foot high pole sign located on the north side of Center Drive between Gothard Street and Beach Boulevard (Old World Village). The public hearing was opened. Ramona Hoertner, 7561 Center Drive, #A, addressed the Commission in support of the requested sign, citing the need for identifica- tion of the motel which it is intended to advertise. Helmut Hofer, applicant, also spoke in favor of the request. There being no other persons to address the Commission in this regard, the public hearing was closed. Minutes, H.B. Planning Commission April 15, 1980 Page 2 In the ensuing discussion, the Commission took into consideration the size, configuration and original lettering approved under a previous special sign permit; the original intended use of the motel within the shopping center; visibility of the sign from the freeway; and the possibility of adding the requested extra lettering to the existing sign. ON MOTION BY WINCHELL AND SECOND BY PORTER SPECIAL SIGN PERMIT NO. 80-2 WAS DENIED FOR THE FOLLOWING REASONS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. A special sign permit has already been granted for the existing 65-foot high pole sign. This sign has exposure to the freeway and adequate room to add the working requested in the special permit application without the granting of further deviation from code provisions. 2. There are no exceptional or extraordinary circumstances that do not apply generally to the other tenants in the shopping center. 3. The granting of this request would constitute the granting of a special privilege for the motel operator that would not be gen- erally realized by other merchants of Old World Village. AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None The applicant was advised by Chairman Bazil of the appeal period and procedure. CONDITIONAL USE PERMIT NO. 80-8 Applicant: Carol Van Asten To permit the construction of an 1,800 square foot building located on the north side of Utica Avenue approximately 292 feet west of Beach Boulevard. Staff reported that a request for continuance has been received from the applicant. The,public hearing was opened and closed. ON MOTION BY KENEFICK AND SECOND BY WINCHELL CONDITIONAL USE PERMIT NO. 80-8 WAS CONTINUED TO THE REGULAR MEETING OF MAY 6, 1980, BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None -2- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 3 I ZONE CHANGE NO. 80-7/NEGATIVE DECLARATION NO. 80-17 Applicant: Dick Nerio To permit a change of zone from Rl (Low Density Residential) to MH (Mobilehome) on property located at the northeast corner of Roosevelt Street and Warner Avenue. Staff planner Savoy Bellavia informed the Commission that a request has been received from the applicant for a 60-day con- tinuance of this zone change request. He also stated that the staff has received petitions containing approximately 250 sig- natures of nearby residents in opposition to the change of zone. The public hearing was opened. Dick Nerio addressed the meeting to explain that his request for a continuance is to permit him further time to study the fiscal analysis which was conducted for the project. Gene Collins , 6271 Newbury Drive, spoke in favor of the zone change, saying that the mobilehome use proposed will be a safe and attractive use of the property, as opposed to the present airport occupying the land. B. F. Borisman, 16262 Birdie Lane, spoke in favor of the zone change, saying that the contribution the project would make to- ward alleviating the housing shortage should outweigh any possible negative effect on City revenues. Barney Cohen, 16721 Roosevelt Lane, spoke against the zone change, favoring retention of the present R1 zoning on the site. Barbara Foote, 16871 Canyon Lane, opposed the MH zoning and asked that any change in the use not diminish the quality of life for residents already in the area. Eugene Carruthers, 5091 Pearce Drive, submitted another petition containing almost 100 names in opposition to the request and asking that the R1 zoning be retained. Bob McMullan, area resident, suggested that another way to dev- elop the property could be under leasehold, thereby permitting the applicant to develop his property, satisfy the objections of other residents, and also add to the housing stock in the city. Roberta Smith, 16826 Barracuda Lane, spoke in favor of retain- ing the existing use of the property, saying that the airport is of landmark value to the community and urging careful con- sideration of its disposition. Frank Mola, landowner in the vicinity, spoke in favor of the rezone to a mobilehome designation, noting that with proper -3- 4-15-80 - P. C. Minutes, H.S. Planning Commission April 15, 1980 Page 4 treatment of landscaping and setbacks such a use could be compatible with adjacent residential units. Dean Albright spoke in favor of granting the request. Gary Pomeroy, representative of a mobilehome builder, described the construction of modern mobilehomes in comparison with standard site - built homes, and said that they would be an asset to the community. Tom Livengood, 4561 Meadowlark Drive, also spoke in favor of the requested zone change and compared the need for City services as re- quired by mobilehomes as opposed to single-family dwellings. Dr. Steven Downs, 5092 Warner Avenue, spoke against the rezoning and stated that he would like to see the airport remain on the site. Barbara Youngblood, 5908 Old Pirate Lane, addressed the Commission to express reservations on the effects a mobilehome park might have on drainage, sewers, and existing water wells in her area and to state that she would prefer to retain the present R1 zoning on the airport site. A. H. Ward, 5341 Heil Avenue, said that it is his feeling that a mobilehome park on the site would be a definite asset to the City and would provide homes to people who could not otherwise afford to live at the beach. Dave Floyd, 16682 Gray Circle, spoke in favor of retaining the Rl designation on the airport site. There being no other persons to address the Commission, the public hearing was closed. In the extensive discussion which followed the questions of a possible code restriction on MH zoning, the financial implications of the mobilehome park, the new State licensing law for mobilehome units, and the possible application of the "Q" prefix to permit increased setbacks from the existing residential units were reviewed. The con- sensus emerged that a study session is needed, particularly to review in depth the fiscal impacts of the proposed rezoning. Several persons present at the meeting requested to be notified of such a study session and have access to the study materials which would be used. ON MOTION BY KENEFICK AND SECOND BY WINCHELL ZONE CHANGE NO. 80-7 AND NEGATIVE DECLARATION NO. 80-17 WERE CONTINUED TO THE REGULAR MEETING OF JUNE 17, 1980, AT THE REQUEST OF THE APPLICANT, BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None -4- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 5 I Chairman Bazil directed staff to readvertise this proposed zone change, even though it has been continued to a date certain, to assure that all interested parties will be aware of the rescheduled hearing date. The Commission established the date of April 29, 1980, for a study session to be held on the zone change. The meeting will begin at 7:00 p.m. in one of the meeting rooms. I The Commission recessed at 8:35 and reconvened at 8:55 p.m. i TENTATIVE TRACT NO. 10910/CONDITIONAL USE PERMIT NO. 80-4/ NEGATIVE DECLARATION NO. 80-11 Applicant: Prisco N.V. (Orin G. Berge, Agent) I To permit a two -parcel division of land for the purpose of con- structing 113 condominium dwelling units and appurtenant ameni- ties on property located on the south side of Garfield Avenue approximately 300 feet east of Beach Boulevard. i Savoy Bellavia informed the Commission that the applicant has revised his plan to -line up the entryway directly across from Valley Circle across Garfield; under this new layout, the plan is now only one percent short in common open space. Sections have also been prepared and are on display showing 35-foot set- backs from the south and east property lines and a drainage swale next to the existing block wall. Mr. Bellavia also noted that three new conditions are recommended by staff: 1) Requirement that a design for the fencing use along Garfield Avenue shall be submitted, including elevation and materials; 2) Waterproofing shall be provided on the wall along the south and east property lines to prevent seepage into adjacent R1 properties; and 3) The private drives shall be identified and signed as fire lanes per Fire Department require- ments. The public hearing was opened. Ed Davis, representing the applicant, addressed the Commission in support of his project and indicated concurrence with the suggested conditions of approval and the amendments submitted by staff. G.E. Ross, 19101 Colchester, spoke in opposition to the project, citing intrusion into the privacy of existing homes. Larry Curran, 8131 Wadebridge Circle, opposed the project be- cause of loss of privacy, effect on drainage, and impacts on property values and traffic volume on Garfield Avenue. -5- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 6 Mike Cave, 19051 Colchester, also spoke against the proposed project. There being no other persons to speak for or against the matter, the public hearing was closed. Commissioner Porter commented that the project seems to have attempted to maximize density without resulting in the kind of dev- elopment intended in the Planned Residential Development ordinance and does not in his opinion justify the special permit findings. Bob Bazil indicated his concerns for the adjacent residents were based more on the elevation of the project than on the density, while Commissioner Winchell pointed out that there is insufficient variation in the rooflines to present a good visual aspect to adjoining homes. A MOTION WAS MADE BY WINCHELL AND SECONDED BY KENEFICK TO DENY CONDI-• TIONAL USE PERMIT NO. 80-4 FOR FAILURE TO MEET CODE REQUIREMENTS. Extensive discussion between the Commission and the architect for the project, Craig Combs, followed in regard to the issues raised. Setbacks, elevations, building height variation, and drainage were reviewed. Mr. Combs asked that a continuance be granted in order to permit him to try to address the concerns, and timing on the applica- tions was reviewed. THE MOTION TO DENY CONDITIONAL USE PERMIT NO. 80-4 FAILED BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, Greer NOES: Bazil, Porter ABSENT: Shea, Bauer ABSTAIN: None The negative declaration was reviewed. ON MOTION BY KENEFICK AND SECOND BY BAZIL NEGATIVE DECLARATION NO. 80-11 WAS ADOPTED BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None ON MOTION BY PORTER AND SECOND BY BAZIL CONDITIONAL USE PERMIT NO. 80-4 WAS CONTINUED TO THE REGULAR MEETING OF MAY 6, 1980, TO ALLOW THE•PLAN TO BE REVISED TO COMPLY WITH THE PRD ORDINANCE, BY THE FOL- LOWING VOTE: AYES: Winchell, Porter, Bazil, Greer NOES: Kenefick ABSENT: Shea, Bauer ABSTAIN: None '.1 1 -6- 4-15-80 - P.C. Minutes, H.B. Planning Commission April. 15, 1980 Page 7 ON MOTION BY PORTER AND SECOND BY BAZIL TENTATIVE TRACT NO. 10910 WAS CONTINUED TO THE MEETING OF MAY 6, 1980, BY THE FOLLOWING VOTE: AYES: Winchell, Porter, Bazil, Greer NOES: Kenef ick ABSENT: Shea, Bauer ABSTAIN: None TENTATIVE TRACT NO. 10736/CONDITIONAL USE PERMIT NO. 80-9/NEGA- TIVE DECLARATION NO. 80-21 Applicant: F. W. Development To permit a one -lot subdivision for the construction of 60 single- family condominium units located on the south side of Heil Avenue east of Green Street and approximately 600 feet west of Bolsa Chica. Savoy Bellavia suggested additional conditions of approval to require all private drives to be fire lanes and to require exterior wall treatment to be submitted for approval prior to issuance of permits. The public hearing was opened. Frank Woolsey, developer, addressed the Commission to outline his project, noting that the plans do not indicate the extensive waterscape he plans to install. Mr. Woolsey concurred with all suggested and added conditions of approval with the exception of the one affecting the drive on Heil Avenue, which he requested be modified to make it a right -turn only accessway. There being no other persons to speak for or against the project, the public hearing was closed. Commission review ensued, touching upon provision of recreation areas, status of the access on Heil, and height of walls. ON MOTION BY PORTER AND SECOND BY WINCHELL NEGATIVE DECLARATION NO. 80-21 WAS ADOPTED, BY THE FOLLOWING VOTE: AYES: Winchell, Porter, Bazil, Greer NOES: None ABSENT: Kenefick, Shea, Bauer ABSTAIN: None ON MOTION BY PORTER AND SECOND BY GREER, CONDITIONAL USE PERMIT NO. 80-9 WAS ADOPTED WITH THE FOLLOWING FINDINGS AND CONDITIONS AND APPROVAL OF THE SPECIAL PERMIT, BY THE FOLLOWING VOTE: FINDINGS - SPECIAL PERMIT: 1. The reduced entrance area and the reduced minimum dimension for the recreational area will not distract from the overall -7- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 8 intent of the proposed project in complying with all other applicable provisions of the planned residential development ordinance. 2. Through the use of landscaped planting materials, aesthetically pleasing architecture, and special design and construction tech- niques, the surrounding uses will have a minimum impact on the proposed project and, in turn, the proposed project will not be detrimental to the general health, welfare, safety, and conveni- ence of the neighborhood or the City in general. 3. Through the use of private and common open areas, and by maximiz- ing the use of aesthetically pleasing types of architecture, the proposed project will promote a better living environment. FINDINGS - CONDITIONAL USE PERMIT NO. 80-9: 1. The proposed subdivision of this 4.90 gross acre parcel of land zoned R2, Medium Density Residential, is proposed to be con- structed having 14.7 units per gross acre. 2. The General Plan sets forth provisions for this type of land use as well as setting forth objectives for implementation of this type of housing. 3. The proposed project was previously studied for this intensity of land use at,the time the land use was established and the R2 zoning designation was placed on the property. 4. The lot size, depth, frontage, street width, and through the use of the special permit, all other design and implementation fea- tures of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifications on file with the City as well as in compliance with the State Map Act and supplementary City Subdivision ordinances. CONDITIONS OF APPROVAL: 1. The site plan received and dated April 11, 1980 shall be the approved layout. 2. Conceptual floor plans and conceptual elevations shall be approved in concept only and the applicant shall submit revised detail plans to the Director of Development Services in order to assure compliance with all applicable provisions. 3. Plans for all exterior walls shall be submitted to the Director of the Department of Development Services for approval prior to issuance of building permits. This exterior wall design shall incorporate a stepping down to a height of forty-two (42) inches to provide adequate visibility for vehicles using the driveway on Heil Avenue. -8- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 9 4. All the private streets within the complex shall be identi- fied and posted as fire lanes in compliance with Fire Department requirements and regulations. 5. The homeowners' association of the subject tract and the homeowners' association of the tract across Green Street being developed by the applicant (TT 10658) shall become a single homeowners' association with a single set of coven- ants, conditions, and restrictions to ensure that all amenities within either tract remain under common ownership in perpetuity and are freely accessible and available for use by residents in both tracts, in agreement with the expressed intent of the subject applicant. 6. Natural gas and 220V electrical shall be stubbed in at the location of clothes dryers. Natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units. Where possible, the applicant shall provide pilotless units. 7. Low -volume heads shall be used on all water spigots and water faucets. 8. All building spoils, such as unused lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an offsite facility equipped to handle them. 9. Energy efficient lighting, such as high-pressure sodium vapor lamps, shall be used in parking areas or lots in order to prevent spillage onto adjacent areas and for energy conservation. 10. All structures on the subject property, whether attached or detached, shall be constructed in compliance with State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compli- ance shall consist of submittal of an acoustical analysis report prepared under the supervision of 'a person experienced in the field of acoustical engineering, with the application for building permits. 11. An engineering geologist shall be engaged to submit a report indicating ground surface acceleration from earth movement for the subject property. All structures within this devel- opment shall be constructed in compliance with the g-factor as indicated by the geologist's report. Calculations for footing and structural members to withstand anticipated g-factors shall be submitted to the City for review prior to issuance of building permits. 12. A chemical analysis, as well as analysis of physical proper- ties of the soil on subject property, shall be submitted to the City for review prior to the issuance of building permits. wn 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 10 13. The covenants, conditions, and restrictions (CC&R's) shall contain a provision that will prohibit storage of boats, trailers, and/or recreational vehicles on the site, unless an area specifically designated for such storage which is in com- pliance with the provisions of Article 936 is provided for the project. 14. The access located on Heil Avenue shall be limited to right - turn -in, right -turn -out, with no left turns permitted in either entering or exiting. This restriction shall become a part of the CC&R's for the project, and the developer shall be respon- sible for posting the driveway accordingly. 15. If an entrance gate system is provided, the applicant shall submit a plan with exact location of such gate system for re- view and approval to the Director of Development Services; such gate system shall be in compliance with all requirements of the Huntington Beach Fire Department. AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None ON MOTION BY PORTER AND SECOND BY GREER TENTATIVE TRACT NO. 10736 WAS APPROVED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS: 1. The proposed subdivision of this 4.90 gross acre parcel of land zoned R2, Medium Density Residential, is proposed to be con- structed having 14.7 units per gross acre. 2. The General Plan sets forth provisions for this type of land use as well as setting forth objectives for implementation of this type of housing. 3. The proposed project was previously studied for this intensity of land use at the time the land use was established and the R2 zoning designation was placed on the property. 4. The lot size, depth, frontage, street width, and through the use of a special permit, all other design and implementation features of the proposed subdivision are proposed to be constructed in compliance with standard plans and specifications on file with the City as well as in compliance with the State Map Act and supplementary City Subdivision ordinances. CONDITIONS OF APPROVAL: 1. The tentative map received and dated April 11, 1980 shall be the approved layout. -10- 4-15-80 - P.C. 1 Minutes, H.B. Planning Commission April 15, 1980 Page 11 2. Water system shall be through the City of Huntington Beach water system. 3. The sewer, water, and fire hydrant systems shall be designed to City standards. 4. The property shall participate in the local drainage assessment district requirements and fees. 5. Drainage for the subject subdivision shall be approved by the Department of Public Works prior to the recordation of a final map. This system shall be designed to provide for erosion and siltation control both during and after construc- tion of the proposed project. 6. All access rights along Heil Avenue and Green Street, except for the intersect -ions of the private drives, shall be dedi- cated to the City of Huntington Beach. AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None TENTATIVE TRACT 9879 Applicant: Kacor Realty To permit a 34-lot division of land located on the southeast corner of Bolsa Avenue and Graham Street. Joel Hartge and Ted Turegun were present to represent the applicant. Public Works representative Jeff Renna indicated that the map as submitted conforms to all Public Works requirements, and staff planner Savoy Bellavia outlined revisions to the sug- gested conditions of approval. Both developer representatives concurred with all conditions, and specifically agreed to the street improvements extending beyond the blue border of the map. ON MOTION BY PORTER AND SECOND BY KENEFICK TENTATIVE TRACT NO. 9879 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS: 1. The proposed subdivision of this 11.15 acre parcel of land zoned Ml-A and M1-A-10,000, and the future development of industrial buildings on the subdivision is in compliance with the City's General Plan. 2. The General Plan has set forth provisions for this type of land use. 3. The lot size, depth, frontage, street widths, and all other design and improvement features of the proposed subdivision -11- 4-15-80 - P.C. Minutes, H.B. Planning Commission April 15, 1980 Page 12 are proposed to be constructed in compliance with standard plans and specifications on file with the City, as well as in compliance with State Map Act and supplementary City Subdivi- sion ordinances. CONDITIONS OF APPROVAL: 1. The tentative tract received and dated April 2, 1980 shall be the approved layout. If the City Council does not approve Zone Change No. 80-4, the applicant shall revise the map to reflect the 20,000 square foot minimum lot size. 2. The sewer, water, and fire hydrant systems shall be designed to City standards. Both the water system and the sewage system shall be through the City of Huntington Beach water and sewer system. 3. Drainage for the subdivision shall be approved by the Department of Public Works prior to the recordation of a final tract map. This system shall be designed to provide for siltation and ero- sion control both during and after construction of the project. 4. All fire safety systems shall be installed by the developer as required by the Fire Department. 5. Graham Street shall be constructed at the existing 84-foot right-of-way, having a 4-foot wide meandering sidewalk on the east side of the street section. 6. Bolsa Avenue shall be constructed having a standard street sec- tion of 120 feet, with a 4-foot meandering sidewalk between Graham Street and the easterly property line of the subject site. The applicant shall be required to install a raised median within Bolsa Avenue which includes street lighting, planting materials, and an irrigation system in compliance with standards and specifi- cations on file in the Department of Public Works. 7. The applicant is required to submit for review and approval by the Department of Public Works a master plan of curb cuts along Bolsa Avenue; these curb cuts on Bolsa shall be limited to three (3) only. In conjunction with this master plan, recipro- cal easements for egress and ingress of adjacent lots sharing the curb cuts shall be recorded concurrently with the recordation of the final tract map. 8. Vehicular access rights shall be dedicated to the City of Hunt- ington Beach except at the locations of approved curb cuts, at the intersection of "A" Street and Graham Street, and at the intersection of "B" Street and Bolsa Avenue. 9. If the Director of Public Works determines that a traffic signal is necessary at the intersection of Able Lane and Bolsa Avenue, the applicant is required to participate in one -sixth of the cost of providing that signal. -12- 4-15-80 - P.C. F L Minutes, H.B. Planning Commission April 15,1980 Page 13 10. In the interim until "B" Street is fully improved, the dev- eloper is required to provide a minimum of two (2) twelve foot (121) travel lanes and all other required street im- provements along the west side of the street, as well as an eight (8) foot parking lane along the easterly property line of the tract to provide parking until the street can be fully improved. AYES: Winchell, Kenefick, Porter, Bazil, Greer NOES: None ABSENT: Shea, Bauer ABSTAIN: None DISCUSSION ITEMS: At the request of the City Council, Kenefick were appointed to serve on development of the downtown area. DEVELOPMENT SERVICES ITEMS: Commissioners Bazil and the Ad Hoc Committee for the Secretary Palin reviewed the City Council meeting of April 7, 1980, for the Commission's information. COMMISSION ITEMS: Commissioner Kenefick reminded the Commission that a draft EIR on a Police heliport had been received and urged all members to submit comments, if any, prior to review of any final EIR. STAFF ITEMS: Legal counsel Jim Georges, as a follow up to prior discussion, informed the Commission that the weight of evidence indicates that the Commission has no authority to conditionally certify an environmental impact report; however, a negative declaration can be conditionally adopted. In response to staff inquiry, Commissioner Bazil requested to be placed on the Coastal Commission's Coastal Newsletter circu- lation listing. ON MOTION BY KENEFICK AND SECOND BY PORTER THE COMMISSION ADJOURNED TO A STUDY SESSION TO BE HELD ON TUESDAY, APRIL 29, 1980 AT 7:00 PM, BY THE FOLLOWING VOTE: AYES: Winchell, Kenefick, NOES: None ABSENT: Shea, Bauer ABSTAIN: None ak 2) mes W. Palin, Secretary Porter, Bazil, Greer gge C G? - Robert D. Bazil, Chairman