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PC Min - 03/13/2012CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. MARCH 13, 2012 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of March 13, 2012, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Alster and the following proceedings were had, to wit: TUESDAY ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Theresa Alster Philip C. Reynolds, Jr. Brian Brennan Mark Ebner Elizabeth Gibbons Paul Resnikoff Bob Roseberry Commissioners Absent: Staff Present: APPROVAL OF MINUTES None Community Development Director: Planning Manager: Assistant Planner: City Attorney: Recording Secretary: Kirk Heinrichs Paul Kermoyan Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Gibbons, seconded by Commissioner Reynolds, the Planning Commission minutes of the meeting of February 28, 2012, were approved. (5-0-0-2; Chair Alster and Commissioner Brennan abstained) Campbell Planning Commission Minutes for March 13, 2012 Page 2 COMMUNICATIONS 1. Letter in opposition to Agenda Item No. 2. AGENDA MODIFICATIONS OR POSTPONEMENTS There were no agenda modifications or postponements. ORAL REQUESTS There were no oral requests. *** PUBLIC HEARINGS Chair Alster read Agenda Item No. 1 into the record as follows: 1. PLN2011-316 Public Hearing to consider the application of Alka Montessori, Alka Inc., for a Conditional Use Permit (PLN2011-316) to allow a Montessori, commercial daycare center with 31 children within an existing Inc. commercial building on property located at 70 S. San Tomas Aquino Road in a C-1 (Neighborhood Commercial) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Cammission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Assistant Planner Mr. Daniel Fama, Assistant Planner, presented the staff report as follows: • Advised that the project site is a 17,000 square foot building that formerly housed a Taco Bell restaurant at 70 S. San Tomas Aquino Road between Bucknall Road and Campbell Avenue. • Said that the use to the north and east is a church site that is connected by an access easement. To the south are duplexes located within City of San Jose. The zoning is C-1 (Neighborhood Commercial), which allows a daycare with issuance of a Use Permit. • Described the proposed use as a daycare facility serving 31 children and operating between 7:30 a.m. and 6 p.m. The site improvements will include a new rear door, paint and a new 2,800 square foot outdoor play area, which represents the required 75 square feet per child required. The interior space will also provide the required 35 square feet of indoor play space per child spread amongst several classrooms. • Explained that a Traffic Study was not warranted due to the limited number of students and the fact that this daycare results in a less intense use and traffic than the previous fast food restaurant. • Said that the site will provide 15 parking spaces where 11 are required. Parking is broken down into six spaces for employees at the front and nine spaces for visitors at the rear. Campbell Planning Commission Minutes for March 13, 2012 Page 3 • Recommended the adoption of a resolution approving this Conditional Use Permit subject to the conditions of approval. Commissioner Reynolds provided the Site and Architectural Review Committee report as follows: • SARC reviewed this project on February 14tH • Said that SARC's recommendations included considering installation of lower intensity lamps, painting the trim, providing additional information about the playground fencing; the addition of landscaping to the site, considering an alternative location for the play area and suggesting that the applicant contact adjacent residents. • Added that the recommendations have been added to the conditions of approval. • Stated that SARC was supportive of the project Chair Alster opened the Public Hearing for Agenda Item No. 1. Chair Alster closed the Public Hearing for Agenda Item No. 1. Commissioner Gibbons stated for the record that in light of the Commission's recent request to routinely condition a requirement for preparation of a Parking Management Plan with new school facilities, staff had reviewed whether such a Parking Management Plan might be necessary for this use. It was determined not to be necessary in this case due to the limited size of this facility. Commissioner Brennan asked if staff could provide any update on the outreach efforts to the adjacent duplex residents. Chair Alster re-opened the Public Hearing for Agenda Item No. 1. Mr. Sharma, Property Owner of 70 S. San Tomas Aquino Road: • Advised that he is the property owner of the project site. • Assured the Commission that they did indeed contact the neighbors, both the church as well as the residents. All were happy with the proposed use of this site for a daycare. Commissioner Gibbons asked staff to clarify that although the adjacent residential properties are located in San Jose they still received the meeting notification about this public hearing. Director Kirk Heinrichs replied yes. Chair Alster re-closed the Public Hearing for Agenda Item No. 1. Motion: Upon motion of Commissioner Gibbons, seconded by Commissioner Resnikoff, the Planning Commission adopted Resolution No. 4049 approving a Conditional Use Permit (PLN2011-263) to allow a commercial daycare center with 31 children within an existing commercial building on property Campbell Planning Commission Minutes for March 13, 2012 Page 4 located at 70 S. San Tomas Aquino Road, subject to conditions of approval, by the following roll call vote: AYES: Alster, Brennan, Ebner, Gibbons, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: None ABSTAIN: None Chair Alster advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Alster read Agenda Item No. 2 into the record as follows: 2. PLN2011-163 Public Hearing to consider the application of CCBA Hearts and PLN2011-220 Hands Preschool for a Conditional Use Permit (PLN2011-163) CCBA Hearts and Parking Modification Permit (PLN2011-220) to allow a and Hands commercial daycare center with 68 children in an existing Preschool church building (First Baptist Church of Campbell) on property located at 400 Llewellyn Avenue in a P-F (Public Facilities) Zoning District. Staff is recommending that this project be deemed Categorically Exempt under CEQA. Planning Commission action final unless appealed in writing to the City Clerk within 10 calendar days. Project Planner: Daniel Fama, Assistant Planner Mr. Daniel Fama, Assistant Planner, presented the staff report as follows: • Said that the project site is the First Baptist Church of Campbell, which consists of 3.5 acres on Llewellyn Avenue just south of Hamilton Avenue. Surrounding uses include a United States Post Office to the north and residential uses to the south and east. The site is zoned P-F (Public Facilities). Under the Municipal Code, daycares are allowed either independently or in association with public assembly facilities such as a church. • Stated that this proposed commercial daycare will have 68 children between 6:30 a.m. and 6:30 p.m. • Added that site modifications would include a new playground and some minor building alterations to an existing building toward the front of the site. The site also contains an existing sanctuary and office and a private school serving 63 children that was approved in 2005. • Described the new playground as being 5,200 square feet at the front of the property (at the street) that will include a play structure and 75 square feet per child in outdoor play space is being provided as required. There is also 2,500 square feet of indoor play area, which meets the 35 square foot minimum requirement per child. • Advised that a Traffic Impact Analysis was conducted by an outside consultant. It was determined that the trip generation in the immediate area is 305, 54 in the a.m. and 56 in the p.m. would be attributed to this new daycare. The existing levels of Campbell Planning Commission Minutes for March 13, 2012 Page 5 service (LOS) at both Hamilton & Llewellyn and Hamilton & San Tomas Expressway would be unchanged as a result of this new use. Additionally, the LOS would be unchanged on Llewellyn and Latimer Avenues. • Explained that the circulation pattern of the site includes an entrance drive at the southern portion of the site. Circulation is in a counter clockwise direction. Parents will park and walk their young children into the building. Exiting is from a driveway on the north side of the property. There is adequate space on site to accommodate the daycare's vehicular traffic but there could be minor queuing on Llewellyn for cars turning left onto the site due to existing neighborhood traffic making its way to Hamilton Avenue. Existing queuing would not increase substantially. The site circulation is adequate for the proposed daycare. • Said that the required parking for all uses on site (church, school and daycare) is 150 spaces where 90 are provided. This leaves a deficit of 60. However, the Commission must look at weekday versus weekend uses. The traffic consultant conducted an on-site parking survey using ITE parking generation rates. At peak, 60 spaces are necessary for the existing daycare and church administration. The site can support the parking needs for this daycare during the weekdays. These two major uses on site don't really overlap. • Advised that in order to ensure shared parking, a condition of approval is imposed that requires the development of a Parking Management Plan that takes into consideration the distinction between the timing of the various site uses. The church (includes First Baptist and several smaller congregations that also utilize their sanctuary) does not meet during school times. • Recommended approval of a resolution approving this Conditional Use Permit. Chair Alster opened the Public Hearing for Agenda Item No. 2. Ms. Amy Duell, Resident on Holmes Avenue: • Said that she fully supports this daycare. • Described herself as a long-time resident of Campbell who also worked for the Cambrian School District for a number of years. • Stated that quality daycare is very important for parents who seek a safe, secure and happy learning environment for their children. Mr. Robert Duell, Resident on Holmes Avenue: • Proudly said he was the husband of the previous speaker. • Said that he also supports this proposed daycare. • Expressed the need for quality and qualified daycare. • Pointed out that this location is conveniently near to where the population lives. Ms. Kate King, Resident on Calado Avenue: • Said that it is important to have safe care for children and she hopes to facilitate this need as this location is ideal being so close to San Tomas Expressway and Hamilton Avenue. • Pointed out that the site is located conveniently close to a post office as well as to the new Safeway to allow parents to group errands as they drop their children. Campbell Planning Commission Minutes for March 13, 2012 Page 6 • Reminded that Campbell is afamily-oriented City with its Senior Center, beautiful parks and much more. This daycare will be a win-win for the City and its citizens. Dr. Mike Stewart, Applicant: • Agreed with previous comments including the fact that this is an ideal site. • Said that with the ingress, there is a safe way for parents to drop off their children. • Assured that this daycare has the support of the church community. Commissioner Brennan thanked Dr. Stewart and asked him if he could discuss the community outreach night they conducted. Did folks show up? Dr. Mike Stewart: • Reported that a neighbor closest to the new play area wanted the proposed play structure to be relocated. That was done. • Said that two or three different residents expressed concerns about noise from cars that beep due to alarm systems being set as people arrive and depart. He assured that they would work with the daycare parents so as not to do that. • Said that the meeting was about one hour and approximately five neighbors attended. Commissioner Brennan said it might be hard to deal with the issue of the car beeps. How have they dealt with that issue? Dr. Mike Stewart: • Reminded that the daycare is not yet open and the concern raised was in regard of future use. • Added that they would communicate the concern about car alarm beeps with their daycare parents and that he believes that the parents will cooperate. • Stated that the neighbors can let the church and/or daycare know if problems come up. • Informed that with their other daycare locations there have been no noise complaints. • Assured that they want their neighbors to be happy and that the daycare parents are great. Commissioner Gibbons asked to clarify that this daycare would be a tenant in their building but has nothing to do with either the Church or the Veritas Academy already on site. Dr. Mike Stewart said that this new daycare is actually affiliated with their church. It operates under the same doctrine/faith. The daycare is not connected to the Veritas Academy. Commissioner Gibbons cautioned that the Commission must look at the site as a whole when considering this application. Campbell Planning Commission Minutes for March 13, 2012 Page 7 Mr. Art Martinez, Resident on Carlyn Avenue: • Advised that he is a 40+ year resident and lives behind the church. • Reminded that a few years ago a school was added on site. • Said that some neighbors have to deal with noise, cars and functions on site. Adding a daycare will add more noise and traffic to the neighborhood. • Stated that there is already a daycare on Carlyn Avenue. Additionally, there is a large retirement housing project under construction on Rincon at Winchester. There is a new housing development under construction at San Tomas Expressway at Campbell Avenue. Property values are affected but people don't seem to have much to say about what is built in Campbell. Enough is enough. • Added that it is hard to walk downtown without almost getting hit. • Said that he is upset about this and hopes that they can find another place for this daycare. Mr. Robert Blase, Resident on Carlyn Avenue: • Said that he has been dealing with noise for years now due to this church and school. • Suggested that the noise is louder on his side of the fence than it is on site. It is way too noisy from their side. • Suggested the need from some sound remediation to help keep sound from bouncing off site. • Stated that he is tired and upset. • Recounted that the Post Office was installed without neighbors being asked. • Said that the existing school already creates noise. Commissioner Brennan asked Mr. Blase from where he believes the noise is coming. Mr. Robert Blase said that he was not sure. Commissioner Gibbons pointed out that the proposed hours of operation for this new daycare would go to 6 p.m. Mr. Robert Blase: • Said that there is activity on this property until 11 p.m. quite often if not all of the time. • Stated that the noise impacts include loud talking and the honking of horns as they are leaving the site. • Recounted that he cannot even leave his windows open during the summer due to the noise and that is ridiculous. Mr. Alvarez, Resident on Carlyn Avenue: • Expressed concerns about existing traffic conditions in the area. • Pointed out that the Post Office alone creates traffic to the area. • Added that the street is not that wide. • Said that if there is traffic now, there will be more with the addition of this new daycare. • Stated that noise is just a bit of a concern but one cannot ignore the traffic. Campbell Planning Commission Minutes for March 13, 2012 Page 8 Commissioner Gibbons asked if there is a representative for the property present this evening. Mr. Robert Duell said that he is a Deacon for First Baptist Church. Commissioner Gibbons asked Mr. Duell how Veritas Academy fits in. Mr. Robert Duell said that there are no nighttime operations at all. Commissioner Gibbons asked Mr. Robert Duell what is the occupancy of Veritas Academy. Mr. Robert Duell said there is a maximum occupancy of 63 for Veritas Academy. Commissioner Gibbons asked if there are any nighttime activities for the school. Mr. Robert Duell said that the church has nothing beyond 9 p.m. Anyone on site is not a part of the church after 9 p.m. Commissioner Ebner: • Reported that he had driven to the site and found that there are no gates in place to stop traffic onto the site. • Added that in that case it could be strangers coming on site at night. Mr. Robert Duell agreed. Commissioner Gibbons asked if there is a band that plays later on this property. Mr. Robert Duell said not past 9 p.m. He added that any band would be inside within the sanctuary and not outdoors. Commissioner Roseberry asked Mr. Robert Duell to explain the purpose of a band. Who makes it up? Is it amplified? Mr. Robert Duell said that a Hispanic church also uses the sanctuary for services. The band is their regular worship band that plays just during their services. Commissioner Roseberry asked if it is amplified. Mr. Robert Duell replied that he expects so as First Baptist's music is also amplified. He pointed out that there are two levels of doors closing off the sanctuary from the outside. Commissioner Ebner said that music is part of the service and probably reflects just a small period of the service perhaps 10 to 15 minutes. Mr. Robert Duell agreed. Campbell Planning Commission Minutes for March 13, 2012 Page 9 Chair Alster closed the Public Hearing for Agenda Item No. 2. Commissioner Reynolds: • Said that traffic associated with schools is becoming a common concern as this is the third daycare in a short time period reviewed by this Commission. • Added that noise appears to be a common concern. • Said that he is concerned that he was unaware of a band until tonight so he questions how accurate is the noise report contained within the staff report. • Stated that he is also concerned about the lack of a gate since the neighbor raises noise issues as late as 11:30 p.m. • Said he currently has trouble supporting this without some serious noise mitigation that appears to fall on this applicant. If noise impacts are mitigated properly, he said he could support this project. Commissioner Ebner: • Cautioned that this application is for a daycare and not for this band. • Added that the band is used on Sundays as part of a worship service and the Deacon has said that music may represent 10 minutes or so of the entire service. • Reiterated that the band is not part of the application under consideration. • Suggested that if there is a problem, that problem already exists. Commissioner Brennan: • Said that this is an opportunity to think about having this property owner handle its other on-site operations vis-a-vis their neighbors. • Said that it looks like the proposed playground may not add to the existing issues due to its location at the front of the property but there are existing noise issues with this site. • Asked whether there may be a need to install gates on the driveways to help mitigate noise impact problems that are already there. City Attorney William Seligmann: • Said that there are two parts to his answer. • Agreed that consideration of this new Use Permit can also address the entire usage of the property. • Said that with the application before the Commission this evening, there needs to be a nexus between any anticipated impacts and conditions of approval to be imposed. Conditions should only be imposed if this new use is increasing an existing condition. Conditions cannot be imposed to mitigate impacts created by other existing uses. Commissioner Gibbons: Said that she thought that this proposed new daycare as located on this site is sufficiently removed from Carlyn Avenue to not create new noise impacts. Added that she felt that the nexus connecting this use to the existing noise impacts is through the use of the shared parking and the need for a Parking Modification Permit to accommodate this new use. Campbell Planning Commission Minutes for March 13, 2012 Page 10 • Stated that some of the activities of sub-tenants (i.e. the Hispanic church) don't seem to be reflected in any of the site use calculations. Impacts include the timing of activity level on the property and could therefore be considered inter-connected. • Suggested that perhaps consideration of this new Conditional Use Permit could be continued in order to have staff bring back the Conditional Use Permit previously approved for Veritas Academy and allow the Commission to consider its conditions of approval. • Stated that she is not so troubled by this proposed child daycare facility but wants to fully understand atl uses currently on-going on this site. Director Kirk Heinrichs said that Planner Daniel Fama would take a moment to retrieve a copy of the previously adopted Use Permit for Veritas Academy so it can be considered this evening. Commissioner Resnikoff: • Agreed with Commissioner Ebner on the importance of focusing the Commission's review on this specific application. • Questioned any potential for noise impacts resulting from the proposed new playground given that it would be located at the front of the property away from the rear adjacent residences. • Said that the issue of parking might be resolved if the parking lot could be closed off, if necessary. • Added the he doesn't see how this use would cause traffic impacts on Carlyn but could see more of an impact on Llewellyn or nearby Kings Court and Queens Court. • Stated that there are likely ways to mitigate the impacts this project might cause based on complaints. • Said that he thought that the nearby Jack in the Box is open until 2 a.m. Commissioner Ebner pointed out that these noise complaints are just now being raised. He added that they have nothing to do with this proposed daycare facility and asked staff if they were aware of these issues. Director Kirk Heinrichs said he was not aware. Commissioner Ebner: • Said that there is one person opposing. • Added that the property representative, Deacon Robert Duell from the First Baptist Church, has said that the church doors are kept closed during services. The Hispanic church has its services on site on Sundays and would have nothing to do with the school operations during the week, which is the current application under consideration. • Said that he has had concerns with school uses in the past and is sensitive to potential impacts on surrounding neighbors. • Stated that the playground is situated at the front of the property and there is adequate shared parking available for uses that don't overlap in hours. This daycare would operate weekdays between 6:30 a.m. and 6:30 p.m. Campbell Planning Commission Minutes for March 13, 2012 Page 11 • Agreed with the suggestion that perhaps the installation of gates at the driveway entrances might help to keep people off site after hours. These gates could be left open when the schools are open. This might be a good mitigation to the problem. Commissioner Reynolds: • Said that he would like to see the gates put in place. • Suggested some form of property line noise mitigation efforts such as trees at the property line to help deaden sound that carries over to the houses in the back of the church property. • Said that the parents will park and take their children into the daycare. There is some justification for adding some trees along the property line to deaden sound to the properties to the back and side. Another option might be use of some sort of noise reflective materials adhered to the side of the building (a suggestion considered during the hearing on Campbell Christian School). Commissioner Roseberry: • Said he agrees with most of what has been said. • Agreed that this is a small part of a bigger picture. • Suggested that there may be some enforcement issues here with the existing conditions of approval imposed for other uses on this site. • Supported having existing uses that have previously been conditionally approved on this property monitored for compliance with the conditions imposed. • Questioned how many sub-tenants there may be using this property and what their hours of operation might be. • Said that he doesn't understand the band concept and what that represents as far as a church use but the daycare itself is fairly innoculous with traffic being the biggest impact. • Stated that he was not in favor of installing gates as he does not believe they are effective and would be hard to monitor. • Added that emergency vehicles would need to have access. • Reiterated the need to monitor the existing conditions for the site and stepping up on enforcement, as necessary, to deal with what is specifically happening there. • Agreed that the noise issues being raised this evening are not directly associated with this project. • Said that the landscape solution could create new problems such as creation of shade into the adjacent residential backyards that may not be welcome. • Stated the importance of treating tonight's application separately from other uses previously allowed. Commissioner Gibbons: • Reminded that there are two applications under consideration. One is the Conditional Use Permit to allow a new preschool. The other is a Parking Modification Permit that is specifically tied to multiple uses and shared parking resources. • Advised that the Baptist Church has assumed responsibility over the previously- approved school (Veritas Academy). Campbell Planning Commission Minutes for March 13, 2012 Page 12 • Said that there are noise conditions in place from the original school Conditional Use Permit. • Said that the request for a Parking Modification Permit gives the Commission some latitude on the issue of parking. • Stated that this preschool use requires the preparation of a Parking Modification Program that includes issues such as site circulation. The circulation consists of a one-way loop running counter clockwise. Parents park and deliver their children into the classroom. • Said that establishment of a Parking Management Plan has led to some very good results with other applications often incorporating a parent participatory plan. A Montessori school on Latimer has been in operation for 15 years without complaints. While the requirement for a gate can legitimately be imposed, there doesn't appear to be any leverage to ask for trees. Commissioner Resnikoff: • Said that the gates could be a positive tool to help enforce existing conditions without laying these existing problems on this applicant. • Said that with the playground being located at the front of the property, he does not think that additional landscaping elsewhere on the property can be mandated for this applicant. Commissioner Brennan: • Said that some of the activity on site in the evenings might represent people hanging out together after attending services. • Assured Mr. Martinez and Mr. Blase that if there are noise issues outside of allowable operational hours, they do have recourse. The Use Permits for the property can be looked at and considered as a separate issue from tonight's daycare facility. • Asked if there are perhaps other things can be done to stop sound from bouncing off this site. Commissioner Gibbons said not as far as she is aware. Commissioner Roseberry said that there had been some talk previously about some sort of acoustic stucco product that reduces sound bounce but he was not sure that the effectiveness lasts after walls are painted and/or even works at all. Commissioner Gibbons said that the noise concerns are not from children on site but rather from autos and late hour operation impacts. Commissioner Roseberry: • Suggested looking at previous Use Permits and Traffic Management Plans. • Said that there seems to be the commitment from the church to involve all parties using the property, including the sub-tenants. • Added that while he does not think the gate is necessary he would support it if the rest of the Commission wants to require them. He is not dead set against the idea. Campbell Planning Commission Minutes for March 13, 2012 Page 13 Chair Alster listed the chief issues raised by the Commissioners as including: noise and enforcing existing uses on site; impacts from live music at church services; neighborhood noise emanating from the Post Office; consideration of a requirement for gates at the two driveway entrances and/or the planting of trees to held mitigate site noise from infringing on adjacent residences and requiring a Parking Management Plan to deal with the shared parking on site. Commissioner Brennan said that there appears to be traffic issues in the area. The Commission relies on traffic studies that offer real data to evaluate real impacts. Per the consultant's report for this application, the traffic impacts from this use would be minimal. Commissioner Gibbons reiterated that the Parking Management Plan will also address and manage site circulation. Chair Alster: • Pointed out that as a mother of two children, she can speak from experience that in a daycare situation there are varied drop off times. • Added that there may be no reasonable way of controlling the beeping sounds that occur with the locking and unlocking of car doors. • Agreed that a lot of the issues raised are existing ones resulting from uses already on site. Commissioner Roseberry said that the designation of a specific drop off area should also be incorporated within the Parking Management Plan. Motion: Upon motion of Commissioner Ebner, seconded by Commissioner Reynolds, the Planning Commission adopted Resolution No. 4050 approving a Conditional Use Permit (PLN2011-163) and Parking Modification Permit (PLN2011-220) to allow a commercial daycare center with 68 children in an existing church building (First Baptist Church of Campbell) on property located at 400 Llewellyn Avenue, subject to conditions of approval, with the added condition requiring the installation of gates at the two driveway entrances to the site if deemed necessary by the Director following substantiated complaints, by the following roll call vote: AYES: Alster, Brennan, Ebner, Gibbons, Resnikoff, Reynolds and Roseberry NOES: None ABSENT: None ABSTAIN: None Chair Alster advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Campbell Planning Commission Minutes for March 13, 2012 Page 14 REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Kirk Heinrichs advised that the Cambrian 36 Annexation efforts continue with a hearing before LAFCO pending and later another hearing before Council. There will also need to be a protest vote by San Jose for the de-annexation of the sliver from San Jose and annexation into Campbell. The process should be finalized some time this summer. ADJOURNMENT The Planning Commission meeting adjourned at 8:53 p.m. to the next Regular Planning Commission Meetin of March 27, 2012. SUBMITTED BY: rinne Shinn, Recording Secretary ,~ APPROVED BY: ~ Theresa Alster, Chair ATTEST: Kir Heinric ,Secretary