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PC Min 09/26/1989PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA 7:30 P.M. CITY HALL, COUNCIL CHAMBERS MINUTES The Planning Commission of the City of Campbell convened this day in regular session in the City Hall Council Chambers, 70 North First Street, Campbell, California. TUESDAY SEPTEMBER 26, 1989 ROLL CALL: Commissioners Present: Staff Present: APPROVAL OF M/S Chairman Bruce Olszewski Commissioner Ronald Christ Commissioner David Fox Commissioner Jane Meyer Commissioner Mark Wilkinson Commissioner I (Bud) Alne Commissioner Jay Perrine Director of Planning and Development, Steve Piasecki Principal Planner Phil Stafford City Engineer Bill Helms City Attorney William Seligmann Recording Secretary Carol Probst-Caughey MINUTES: Planning Commission Meeting of September 12, 1989. Meyer, Wilkinson Motion to approve the Minutes as presented carried unanimously. COMMUNICATIONS: Planning Director Piasecki noted the five additional letters received on Item 4 as well as two petitions; in addition, Revised Findings for Item 1 were submitted for the Commission's review. ORAL REQUESTS: - None. SPECIAL PRESENTATIONS: None. PUBLIC HEARINGS: 1. ZC 89-11/PD 89-13 Continued public hearing to consider the application of Mr. Frank Gonsalves for approval of a Zone Change from R-M-S (Multiple Family Residential) to PD (Planned Development) and approval of a Planned Development Permit to allow the construction of 3 town- homes on property known as 2011 Pollard Rd. in a R-M-S (Multiple Family Residential/Low-Medium Density Residential) Zoning District. Tentative City Council hearing date: October 17, 1989. Planning Commisison Minutes 2 September 26, 1989 PUBLIC HEARINGS Continued Chairperson 01szewski read the Application into the record. Planning Director Piasecki noted that the Applicant requested a Continuance to October 10, 1989. The Public Hearing was opened. There were no speakers. The Public Hearing was then closed. M/S Perrine, Meyer Motion to Continue ZC 89-11/PD 89-13 to October 10, 1989, carried unanimously (7-0). 2. M 89-14 Doise, E. Continued public hearing to consider the application of Mr. E. Doise for approval of a modification to a previously approved site and ar- chitectural approval to allow construction of a second story addition to an existing industrial building in a M-1-S (Light Industrial) Zon-' ing District on property known as 203 Kennedy Ave. Applicant requested a continuance to October 10, 1989. Chairperson Olszewski read the Application into the record. Principal Planner Stafford stated that the Planning Department had not received the revised plans as anticipated and recommended a Continuance to the Meeting of October 10, 1989; however, the Applicant's Representative indicated prior to the Meeting that they. wished a decision at this time. Staff Recommendation was revised to recommend denial of the project. The Public Hearing was opened. Mr. Frank Oldham, Architect, stated that they wished an interpretation from the City Council on the use of the space north of the building, the parking ratio and the use of the buildings themselves. His understanding of Staffs analysis was that at least six parking spaces would be lost. Commissioner Christ informed the speaker that there was leeway regarding the provision.of on-site parking spaces; the Commission's concern was the decreased number of parking spaces tl~at would have direct public access. He suggested a cooperative effort to investigate the design alternatives, rather then an appeal to the City Council at this stage. Mr. Oldham responded that he did not understand that these alternatives were available and sug- gested various parking configurations that could be used; he was amenable to a Continuance. Commissioner Perrine advised the speaker that he could communicate with the City Council on this issue without having the project denied. Mx. Woody Brown, 188 Sunnyside Ave., Campbell, noted that the use of the rear area as a work space impacted the adjacent residents; he wished to see a prohibition on parking ears in the alley and, that roll-up doors not be allowed on this site in order to protect the adjacent property owners. Commissioners Meyer and Alne asked that the neighbor's concerns be addressed. M/S Perrine, Wilkinson Motion to Continue M 89-14 to October 24, 1989, was carried unanimously (7-0) Planning Commisison Minutes 3 September 26,' 1989 PUBLIC HEARINGS Continued 3. S $9-13 Kirkodan, K. Public hearing to consider the application of Mr. Kent Kirkorian for approval of a Site and Architectural application to allow the remodel of an existing shopping center, on properties known as 1604 - 1700 W. Campbell Ave., in a C-1-S (Neighborhood Commercial/ Commercial) zoning District. Chairperson Olszewski read the Application into the record. Planning Director Piasecki presented the Application and presented a Site Plan. Commissioner Perrine reviewed the considerations of the Site and Architectural Review Committee. Commissioner Christ cited the exis. ting traffic circulation pattern in the area and asked if left turns from the driveways would be prohibited; City Engineer Helms responded that a median would be installed on Campbell Ave. as part of this project and restrict some left hand turns. Chairperson Ohzewski asked the Applicant to address the exterior treatment of the rear wall. Commissioner Wilkin~n cited the unfinished appearance of one end of the building. Commissioner Christ wished to ensure that adequate and appropriately placed handicapped parking existed; Planning Director Piaseeki pointed out the number and placement of spaces proposed. The Public Hearing was opened. Mr. Kent Kirkorian, Kirkorian Development, responded to the request for information, stating that they anticipated future expansion of the current proposal and thus had not finished one end of the building; it was financially unfeasible to develop the entire project at one time. Ms. Sara Katherine Beatle, stated she was pleased with K. irkorian projects in the past; however, she was concerned about the loss of on-street parking in her residential area. She noted the exist- ing level of traffic, noise and the number of accidents that had occurred on Campbell Ave.; usually there was a landscape buffer installed between retail/commercial uses and residential homes which protected neighborhood residents. City Engineer Helms commented that consideration could be given to landscaping the new median. Mr. Kh'korian added that there was a restaurant in the existing development, not a night club; he reviewed the current uses in the center and noted that several driveways along Campbell Ave. had been eliminated per Staff Recommendation. Project Architect made himself available for questions and provided technical information requested. M/S Perrine, Meyer That the Public Hearing on S 89-13 be closed carried unanimously (7-0) Commissioner Christ asked that Staff consider his request for additional handicapped parking; it was his understanding that this Application would not come before the Commission again. Meyer, Wilkinson Motion to Accept the Negative Declaration which has been prepared for the project, to adopt the attached Findings and approve Appli- cation S 89-13 subject to the attached Conditions of Approval. Planning Commisison Minutes 4 September 26, 1989 PUBLIC HF. ARINGS Continued AYES: NOES: ABSTAIN: Vote on Motion: Commissioners Christ, Fox, Meyer, Wilkinson, Alne, Perrine, Olszewski None. None. 4. M 89-16 Stanford, M. Public hearing to consider the application of Mr. Mark Stanford on behalf of Pathway, Inc., for a modification to a previously ap- proved Use Permit to allow conversion of a 23 bed senior housing facility to a 19 bed residential drug treatment facility for youths, on property known as 531 N. Central Ave., in a C-1-S (Neigh- borhood Commercial) Zoning District. Chairperson Olszewski read the Application into the record. Planning Director Piasecki presented the Application and discussed the Staff Report Main Issues and ~ he presented an Aerial Map and a Site Plan. Chairperson Olszewski cited the Findings required by the Code, Section 21.72.050 and noted that insufficient information on Pathways, Inc. was provided by the Applicant. Mr. Esau Herrera, Pathways Board of Directors, requested a Continuance in order to provide the necessary information. Commissioner Perrine stated that the Site and Architectural Review Committee made no recommen dation at this time; he asked that the Application be referred back to the Committee when additional information was available. The Public Hearing was opened. Mr. Herrera reiterated their request for a Continuance and added that Pathways wished to be a good neighbor; information on their operation, structure and history could be provided. Commissioner Perrine asked how Pathways proposed to avoid being "...detrimental to the health, safety, peace, morals, comfort or general welfare of persons residing or working in the neigh- borhood of such proposed use..." as required in order for the Commission to make the Finding. Mr. Herrera reiterated that they intended to be good neighbors and secondly, by providing the additional information cited above. Chairperson Olszewski advised Pathways Representatives that the two week Continuance re- quested may not be sufficient to provide the information promised; Mr. Herrera responded that he was confident the two weeks would be adequate. In response Commissioner Perrine's questions, Mr. Herrera reviewed the referral process for Pathways; with respect to the fact that only one nighttime staff person was scheduled to be on duty in this unlocked facility, he added that the power of their teaching and the community/family atmo- sphere provided to clients would prevent residents from walking off site. In response to Commissioner Fox's question, Mr. Hen'era stated that there had never been an incident at their San Jose facility in which the police were called in; Pathways was a model facility. Planning Commisison Minutes $ September 26, 1989 PUBLIC HEAR~GS Continued In respo~s~ to Commissioner Meyer's question, Mr. Herrera confirmed that the San Jose facility was for adults only, while the proposed center would be for adolescents; there were few or no drug treatment services in the area similar m that proposed. Dr. Mark Stanford, Executive Director of Pathways, eonfumed that there were no other in-patient programs in the area for adolescents with drug problems; this was one of the issues. Mr. Bill Thomas, 920 N. Central Ave., Campbell, doubted the statement that residential treatment services were in short supply. His concerns included parking, especially on weekends, and the limited supervision to be provided at night; he questioned the percentage of clients that would be court referred and did not think that schools could refer students to such a facility. He had not been Noticed despite the fact that he lived only three blocks away; he did not feel the Continuance requested by the Applicant should be granted. Planning Director Piasecld provided information on the Public Noticing provided (300 fl. radius). Mr. Raymond Smith 592 N. Harrison St., Campbell, cited on-going traffic problems in the neigh- borhood which had not been resolved despite the City's efforts; the proposed use would add to the congestion. He asked where Pathways Staff would park during shift changes. With respect to the claim that the Bmeners parking lot could be used, a phone call to an official at the San Ramon Store indicated that only three parking spaces would be allocated to Pathways.and were reserved for physicians and nurses. He did not feel individuals would park off-site at Brueners and walk. He stated that he was not against the concept of a drug rehabilitation center; however, this was a residential neighborhood with many small children. He was not comfortable living in an area where such a facility existed. Mr. Jim Witkowski, 627 N. Harrison St., Campbell, asked if Pathways Inc., had a written agree- ment with Brueners for parking and whether handicapped parking would be provided. He asked which schools would refer students to the facility and noted that the drug treatment center was in appropriately located across the street from a liquor store. If this operation was so organized, why had the issues being raised not already been addressed? Ms. Sarah Benton, 574 N. Harrison St., Campbell, reviewed her letter of September 20, 1989; she added that she was very concerned for the safety of her children. Ms. Linda Fazo, 542 Moniea La., Campbell, cited her letter of September 14, 1989; she noted the commercial/retail uses in the area which akeady generated traffic and added that the San Jose facility was not situated in a residential neighborhood, as the proposed facility would be. Finally, once the use was allowed, any other treatment facility could use this site without a public hearing. The City Attorney reviewed use permit procedures and confu'med that the use ran with the land. Mr. Grey Benton, 574 N. Harrison St., Campbell, reviewed his letter dated September 20th. He added that he could not imagine that an emergency could be handled by one staff person; Pathways had no prior experience working with adolescents. Planning Commisison Minutes 6 September 26, 1989 PUBLIC HEARINGS Continued Mr. Ed Altman, 673 N. Harrison St., Campbell, stated that as a former police officer, he was familiar with court referrals, which may not be the best people; in addition, there was a liquor store in the immediate area. Campbell did not need this type of problem; he urged denial of the request. Mr. Bob Burkhart, 859 Harrison St., Campbell, noted the lack of any recreational facilities on site; he cited the high activity level of his own children and asked if off-site facilities be used. Mr. Wayne Prescott, N. Central Ave., Campbell, stated that he had concerns regarding the ratio of staff to residents; in addition, this proposal should have been better prepared by the Applicant. He would be happy to assist Pathways, Inc., in finding another location for their facility. Ms. Becky Swensen, Berry Swensen Construction, stated that they had looked for almost three years for the site. She noted that no one wanted this type of use in their neighborhood; however, treatment facilities were necessary and this was the best organization they could find. Ms. Helen Norwood, 842 N. Central Ave., Campbell, stated that two nursery schools were located in the immediate area; they were required to have one staff person for every three children. Mr. Paul Collula, 346 David Ave. Campbell, was concerned that there was no recreational space on-site; secondly, he noted the strong objections of the neighborhood as demonstrated by the number of residents present at the hearing. Ms. Mc Call, 528 N. Harrison St., Campbell, stated that her main concern was her children; she was worried about having more teenagers in the neighborhood. Mr. Mike Wild stated that the main problem with this type of residential center was that no one wanted such a facility in their back yard; he noted their efforts to find a suitable location and urged that the community support this treatment center. Ms. Kate Lennox, San Jose Unified School District, confirmed that the schools did refer students to residential treatment centers; she urged the community to support this facility. Ms. Denise Cestini stated that her dance studio students were bothered by some residents of other rehabilitation programs; she was worried what would happen in this neighborhood if a treatment facility were located there. Mr. Anthony Castaneda, Parole Officer for California Youth Authority, Pathways Board Member, strongly urged the community to support this drug treatment program; he noted that only those individuals suitable for a residential program would be placed at the proposed facility. Mr. Don Christianson, San Jose Fire Department, 721 N. Central Ave., Campbell, cited an area in the City of San Jose where various treatment facilities and halfway houses had been located; this area now had one of the highest crime rates in the city. He did not want such a facility in his neighborhood and was concerned that his property would be devalued. Ms. Marjorie Zets, 761 N. Central Ave., Campbell, noted the existing problems with traffic; the proposed facility would only add to the congestion. She requested information on staff qualifica- tions and contended that one staff member could not deal with the number of residents on site. Planning Commisison Minutes 7 September 26, 1989 PUBLIC HEARINGS Continued Mr. B. Gerber, 831 Martha Ia., Campbell, stated he was willing to volunteer his time to help the teenagers living in his neighborhood and attending local schools; while traffic was an issue, any use on the subject site would create traffic. He urged the Commission's approval of this request, contingent upon meeting some of the neighbor's concerns. Mr. Victor Szumakow, 601 N. Central Ave., Campbell, objected to this treatment facility. An unidentified speaker requested information on the length of time the search for a site had gone on and whether the subject property was the first site found; Ms. Swensen provided the infor- mation requested. He added that Campbell residents were worried about their homes. Mr. Herrera urged approval of their request and agreed that the concerns raised had to be ad- dressed; he was confident that Pathways could speak to the neighbors' concerns. Commissioner Christ favored a Continuance in order to allow the Applicants to provide the infor- mation requested; he did not have adequate information on which to base a decision at this time. He outlined the issues to be addressed by the Applicant. Commissioner Alne noted the sensitivity of the issue; how the Applicant could have approached such an issue with so little attention to the need for public relations was incomprehensible. His expectation that the damage could be overcome in the two week period requested by the Applicant, was bleak; however, a Continuance was acceptable to him. Commissioner Fox wished to make a site visit to the San Jose facility prior to making a decision. Chairperson Olszewski agreed there was a lack of adequate information on this Application; he noted for the benefit of the public that it was the Applicant's prerogative to request a Cfntinuance. M/S Perrine, Christ Moved to Continue M 89-16 to October 10, 1989, was carried unanimously (7-0). Break 10:25 - 10:45 P.M. Commi~ioner Perrine absent for the remainder of the Meeting. 5.GP 89-07 (GP 89-05) Peterson, D. Public hearing to consider the application of Mx. Don Peterson, on behaff of Ainsley Development, for a General Plan Amendment to allow a change in the General Plan Land Use designation from Low-Medium Density Residential to Commercial, on property known as 56 Foote Ave. in a PD (Planned Development/Commer- cial) Zoning District. Tentative City Council agenda date: October 17, 1989. Principal Planner Stafford reviewed the Application and presented the General Plan Map of the area. Commissioner Christ asked whether the minor adjustment in the designation line accommodated the commercial or the residential side of the site; the Applicant was asked to address this question. Cha'.trp~..~r~o.n_ O .hzew.ski suggested the Planning Commission consider approving the minor adjust- ment wita not less than ten feet (10 ft.) nor more than twenty feet (20 ft.)" to allow some leeway. If approved, would there be a change in the number of units on the Low-Medium Density Residential site? Principal Planner Stafford responded that such would be increased slightly. Planning Commisison Minutes 8 September 26, 1989 PUBLIC HEARINGS Continued The Public Hearing was opened. Mr. Don Peterson, Representing Ainsley Development, stated that the reason for the request was that the out-pad was set back 35 ft.; the City Council had since changed the setback to 25 ft. which more easily accommodated the approximate 17,000 sq. ft. of commercial development planned. Neither the commercial square footage nor the number of parking stalls had been increased; a 10 ft. adjustment allowed more flexibility for the Low-Medium Density Residential site. In response to Commissioner's Christ's question, Mr. Peterson confirmed that the siting of the building would not be changed; the adjustment simply allowed more flexibility for the developer. M/S Meyer/Alne That the Public Hearing be closed was carried 6-0-1, with Com- missioner Perrine being absent. Commissioner Christ commented that the request appeared to be reasonable. Chairperson Olszewski suggested the Motion include the wording "not less than ten feet (10 ft.) nor more than twenty feet (20 ft.) M/S Alne, Meyer Motion to adopt a Resolution, incorporating the attached findings, and recommend that the City Council Approve the requested General Plan Amendment, for the southerly portion of property known as 56 Foote Ave., with the minor adjustment in the desig- nation line to be not less than ten feet (10 ft.) nor more than twenty feet (20 ft.) AYES: NOES: ABSTAIN: ABSENT: Vote on Motion: Commissioners Christ, Fox, Meyer, Wilkinson, Alne, Olszewski None. None. Commissioner Perrine 6.PD 89-18 (GP 89-18) Hodgin, B. Public hearing to consider the application of Mr. Bruce Hodgin for approval of a General Plan Amendment to allow a change in the General Plan Land Use designation from Professional Office to Professional Office/Public-Semi Public and a Planned Development Permit to allow the establishment of a Hospital for both in-patient and out-patient care, on property known as 42 W. Campbell Ave., in a PD (Planned Development/Professional Office) Zoning Dis- trict. Tentative City Council agenda date: October 16, 1989. Chairperson Olszewski read the Application into the record. Planning Director Piasecki reviewed the Application, presented an aerial map and summarized Staff Report Discussion. The Public Hearing was opened. Planning Commisison Minutes 9 September 26, 1989 PUBLIC HEARINGS Continued Mr. Bruce Hodgin, Applicant, reviewed the history of the Application; he did not view the interior changes to the building as significant, and fully expected that the use would be temporary. Ms. Joan White, Vice President of Patient Care, reviewed their request, patient profiles and demo- graphics and staff credentials; she confirmed that the renovation of the HOSpital was expected to take approximately five years. Ms. Fa'an Roa, Parkside Corporation, provided additional information on staffing and scheduling at the facility as well as emergency procedures. Mr. Mark Engstrom, Facilities Coordinator for Good Samaritan Hospital, provided additional information on the Hospital's Master Plan and projections for the next five years. Mr. Hodgin stated that it was not their intent to create a hospital use; if a temporary Use Permit was the best way to accomplish the goal, he had no objection. Planning Director Piasecki commented that if the Commission determined that a temporary use was consistent with the current General Plan designation, the Commission would have the option of approving the Planned Development Permit with added Conditions of Approval, for a certain, limited period of time. CommL~ioner Alne stated he continued to have reservations regarding an Amendment to the General Plan; the question remained whether the City wanted a hospital use in this area of town. Commissioner Christ favored the temporary Use Permit which eliminated the need to amend the General Plan; he objected to making a General Plan change to accommodate a use. He agreed that the proposed activity was not the best use in the long term; however, a vacant office building was also undesirable. Mr. Michael Pumas, Architect, clarified that the use in question was a quasi-hospital use; he added that since the proposed use would be temporary, and the building would be returned to its previous designation, it was their responsibility to ensure that an unmanageable financial burden did not result. With respect to the question of open space, this building had some of the most open space area of any commercial structure he had seen; he reviewed the parking ratio and concluded that they had more than significant provisions to accommodate the hospital use. Commissioner Alne noted that the parking spaces were determined by the number of beds; since there would be nopatient beds on either the first or the third floor, personnel on these floors would no.t .be accounted for in the parking ratio. Planning Director Piasecki responded that in Staffs opinion, parking was not an issue; the proposed allotment met the applicable Code requirements. Commissioner Alne noted that the request to approve a General Plan Amendment was the issue. Commissioner Christ commented that since the majority of space would be a professional/office use, the Commission could make a determination that such was not that inconsistent with the current General Plan designation and therefore, issue a temporary use permit; the application for a General Plan Amendment could then be withdrawn. Planning Commisison Minutes 10 September 26, 1989 PUBLIC HEARINGS Continued The City Attorney advised the Commission that the Public Hearing on the General Plan Amend- ment could remain open pending the City Council's upholding of the Commission's Finding that the Planned Development Permit was in fact consistent with the current General Plan designation. MfS Wilkinson,Meyer Motion that the Public Hearing on PD 89-18 be closed was carried 6-0-1, with Commissioner Perrine being absent. The City Attorney suggested the Findings as stated in the Motion. Wilkinson, Meyer Motion to approve PD 89-18 to allow the establishment of a Hospital for both in-patient and out-patient care, on property known as 42 W.. Campbell Ave., in a PD (Planning Development/ Professional Office) Zoning District, and making the following' Findings: 1) The use as proposed is consistent with the General Plan in that the majority of the space will be devoted to office; the hospital use is temporary. 2) That this was a better use of land than could be achieved under any other zoning for the property, and 3) That such would be harmonious with the surrounding area; and adding a Condition of Approval that the Planned Developraent Permit shall expire in five (5) years unless extended by the action of the Planning Commission, not to exceed a total of ten (10) years. AYES: NOES: ABSTAIN: ABSENT: Vote on Moti91l: Commissioners Christ, Fox, Meyer, Wilkinson, Alne, Olszewski None. None. Commissioner Pcrrine M/S Christ, Fox Motion to remove from calendar GP 89-08 was carried 6-0-1, with Commissioner Perrine being absent. 7. V 89-06 Hermle, R. Public hearing to consider the application of Mr. Riche Hermle for a variance to the sideyard setback requirement from 5 feet to 3 feet to allow a single-story building addition to an existing non- conforming single family home, on property known as 176 Alice Ave., in an R-1 (Single-Family Residential) Zoning District. Chairperson Olszewski read the Appl/cation into the record. Principal Planner Stafford reviewed the Application and presented the Site Plan. The Public Hearing was opened. Ms. Judy Hcrmle made herself available for questions. Mr. Jack Bums felt he would not be affected by the variance requested. M/S Wilkinson, Fox Motion to close the Public Hearing was carried 6-0-1, with Com- missioner Perrine being absent. Planning Commisison Minutes 11 September 26, 1989 PUBLIC HEARINGS Continued M/S Wilkinson, Fox Motion to adopt the attached findings and approve the Applicant's request for a variance. AYES: NOES: ABSTAIN: ABSENT: Vote on Motion: Commissioners Christ, Fox, Meyer, Wilkinson, Alne, Olszewski None. None. Commissioner Perrine MISCELLANEOUS: The Commissioner proceed to hear Item 9. 9. M 83-14 Our Mother of Perpetual Help Chapel Review of application of Our Mother of Perpetual Help Chapel to allow an extension of two temporary classroom structures, on prop- erty known as 110 W. Latimer Ave., in an R-3-S (Multiple-Family Residential) Zoning District.) Principal Planner Stafford reviewed the Application. Consensus reached by the Commission to allow a two year extension. M/S Motion to adopt the attached findings and grant a two (2) year extension to use two temporary structures at this location. AYES: NOES: ABSTAIN: ABSENT: Vote on Motion: Commissioners Christ, Fox, Meyer, Wilkinson, Alne, Olszewski None. None. Commissioner Perrine 8. UP 89-22 Maj, S. Review of application of Ms. Susan Maj for an extension of a pre viously approved Use Permit to allow a Hobby Kennel, on property known as 948 Crockett Ave., in an R-1 (Single-Family Residential) Zoning District. M/S Christ, Meyer Motion to adopt Staff Recommendation to note and file this report in order to remove this Item from the agenda was carried unanimously 6-0-1, with Commissioner Perrine being absent. REPORT OF THE PLANNING DIRECTOR: The written Report of the Planning Director was accepted. SUBCOMMITTEE REPORTS: 10. Adjourn to a Study Session to consider the following was postponed to another time: A. Management of Planning Commission Agenda and Public Input B. Site and Architectural Review process Planning Commisison Minutes 12 September 26, 1989 ADJOURNMENT: There being no further business, the meeting was adjourned at 12:35 A.M. to the regularly scheduled Planning Commission meeting of October 10, 1989, at 7:30 P.M., City Council Chambers, 70 N. First Street, Campbell, California. APPROVED: Bruce Olszewski Chairperson ATTEST: Steve Piasecki Secretary RECORDED: Carol A. Probst-Caughey Recording Secretary