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PC Min - 01/14/2014CITY OF CAMPBELL PLANNING COMMISSION MINUTES 7:30 P.M. TUESDAY JANUARY 14, 2014 CITY HALL COUNCIL CHAMBERS The Planning Commission meeting of January 14, 2014, was called to order at 7:30 p.m., in the Council Chambers, 70 North First Street, Campbell, California by Chair Resnikoff and the following proceedings were had, to wit: ROLL CALL Commissioners Present: Chair: Vice Chair: Commissioner: Commissioner: Commissioner: Commissioner: Commissioner: Commissioners Absent: None Staff Present: Comm. Dev. Director Planning Manager: Associate Planner: City Attorney: Recording Secretary: APPROVAL OF MINUTES Paul Resnikoff Bob Roseberry Cynthia L. Dodd Pam Finch Yvonne Kendall Philip C. Reynolds, Jr. Michael L. Rich Paul Kermoyan Aki Honda Snelling Daniel Fama William Seligmann Corinne Shinn Motion: Upon motion by Commissioner Reynolds, seconded by Commissioner Kendall, the Planning Commission minutes of the meeting of December 10, 2013, were approved. (7-0) Campbell Planning Commission Minutes for January 14, 2014 Page 3 • Reported that the project site is at the northeast corner of Hamilton and Marathon, kitty corner from the Safeway site. It is developed with a 4,400 square foot building and 34 parking spaces. • Added that the site is zoned P-D (Planned Development) and the underlying General Plan Land Use designation is General Commercial. • Stated that the site has been occupied by various restaurants over the last 30 years. In 1982 a Conditional Use Permit was issued to allow service of beer and wine within a restaurant use. • Advised that in 2008, the Community Development Director approved an Administrative Planned Development Permit to allow the remodel of the building to amore contemporary design. • Reported that the existing restaurant held a soft opening today. • Stated that the new restaurant owners want to have a Type 47 general alcohol sales license. Their operational hours are from 7 a.m. to 3 p.m. daily and they serve breakfast and lunch. The restaurant has 76 interior seats and 20 outdoor seats. This is a breakfast house with booth seating and has no separate bar. • Advised that the use is consistent with the site's P-D Zoning. The application comes before the Planning Commission for the approval of general alcohol sales. There are no proposed late operations (after 11 p.m. or prior to 6 a.m.), which would also require Conditional Use Permit approval. • Informed that the 34 parking spaces available are sufficient to serve 96 seats as proposed by the applicant. • Said that the findings must be made that there is not an issue of over- concentration, that the use will not be a nuisance, that it will not be detrimental to the surrounding neighborhood, and that it would not create an excessive demand on City services. • Reminded that there are no late night hours; this is not a new restaurant; and the only change is an upgrade from an existing beer and wine alcohol license to a general alcohol license. • Concluded that the findings can be met to support this request and staff is recommending the adoption of a resolution approving a Conditional Use Permit with the conditions of approval. Chair Resnikoff asked if there were Commissioner questions for staff. Commissioner Kendall asked why staff is recommending allowance fora 9 p:m. closing rather than 3 p.m. as the applicant requested. Planner Daniel Fama said that it is proposed to extend the allowable hours to 9 p.m. because 3 p.m. would restrict future expansion should the restaurant wish to add dinner service later. Commissioner Kendall asked what the hours were with previous restaurants on site. Planner Daniel Fama said that he was unsure but knows that it was no later than 11 p.m. as there was no previous Use Permit for extended hours beyond that time. Campbell Planning Commission Minutes for January 14, 2014 Page 4 Chair Resnikoff clarified that if the applicant wants to include a separate bar area in the future that request would require a modification to this Use Permit. Planner Daniel Fama replied yes. Chair Resnikoff opened the Public Hearing for Agenda Item No. 1. Chair Resnikoff closed the Public Hearing for Agenda Item No. 1. Director Paul Kermoyan: • Clarified that if the Commission is more comfortable not extending hours out to 9 p.m., it can consider. changing that or leaving it to the discretion of the Director to increase hours in the future if so desired. The Commission can deliberate on that issue. Commissioner Reynolds: • Said that he is okay with the staff recommendation to 9 p.m. That makes sense and allows flexibility for this high-caliber restaurant for potential future growth. • Stated that he is impressed with these applicants who own several other establishments. • Said that he has been a patron of some of their other restaurants and they do a fantastic job and have an excellent track record. They will be a wonderful addition to Campbell. • Added that he has no problem having alcohol sales connected to this breakfast and lunch restaurant. • Said that he is supportive. Commissioner Rich said that he concurred with the comments made by Commissioner Reynolds and he too has no concern with the suggested hours. Motion: Upon motion of Commissioner Finch, seconded by Commissioner Dodd, the Planning Commission adopted Resolution No. 4129 approving a Conditional Use Permit (PLN2013-315) to allow general alcohol sales in conjunction with an existing restaurant on property located at 851 W. Hamilton Avenue by the following roll call vote: AYES: Dodd, Finch, Kendall, Resnikoff, Reynolds, Rich, and Roseberry NOES: None ABSENT: None ABSTAIN: None Chair Resnikoff advised that this action is final unless appealed in writing to the City Clerk within 10 calendar days. *** Chair Resnikoff read Agenda Item No. 2 into the record as follows: Campbell Planning Commission Minutes for January 14, 2014 Page 5 2. PLN2013-304 Public Hearing to consider the application of MA Frederick, MA Frederick, Inc. (dba Move It!) for a Conditional Use Permit (PLN2013- Inc. 304) to establish a small fitness studio on property located at 1190 Dell Avenue in an M-1 (Light Industrial) Zoning District. Staff is recommending that this project be deemed Categorically exempt under CEQA. Project Planner: Daniel Fama, Associate Planner Mr. Daniel Fama, Associate Planner, presented the staff report as follows: • Reported that the project site is a 2.8-acre property on Dell Avenue, north of Hacienda and adjacent to the percolation pond. The site is zoned M-1 (Light Industrial) and the General Plan Land Use designation is Light Industrial. • Added that there is a 54,000 square foot building on this property and the applicant is proposing use of a 3,000 square foot tenant space located adjacent to Dell Avenue. The building is surrounded by 142 parking spaces and the site consists of six businesses including West Valley Gymnastics and an unpermitted fitness studio. • Explained that the applicant, Fitness101, will offer circuit training with approximately 12 to 13 clients per day between the hours of 6 a.m. and 7 p.m., Monday through Friday, and between 8 a.m. and 2 p.m. on Saturday. • Said that the floor plan consists of a large open space equipped with workout machines. • Advised that a fitness studio requires approval of a Conditional Use Permit when located within an M-1 (Light Industrial) Zoning District. Conditional Use Permits issued in the M-1 Zone come with specific provisions that include a maximum five- year limited term of approval. After that time, the applicant must come back to the Planning Commission for consideration of an extension of approval. There is a two-fold intent behind that limited approval. One is to discourage applications for such uses in industrial areas and the other is to allow the City to determine if circumstances have changed since the original approval that makes said use no longer compatible with the zoning. • Added that the overconcentration standard precludes similar fitness uses when located within 300 feet of another to discourage too many such uses in industrial zones. • Said that there are compatibility issues to consider when bringing customers into industrial areas that become a potential conflict to operating industrial uses within the limited areas properly zoned to accommodate them. • Explained that West Valley Gymnastics is within a 300-foot radius. The Sedusa Studio is located just outside the 300-foot radius. Given that West Valley Gymnastics is within 300-foot distance, the Commission must consider allowing an exemption to that limitation to allow this new fitness use. • Added that the Commission must find that this use would not be detrimental to the health, safety and welfare of the community. • Stated that the first concern with the proximity of placing such uses (fitness) within a manufacturing district is the existing industrial use of heavy machinery, chemicals and noise impacts. Campbell Planning Commission Minutes for January 14, 2014 Page 6 • Recounted that there have been safety concerns with past uses. There are no sidewalks here. • Added that there is a difference with West Valley Gymnastics as they are located on the opposite side of the property from this proposed fitness center and they utilize one-third of the property. All parking for the other businesses is located toward the front of the site. • Advised that staff is concerned about the fragmentation of non-industrial uses on either side of industrial uses. Such fragmentation could make the site less attractive to more appropriate uses for the site, which are industrial. This is intended to be a functional industrial space. • Reminded that work is currently underway on development of the Dell Avenue Area Plan (DAAP). Part of the process in preparation of the DAAP may likely include an amortization program for non-conforming uses. • Concluded that staff is recommending denial of this Conditional Use Permit. Commissioner Finch asked if there is designated parking to serve West Valley Gymnastics. Planner Daniel Fama replied no. Commissioner Rich: • Reported that he has been going to West Valley Gymnastics every Friday as his daughters take lessons there. • Verified that there is no designated parking and people park wherever they want. • Added that parking is not an issue. Commissioner Kendal asked about the potential for people leaving this proposed studio to walk to the park. Planner Daniel Fama said clients may run to the trail as part of a workout session. Chair Resnikoff verified that the existing non-permitted fitness use would be resolved with its pending departure. Planner Daniel Fama: • Advised that the Director has given the non-permitted fitness center until March to relocate. However, they may decide to apply for a Conditional Use Permit instead. Chair Resnikoff reminded that these fitness Conditional Use Permits within industrial areas are for a limited term. Planner Daniel Fama agreed but cautioned that it is hard to remove an existing business. Commissioner Dodd pointed out that if the five-year Conditional Use Permit is approved, there are no take backs and it is valid for that five-year period. Campbell Planning Commission Minutes for January 14, 2014 Page 7 Planner Daniel Fama said that the temporary permit is granted for up to five years. He added that another fitness facility nearby, Sedusa Studio, was originally granted a three-year approval. Commissioner Kendall asked how long Sedusa has been there. Planner Daniel Fama explained that Sedusa operated for a couple of years without approval before applying. The original approval was then back dated once issued. Commissioner Kendall asked when the proposed development standard changes to this area are anticipated to be adopted. Director Paul Kermoyan explained that it would be adopted this year and that the Dell Avenue Area Plan (DAAP) would establish a framework that would encourage property owners over time to redevelop their properties. This will be an incremental process that would occur over time. Chair Resnikoff opened the Public Hearing for Agenda Item No. 2. Douglas Feece, Applicant's Representative: • Thanked staff for their excellent work and quick responses to their questions. • Added that he understands staff's difficulty in supporting this request. • Pointed out that there are benefits to having this business' clientele brought into this area of Campbell. This business will draw technical industry executives to Campbell, which would be a benefit for Campbell. • Said that it is their understanding the West Valley Gymnastics facility is a conforming use while the other nearby gym is non-conforming. • Recounted that they have been approached by parents of students at West Valley Gymnastics who are interested in training at this location while their children are taking their classes at West Valley Gymnastics. • Said that they are willing to accept ashorter-term Conditional Use Permit. Three years would be best but two years would be fine as well. They are also open to have asix-month review of operations to see what impacts there might be. Commissioner Kendall asked the applicant what kind of things he thinks the Commission might be concerned about after six months. Douglas Feece said it could be parking, noise or traffic issues. He pointed out that this is a noisy environment anyway. Commissioner Kendall asked what the proposed path might be if people working out at this gym would then proceed to the percolation ponds. Douglas Feece: • Said that has not been discussed as a part of their program. • Added that he personally takes a bike on the Los Gatos Creek Trail to reach this gym's current Los Gatos location. • Said that use of the Los Gatos Creek Trail is outside of this gym's program. Campbell Planning Commission Minutes for January 14, 2014 Page 8 • Pointed out that parents of students at West Valley Gymnastics often use the Creek Trail while their children are in class. Jack Emmert, Resident on Catalpa Lane: • Identified himself as a CEO of a tech company in Los Gatos with 175 employees. • Explained that he has been a client of Mark's gym in Los Gatos for the last 7 years and went from 221 pounds to 181. • Suggested that having services like this would help make this area appealing for future employers and can help offer a healthy and happy environment. • Added that his daughter attends West Valley Gymnastics and that he rides a bike to work using the Los Gatos Creek Trail every day. Mark Frederick, Applicant & Business Owner: • Said that he has been in business for 25 years as a professional strength and conditioning coach including for the last 20 years in Los Gatos. • Advised that his clients are varied and include Olympic athletes, Silicon Valley CEO's, and media industry professionals. • Added that he operates his business between the hours of 6 a.m. and 7 p.m. • Joked that he doesn't have "much of a life" but enjoys what he does and would like to be a part of Campbell. Commissioner Kendall asked what the largest number of trainers he had working at the highest point. Mark Frederick: • Said that the maximum was between five and six. • Added that over the last 10 years it has been just him but he would like to bring on an assistant at this location. • Advised that clients come to his facility specifically to work his program with him. Commissioner Rich said that if there were five or six trainers on site there correspondingly would be five to six clients as well. Mark Frederick said that he realized that it was not beneficial to his operation to have a large staff. If he has staff in the future, it will be limited to just one assistant. Chair Resnikoff closed the Public Hearing for Agenda Item No. 2. Commissioner Roseberry: • Said that this seems like a great idea. • Recounted that the discussion about allowing such uses in industrial zones was brought up when a cheerleading facility located itself within an industrial site that had industrial uses including paint and storage of hazardous materials. • Said that it is important to recognize that it is preferable to have someone in an industrial building than to have that building remain vacant. • Said that the conflict between those two ideas resulted in the decision to grant short-term approvals for fitness in industrial zones. Campbell Planning Commission Minutes for January 14, 2014 Page 9 • Reported that his children also went to West Valley Gymnastics and he can attest that traffic can get hectic at drop off time. • Stated that the fact that this site is adjacent to the park is a good thing. This particular tenant spaces also faces out to the percolation pond. • Opined that this would use not result in overconcentration and he thinks it's best if such uses are close together. • Pointed out that the industrial uses currently on this property are relatively low- intensity uses including a woodworking shop. • Said that he didn't feel this use would be detrimental to the health and well-being of the community and he can make the findings in favor of approval. There is no safety hazard. • Stated that Mark Frederick has trained Olympians. He's the "real McCoy". • Said that he doesn't see a problem with this request but also understands why staff's recommendation was for denial. • Suggested afive-year approval but said he would also support three years as well. • Stressed that it was important to have someone there rather than an empty tenant space. Commissioner Finch: • Reported that she drove there this afternoon at about 3:30 p.m. and witnessed moms dropping off kids at West Valley Gymnastics. • Said that there is a lot of parking available at the back and wondered if there is designated parking on this site. • Added that since these clients will be adults, they will not be running across the parking lot. • Said that this tenant space is located at the front near Dell Avenue. • Stated that this is not a problem and she has no issues. • Agreed that it is best to get someone into this space as long as they understand the restrictions. • Stated she is in favor. Commissioner Rich: • Reported that he frequents this facility on Friday as the parent of twins who take classes at West Valley Gymnastics. • Said that this use would compliment the existing West Valley Gymnastics. • Agreed that being adjacent to the park entrance is not an issue but rather a compliment. • Said he was in favor and thinks this will be a great plus for this location, for Campbell and for West Valley Gymnastic parents. He can't see a down side. • Reiterated that this is a small boutique gym. Commissioner Kendall: • Reported that she occasionally fishes at the percolation ponds. • Pointed out that the applicant has no real plan to use the par course as part of this facility's operation. • Said that she likes the idea of a boutique or higher end gym that can draw clientele from nearby tech businesses such as NetFlix and Barracuda. Campbell Planning Commission Minutes for January 14, 2014 Page 10 Commissioner Dodd: • Said that her children too once attended classes at West Valley Gymnastics. • Said that she initially was concerned about cross traffic. • Stated that the fact that there will be no further trainers alleviates some concern. • Reminded that there are a lot of deliveries to this industrial site. • Admitted that she loves the fact that this business is leaving Los Gatos to come here to Campbell. • Added that she worries about a business that is in place to potentially have to leave in just a couple of years. That makes her uncomfortable. Commissioner Reynolds: • Said that he agreed with the staff recommendation coming in tonight but as a result of tonight's discussion he can support the applicant at this time. • Stated that it is important for this Commission to understand that as it goes forward with land uses changes, it is easy to go along with changes but as they incrementally occur, they can add up over time. • Added that drastic changes to targeted zoning areas could impact the future tax base for the City. • Said that it is necessary to consider the right fit for an area. • Reiterated that he is okay with this request due to the five-year limited time frame. • Added that the applicant is well aware of this condition for afive-year approval. • Predicted that there will be major changes in the Dell Avenue area over the next 10 to 20 years. • Said that he is okay with this proposed use today as long as the applicant knows changes are coming to this area. • Added that this sounds like afirst-rate establishment and he appreciates the clients that will be drawn to Campbell. • Pointed out that the City has encouraged use of the trail over the years and the fact this fitness use will be near the path to the trail is good. • Concluded that he would support this application. Commissioner Kendall: • Said that she wanted to comment on Commissioner Dodd's concerns about the inconvenience of this business perhaps having to move after a few years. • Advised that she moved her business three times and the cost is not that great. • Concluded that the potential that this business approval might not be renewed upon future consideration is not overly concerning. • Expressed support for afive-year limited term Conditional Use Permit but said she is more comfortable with athree-year time frame. It seems the business owner is very flexible on this point. Chair Resnikoff: • Joked that he appears to be the only Commissioner without the experience of taking their child to class at West Valley Gymnastics. • Thanked Commissioner Roseberry for explaining the reasons for the limited-term approvals for such uses within an industrial zone. Campbell Planning Commission Minutes for January 14, 2014 Page 11 • Agreed that the Dell Avenue Area Plan (DAAP) is not ashort-term plan. There will be ample time to see if this fits or not. • Added that he views the non-conforming existing studio differently. While tonight's applicant is going through the proper procedures prior to establishing, that other business did not. • Said that approving this request will not obligate the Commission to later also approve the currently non-conforming use should they come in seeking a Conditional Use Permit to stay. • Said that it is not difficult to require further review in five years. The applicant knows the risk of establishing within an industrial zone and the need for a defined approval period. • Stated that he is open to either a three or five-year approval period. Commissioner Dodd • Said that she understands now that the non-permitted but existing facility would be considered the third such use if tonight's application is approved. This owner moved forward using the proper process of seeking approval prior to establishment. • Added that potential for use of the trail is not a concern. • Concluded that her only concern would be a potential for cross traffic across the parking lot. Director Paul Kermoyan advised that since staff's recommendation had been for denial, draft findings and conditions for a resolution were not prepared in advance. He suggested a motion for a continuance to the next meeting on January 28, 2014, to allow time to draft and bring forward appropriate findings for support and conditions of approval. City Attorney William Seligmann agreed saying that staff needs to put some thought into the conditions. Director Paul Kermoyan: • Said that the findings are important to clearly articulate why an exception is okay in this particular situation to allow two fitness facilities within a 300-foot distance of one another. In this case, both are on the same property albeit on opposite sides of a large parcel. • Said that findings need to explain how this proposed use works with the other existing uses on site. They need to document if it will create impacts on existing and future industrial uses. Whether non-industrial users who come on site in shorts can co-exist with industrial uses with workers in steel-tip boots driving forklifts. • Added that crafting conditions will include afive-year term. • Stated that a majority of the site parking is located to the back. There are no parking spaces in close proximity to this specific tenant space. People like to park where it is most convenient. • Said that if the Commission is comfortable with "first come, first served" parking there would be no need for a condition for specified designated parking. Campbell Planning Commission Minutes for January 14, 2014 Page 12 Commissioner Finch said that it is in the evening hours, between 5 and 8 p.m., when West Valley Gymnastics has its highest traffic. Commissioner Rich said that this new use will need just three of four spaces and the back lot is available and used at night. Commissioner Finch asked if three or four spaces could be designated specifically for this use. Commissioner Kendall questioned whether the concept of designated parking is off the table. Director Paul Kermoyan said that the Commission could elect to designate parking for this use but he has not yet heard that as the consensus of the Commission. Commissioner Roseberry said that it is hard to enforce and that he supports the concept of "first come, first served." Director Paul Kermoyan: • Listed the outstanding issues that can be clarified through conditions. o The term for the approval (number of years); o Parking, designated or not; o Clearly understanding the proposed business operations including the total maximum number of employees and clients per hour now and into the future; o Whether cross-fit training would extend beyond the building walls, such as in the parking lot or with a trainer going over to West Valley Gymnastics to conduct a group class for parents there or whether to condition no group classes occur. Commissioner Rich suggested a maximum of three clients at a time on site. Chair Resnikoff suggested implementing staggered appointments. Director Paul Kermoyan said that staff would structure conditions. Chair Resnikoff asked if staff has enough input from the Commission or is more required. Director Paul Kermoyan said staff has enough to craft the draft conditions and findings. He added that the concern might be that this approval could be opening the door to more fitness studios in industrial zones. He concluded that the types of industrial uses currently on site are not intense enough to conflict with this proposed second fitness use on this site. Commissioner Roseberry said that he supports simplicity in the conditions. He said that the way this tenant space faces the park helps bring the park around the corner. He added that West Valley Gymnastics has been here for 30 years. Campbell Planning Commission Minutes for January 14, 2014 Page 13 Chair Resnikoff reminded that each application for a Conditional Use Permit is evaluated on its own merits. The Commission cannot preclude granting other exemptions in the future on the limitation to just one fitness facility within 300 feet of another. Director Paul Kermoyan said that the trick here is that both are on the same property. This tenant space faces the park, which helps offset any impacts between the two. The use on site that includes fork lifts is located in back. Chair Resnikoff said he doesn't know a lot about the other possible business Director Paul Kermoyan said that a finding for the exception to over concentration can be that this use will not impact existing industrial uses on site. Commissioner Dodd said that the impact is minimal because of this facility's limited size and the limited number of clients and instructors per hour. Commissioner Kendall suggested limiting to 45 minute sessions with a maximum of 12 to 13 clients per day. Director Paul Kermoyan said the applicant wishes to include an assistant. Does that mean the Commission is amiable to allow more clients or should the maximum remain at 13. Commissioner Rich said that he is okay with a maximum of up to two employees and to double the number of clients. Commissioner Dodd said that totals two trainers working one-on-one sessions with the maximum of four people at the location per hour. Commissioner Rich said he supports more flexibility than just one-on-one. That's too limited. Commissioner Reynolds pointed out that the applicant's business plan proposes 12 to 13 clients per day. Commissioner Roseberry suggested doubling that number. Director Paul Kermoyan said that would give flexibility if the condition is for a maximum of 26 clients each day. Chair Resnikoff agreed that with that number the applicant can adjust accordingly. City Attorney William Seligmann said that if complaints are received it may not be easy to gather evidence. Campbell Planning Commission Minutes for January 14, 2014 Page 14 Chair Resnikoff said that the Commission should simply impose its conditions. The City waits for complaints and if they come in they can be investigated. City Attorney William Seligmann said that this becomes a question of a cumulative standard versus specific time-based windows. Commissioner Rich said that is easier to govern. Commissioner Dodd said she likes the idea of doubling what he asked for. Director Paul Kermoyan: • Said that it seems the Commission supports up to two trainers and up to 26 clients per day. • Added the findings should include the fact that this tenant space faces the park therefore having less of an impact on the industrial uses on site at the rear of the building. • Said that the Commission supports allowing the roll-up door to be kept open. • Said that the use can be supported because of the smaller size of the operation and the limited number of clients on site at any time. Chair Reynolds asked staff to be sure and include the standard noise conditions that allow the Director to make changes if problems come up. He asked for a motion for a continuance. City Attorney William Seligmann advised the Chair that he should re-open the public hearing and leave it open so that this application would not have to be re-noticed prior to the next meeting. Chair Resnikoff re-opened the Public Hearing for Agenda Item No. 2. Motion: Upon motion of Commissioner Reynolds, seconded by Commissioner Dodd, the Planning Commission continued to the next meeting on January 28, 2014, the consideration of a Conditional Use Permit (PLN2013-304) to establish a small fitness studio on property located at 1190 Dell Avenue to allow staff to draft necessary findings and conditions for approval. (7-0) *** REPORT OF THE COMMUNITY DEVELOPMENT DIRECTOR Director Paul Kermoyan added the following updates to his written report: • Advised that the League of California Cities will conduct its Planning Commissioners Academy in March, which offers entry-level workshops. He encouraged newly appointed Commissioners to consider attending if they can. • Informed that he has money budgeted to send some members to this training. • Reported that this Commissioners Academy will take place in San Francisco and members can commute each day so hotel expenses will not be incurred. Campbell Planning Commission Minutes for January 14, 2014 Page 15 Therefore, while he usually can send one or two Commissioner he could possibly send more this year given that cost savings and short distance to travel. • Advised that he would be attending. The dates are March 26, 27 and 28, 2014. • Asked interested members to advise staff as to which days they would like to attend. Both Commissioners Kendall and Dodd indicated an interest. Commissioner Rich said he would get back to staff. ADJOURNMENT The Planning Commission meeting adjourned at 8:55 p.m. to the next Regular Planning Commission Meeting of January 28, 2014. SUBMITTED BY: Corinne Shinn, Recording Secretary APPROVED BY: i~.-e Paul Resnikoff, ATTEST: ~[,~,,SL~~ Paul Kermoya~,~Secretary