HomeMy WebLinkAboutMinutes P&Z 052802CITY OF PALM BEACH GARDENS
PLANNING AND ZONING COMMISSION
REGULAR MEETING
Mav 28.2002
MINUTES
The Regular Meeting of the Planning and Zoning Commission of the City of Palm Beach Gardens,
Florida, was called to order by Vice Chair Barry Present at 6:30 P.M. in the Council Chambers of the
Municipal Complex, 10500 North Military Trail, Palm Beach Gardens, Florida, and opened with the
Pledge of Allegiance to the Flag.
REPORT BY GROWTYH MANAGEMENT DMEC:l'OR
Growth Management Director Charles Wu reported that there was not a quorum at the last the City
Council meeting and a makeup meeting had been scheduled for May 30. Mr. Wu introduced the attorney
present on behalf of the City, Marjorie Binder.
APPROVAL OF MINUTES
Meeting minutes of May 14, 2002: Mr. Volonte made a motion to approve the minutes of the May 14,
2002 meeting as submitted. Mr. Tarr seconded the motion, which carried by 5 -2 vote_, with Mr.
Solomon and Mr. Ansay abstaining since they had not been present for that meeting.
ROLL CALL
Betty Laur, Secretary for the meeting, called the roll for Planning and Zoning Commission, Local
Planning Agency, and Land Development Regulations Commission:
Present
Abcient
Vice Chairman Barry Present Craig Kunkle, Jr., Chairman
Chairman Pro Tern John Glidden
Dick Ansay
Joel Channing
Dennis Solomon
Steven Tarr
Alternate Ernest Volonte
Also present were Growth Management Director Charles Wu, Principal Planners Talal Benothman and
Steve Cramer, Senior Planner Edward Tombari, Planners Kara Irwin and Jackie Holloman, and City
Attorney Marjorie Binder.
Planning & Zoning Commission Minutes
May 28, 2002
PLANNING AND ZONING COMMISSION
Recommendation to City Council
Petition SP- 02 -03: Site Plan Review for a Clubhouse at Mirabella within Mirasol
A request by Anne Booth of Urban Design Studio on behalf of Kenco Homes, to approve a site plan
for a 9.062 square foot clubhouse facility on a 287 -acre parcel within the Mirasol Planned
community District (PCD). The Mirasol PCD is bounded by PGA Boulevard to the south, Hood Road
to the north, Florida's Turnpike to the east, and the C -18 Canal to the west (01- 42S -42E)
Senior Planner Ed Tombari presented the project and explained that the outstanding issue was a request
from staff to have the Seacoast Utility lift station screened. Anne Booth, agent for the petitioner,
described the site plan and the proposed facilities. Ms. Booth proposed vibernum or Chinese Fan Palm
for screerl:ng material since both .:'ere available at a 6' heA .. The clubhouse architecture : :'as reviewed.
Ms. Booth stated the applicant agreed with all conditions of approval.
Mr. Glidden inquired whether there was a dumpster. Ms. Booth responded there were no cooking
facilities and trash would be taken to the street. Mr. Glidden noted a circular drive relieved the dead end
parking and suggested adding 8' at the end past the porte cochere drop -off and another 6' -8' in width,
moving parkins spaces closer to the buildina. Mr. Glidden suaaested a T- turnaround could be provided
in the stabilized area to alleviate the parking problem. It was reported that Mr. Kunkle had been
provided ...th plans b'at staff did not kno .�' his comments. Mr. Solomon Verified u.th the 04j' Forester
that vibernum or Chinese Fan Palm would be satisfactory to screen the lift station. Mr. Ansay asked if
17' parking stalls would be a problem. Ms. Booth responded that the stalls were 18 -1I2' but only i 7'
was paved. Mr. Glidden questioned 9' wide parking stalls, to which Mr. Tombari responded City
Council supported 9' wide spaces for commercial and office uses. Mr. Tarr commented regarding the
dead end that there should be a second access so there would be one way in and one way out, and he
thought the spaces should be 9' -6" wide because there would be constant in and out traffic during the
day. Ms. Booth indicated a clubhouse like this one in another development had had very low traffic
volume, which was why no second access was provided. Mr. Tarr expressed his opinion there should be
a second access but a t rnaro nrl ix»a better than not -bing Ms Bnntlh ;.. dlCatAr1 cignagP Marl not yat been
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designed for the entrance.
MOTION•
Mr. Ansay made a motion to recommend to City Council approval of Petition SP -02 -03 with the
following conditions and with the waiver requests as shown in the chart on page 4 of the staff
report:
1. All tennis court fencing shall be vinyl coated in black or dark green, in accordance with
LDR section 78 -186.
Planning & Zoning Commission Minutes
May 28, 2002
2. Prior to scheduling for City Council, the applicant shall revise the landscape plan to
indicate cocoplum, vibernum, or Chinese fan palm hedge or similar material surrounding
the lift station at a minimum of six -feet or height at time of planting.
3. The applicant, successor, or assigns, shall implement the following Crime Prevention
Through Environmental Design (CPTED) guidelines:
• Lighting locations shall not conflict with landscaping (to include long -term canopy
growth).
• Metal halide lighting shall be used for parking lot and pedestrian walkways.
• Building lighting (non - glare) shall be around perimeter of all sides and on pedestrian
sidewalk.
• Entry signage shall be lighted.
• Landscaping shall not obstruct view from windows or walkways
Mr. Solomon seconded the motion. During discussion of the motion Mr. Glidden requested
addition of a condition that paving be added to the southwest corner of the south parking lot to
effect a 10' x 20' additional turnout for car maneuvering, with sufficient signage and markings to
prohibit vehicular parking. Mr. Ansay accepted the addition; Mr. Solomon seconded. Motion
carried 6 -1 with Mr. Tarr opposed.
Recommendation to City Council
Petition SP- 02 -09: Site Plan Review for Mirasol Parcel 13
A request by Anne Booth of Urban Design Studio, on behalf of Taylor Woodrow Communities, to
approve a site plan for 40 semi - custom, zero lot line homes on a 10.48 -acre parcel within the Mirasol
Planned Community District (PCD). The Mirasol PCD is bounded by PGA Boulevard to the south,
Hood Road to the north, Florida's Turnpike to the east and the C -18 canal to the west. (01- 42S -42E)
Senior Planner Edward Tombari presented the project and reported staff was working with the applicant
to make condition 2 more up -to -date by including access by additional entities such as Northern Palm
Beach Improvement District.
Mr. Tarr indicated there was no drawing of this parcel in his package. Ms. Booth provided a plan. Mr.
Tarr asked in the future that a drawing of the whole project be included so the location of the parcel
within the project could be seen.
Mr. Ansay expressed his opinion that with all the waivers requested, the City should have some type of
zoning for this type of housing. Arnie Booth, agent for the petitioner, explained that this was a
continuation of Parcel 3, which was previously approved, that density would be much lower than
allowed by the master plan, and the design guidelines were submitted as part of the package. Ms. Booth
offered proposed language for condition 2. Mr. Tarr asked how large the homes would be. Ms. Booth
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May 28, 2002
indicated less than 3,000 square feet and verified a 3' setback from the golf course for the screen
enclosures. Mr. Tarr commented if one lived in units 8, 9, 10, 11, or 12 they would need a helmet if
sitting by the pool, which was why he did not approve this project. Mr. Ansay requested an explanation
of the Mirasol Residential Parcel Comparison, which Ms. Booth responded compared all parcels within
Mirasol, showed those approved, and explained the other comparisons. Mr. Solomon commented the
reason there were so many waivers was there was no applicable code and asked if landscaping plan was
similar to another project, which was confirmed by Ms. Booth. Mr. Volonte agreed with Mr. Tarr on the
rear setbacks for screen rooms, commenting that the residents would be bombarded with golf balls. Mr.
Channing commented the only way to avoid this was not to build houses on golf courses, and discussion
on reasonable distances from golf courses was needed. Mr. Glidden commented on the architecture and
requested that molding and the stucco cornice below the molding on garage units on right elevations be
returned back at least to the air conditioning units. Ms. Booth clarified this would be for the side entry
garages. Ms. Booth commented these units were consistent with previously approved units and wanted
to confirm that would not create a marketing problem. Mr. Glidden commented he would not have a
problem with the applicant doing the same thing on those units. Mr. Solomon stated agreement with Mr.
Glidden, and confirmed that the proposed language for condition 2 covered adding Northern by stating
"governmental entities ". Vice Chair Present asked if Mirasol specified where the driveways would be in
the cul -de -sac, to which Mr. Booth responded that was controlled by the model chosen. Vice Chair
Present asked how Mr. Glidden's proposal would affect the previously approved parcel. Ms. Booth
expressed concern because research was needed as to how many had already been constructed. Mr.
Present suggested the change from this product forward; Ms. Booth responded the architecture would
change on future units.
MOTION:
Mr. Solomon made a motion to recommend to City Council approval of Petition SP -02 -09 with the
waivers requested in the staff report and with the following conditions with the language in
condition 2 to be changed to the most recently approved language:
1. Prior to the issuance of the first Certificate of Occupancy, the petitioner shall provide
all homeowners association documents language for review and approval by the City
attorney and City Forester, including language designed to protect a designated shade
tree on each lot for a formal street tree community program.
2. At no such time shall access be restricted from common areas, road rights -of -way or
any other non - fee - simple properties owned or maintained by the Mirasol Property
Owners Association or Homeowners Associations to the rear of fee - simple lots. Free
and clear access shall be provided on golf courses, lake easements and common areas
adjacent to preserves with the written consent of the Mirasol Property Owners
Association and/or relevant Homeowners Associations.
3. The Applicant, successor, or assigns shall consider the following Crime Prevention
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May 28, 2002
Through Environmental Design (OPTED) guidelines:
a) If the front entry door is a solid door and has a side panel window, the side
window should be located on the opposite side of the door handle and door lock.
b) All sides of the house, including porch areas, are to be equipped with electrical
outlets to help facilitate motion sensor security lighting.
C) Entry doors that swing inward are to be equipped with metal frames or other
protective measures to "target harden" the doorway and discourage forced
entry. (Double doors, glass doors or specialty doors are exempt from this
provision.)
d) Out - swinging exterior doors are to be equipped with security hinges.
e) Alarm panels are to be kept out of view from windows.
4. Prior to the issuance of the first Certificate of Occupancy, street trees and street lights
shall be field located to avoid conflicts between lights and landscaping, including long
term tree canopy growth.
5. The return of the overhang molding detail and matching stucco trim below it on the zero
lot line side of the units on right elevations shall extend back approximately to the point
where the roof element vertical height of the roof changes.
Mr. Glidden seconded the motion. Motion carried 5 -2 with Mr. Tarr and Mr. Volonte opposed
because the rear setbacks were so close to the golf course.
Vice Chair Present requested Ms. Booth leave the names of Planning & Zoning Commissioners at the
gate so they could tour the project.
Workshop
Petition PUD- 02 -01: PUD Rezoning & Master Plan for Magnolia Bay Parcel (4.07A)
A request by Cotleur Hearing, agent for DiVosta & Company, for a rezoning from Planned
Development Area (PDA) to Residential -Low Density 3 (RL -3) with a Planned Unit Development
(PUD) overlay district to construct a 159 single-family dwelling unit community with an overall
density of 1.9 dwelling units per acre. The 83.84 -acre site is located on the northwest corner of the
intersection of Military Trail and Hood Road (25, 26- 41S -42E)
Planner Kara Irwin presented the project, described as a sister project to The Isles and which would
contain the same models and lot sizes as The Isles.
Rick Green, Vice President with DiVosta & Company, provided a description of the project. Mr. Green
Planning & Zoning Commission Minutes
May 28, 2002
explained that The Isles and this project combined had saved approximately 1,100 trips that had been
approved. Stone and marble would be used in the entry features. Mr. Green compared pricing for units
in this project with nearby projects and provided justification for requested waivers. Mr. Solomon asked
if there was any parking room behind the guardhouse, which Mr. Green indicated would be addressed.
Mr. Solomon questioned having one street tree instead of two per lot. Mr. Green responded there was
not room on some lots for more than one but overall the average on the street was three trees per lot. Mr.
Solomon commented the Homeowners documents should be checked by legal counsel. Mr. Green stated
they would be the same as for The Isles. Mr. Solomon asked if assessments were the same for all lots.
Mr. Green advised they varied only slightly but there was not a great variety between the high and low.
Mr. Channing questioned if there was 10' separation between homes, which was confirmed by Mr.
Green. Mr. Glidden reported he had met with the petitioner and reviewed the project and requested more
landscaping around the lake. Mr. Green responded that Seacoast would not allow landscaping and
clarified there was only 5' available for landscaping in the worst case. Mr. Glidden requested staff work
with the applicant to see if there was any opportunity for more landscaping in the rear. Mr. Channing
agreed with Mr. Glidden and requested detailed landscape plans at the next meeting. Mr. Channing
commented he wanted all big, open areas landscaped. Mr. Green indicated there would probably be an
agreement with Northern Palm Beach Improvement District to help with infrastructure; Mr. Ansay
commented it should be indicated in the by -laws there would be an additional assessment. Mr. Tarr
commented he liked the entrance buffer and hoped they would landscape Military Trail better than they
had for The Isles. Mr. Tarr commented The Isles was the poorest landscaped new project in the city
from the standpoint of canopy trees to line the thoroughfare. Mr. Tarr discussed sidewalks in the
hammerheads that did not meet and asked if there would be a ramp for connectivity within the cul -de-
sac. Mr. Tarr received verification there was enough room for emergency vehicles to turn around in the
cul -de -sac. Mr. Tarr indicated he did not like garbage trucks having to pull into the "T" and then back
out in areas where families with children lived. Discussion ensued. Mr. Tarr expressed his opinion he
felt it would be a safer project with another access. Mr. Channing commented the turnaround was full
size and trucks should not have to back up at all. Vice Chair Present received verification the
commercial would be neighborhood serving. Vice Chair Present agreed with Mr. Tarr on a second
access even if it was limited access. Mr. Green indicated that would jeopardize the integrity of the
preserve and they were trying to keep costs down. Mr. Ansay indicated he felt residents would feel more
secure with only one entry. Mr. Tarr commented he believed the garbage truck would back up to collect
garbage on the ends of the "T" on every single cul -de -sac, and he believed a second entrance was
important for traffic safety and emergency exit. Vice Chair Present stated for the record Mr. Glidden and
Mr. Channing had met with the applicant.
Workshop
Petition PUD- 02 -03: PUD Amendment for Oakbrook Square Shopping Center
A request by Bruce A. Arthur, agent for Doron Valero and Equity One Realty & Management, Inc.,
to amend the PUD master plan for the 20.8 -acre Oakbrook Square shopping center. The amendment
includes demolishing an existing outer 27,402 square foot retail building, opening up the existing
courtyard, and creating a new 12,000 square foot retail building within the parking lot, resulting in a
Planning & Zoning Commission Minutes
May 28, 2002
1 S, 000 square foot reduction to the overall square footage. The site is at the northeast corner ofPGA
Boulevard and U.S. Highway One. (4- 42S -43E)
Planner Jackie Holloman presented the project.
Bruce Arthur, agent for the applicant and his associate, Marta. Arrera, were present to present the request.
Mr. Arthur described changes in Oakbrook Square over the years and indicated the proposed demolition
would open up the courtyard and a new free - standing building with architecture matching the existing
center would be built closer to the road. Additional landscaping being proposed was described. Mr.
Arthur indicated the applicant would like to start construction in July, demolition in August, have all
tenants relocated by October, and complete construction of the new building in November. Mr. Arthur
indicated Jacobsen's planned to stay and was discussing remodeling their exterior to be consistent with
the rest of the center. Mr. Ansay asked for clarification of the landscaping. Mr. Arthur described the
landscaping islands and indicated new parking would comply with the new codes. Mr. Tarr requested a
description of traffic flow and noted that in the new building there were entrances on both sides. Mr.
Tarr expressed his opinion no one would park along U.S. One. Mr. Tarr requested a lot more green
along U.S. One, with canopy trees and less palms. Mr. Tarr expressed his opinion that the architecture
was not high quality for the location and it should be something that would be highly visible. Mr.
Solomon agreed, stating there should be some way to enhance the architecture of the new building to
give it more eye appeal, possibly by adding barrel the like on the Jacobsen's building. Mr. Solomon
indicated another problem was signage, and the request was more than code allowed. Mr. Solomon
indicated there should be one type of signage on each site.. Mr. Glidden indicated he sympathized with
the agent's position and it was hard to come up with a solution for this site. Mr. Glidden recommended
sliding the outparcel building farther north to afford maximum view into the rear area, and to center the
building on the void created. Mr. Glidden suggested setting the building a little farther back with more
parking in the front and having 2 -way parking in the front. Mr. Arthur clarified the awning at Roly's
would be removed. Mr. Glidden advised the applicant would have to screen the rooftop equipment. Mr.
Glidden indicated he was not concerned with the front building matching the architecture in the back,
and would like the front new building to be treated as a 4 -sided piece of architecture with high visibility
from every angle. Mr. Glidden recommended taking a fresh look at this building with more pitched roofs
and more asymmetrical massing, and advised that the air conditioning units would have to be screened.
Mr. Glidden suggested creating 30% pitched roof masses balanced off with parapet wall in an
asymmetrical fashion. Mr. Glidden commented if that were done he could go along with signs on both
sides in recognition of the fact they were trying to satisfy everybody. Mr. Arthur indicated Jacobsen's
was the driving force for where the building was to be located. Mr. Glidden responded it might be best
for Jacobsen's but not for the rest of the center. Mr. Glidden recommended matching the colors and
taking a whole different approach on the freestanding building. Mr. Channing agreed the new building
should be treated as a focal point. Mr. Channing commented opening up the courtyard should work with
more landscaping and the applicant should think about how the parking area would relate to the existing
courtyard. Mr. Channing suggested keeping the main arch, not following the architecture in the back,
having better pedestrian connection to extend the feeling of the courtyard, and requested the applicant
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May 28, 2002
bring a lot of details to the next meeting. The applicant expressed concern because their schedule was
tight, which Vice Chair Present advised was not the concern of this Commission. Mr. Glidden and Mr.
Channing offered to meet with the applicant. Mr. Wu advised they could not meet together. Mr. Ansay
asked if the applicant had considered keeping the courtyard and improving the building frontage. Vice
Chair Present indicated from a marketing viewpoint there was appeal to open it up but to keep the
softness. Vice Chair Present commented he did not like that there was no connectivity and agreed the
new building should be more centered and closer to the courtyard to invite people to go from it to the
courtyard, and suggested the bank could be freestanding which would create a smaller outparcel building
that could be moved closer. That would provide three center points and with the right kind of
architecture where people could see through the buildings it could welcome them into the other
buildings. Mr. Present indicated the applicant should think connectivity when doing the parking lot. Mr.
Glidden commented the applicant wanted to keep all previously approved waivers, and requested the
applicant state those so that the Commission could evaluate them. Mr. Glidden commented if the
building was out away from the center, the only thing to connect was the walkway and the applicant was
now providing more walkway than previously.
LOCAL PLANNING AGENCY
Public Hearin- and Recommendation to City Council
Petition CP- 02- 06.Comprehensive Plan Text Amendment re- ardin- School Concurrence
A City- initiated request to revise the level of service (LOS) tables to include interim LOS standards for
countywide school concurrency.
Principal Planner Talal Benothman presented the request, which was a housekeeping matter done on an
annual basis. Vice Chair Present declared the public hearing open. Hearing no comments from the
public, Vice Chair Present declared the public hearing closed. Mr. Benothman explained level of service
and that 110% was considered good, that this increased capacity and that LOS did not include any
modules.
MOTION:
Mr. Ansay made a motion to recommend to City Council approval of Petition CP -02 -06 to amend
Tables 11A and 11B of the Public School Facilities Element of the City's Comprehensive Plan.
Mr. Glidden seconded the motion, which carried by unanimous 7 -0 vote.
LAND DEVELOPMENT REGULATIONS COMMITTEE
Workshop
Petition LDR- 00 -03: City Code Amendment to adopt a Citywide Roadway Beautification Plan
A City- initiated request to amend City code chapter 62 entitled "Streets, Sidewalks and Certain other
Public Places," and Article V, Division 7, in City Code Section 78 -324, entitled "Landscaping in
Planning & Zoning Commission Minutes
May 28, 2002
public road right -of- way," and Part III, entitled "Streets," in City Code Sections 78- 488(b) and 78-
498(b) in order to adopt a citywide Roadway Beautification Plan.
City Forester Mark Hendrickson presented the request, and indicated this would create a new Section 62-
215 for standards in landscaping in public road rights -of -way. New roads dedicated after May 1, 2002
would follow County standards and therefore the State standards. Mr. Hendrickson advised that the
Beautification and Environmental Committee recommended approval since they felt some standards
were needed. Mr. Hendrickson indicated their concerns were reflected in the staff report. Mr. Kunkle
had provided a letter in which he indicated too much sod was utilized in the plan, that Floratam was the
highest maintenance, highest water consuming plant presently used and using less would result in lower
initial installation costs, lower maintenance costs, lower water consumption, lower levels of noise
pollution, improved road traffic safety conditions. Mr. Hendrickson noted at one time the City Council
wanted Floratam in the medians on PGA Boulevard, but he had no problem changing to less sod. In
response to Mr. Channing's questions, Mr. Hendrickson indicated that Hood Road was being developed
without medians so landscaping would only be along road sides, that developers would still be
responsible for landscaping adjacent to their projects, and that existing landscaping on the other side of
the roads could be re- evaluated, but there would be some gaps, which might lie on the shoulders of the
City and that could mean a significant cost factor. Mr. Hendrickson indicated he wanted it all to match
and no to have to go back and re -do sections. Mr. Tarr asked what could be done to have developers put
in larger trees along the roadways. Mr. Hendrickson responded that based on State and County
standards, trees placed in medians must meet criteria to clear visual triangles and also there must be
sufficient room in the median for larger trees, and a larger tree standard could be requested. Mr. Tarr
indicated he was also talking about along the roadways, not just in medians. Mr. Hendrickson noted
developers would object to changing the minimum requirement from 12' to 14' since 14' trees were field
grown and therefore more expensive. Mr. Solomon asked if this would provide a specific plan for each
section of the City or just a palette. Mr. Hendrickson confirmed it was just a palette and would not stifle
creativity. Mr. Solomon indicated it would not be bad to raise the initial size but normally within a
couple of years there was good growth, with which Mr. Hendrickson agreed. Mr. Glidden commented
Mr. Hendrickson was going a good job, that he thought the City Council would go along with
recommendations by Mr. Hendrickson and Mr. Kunkle, and that it was a good idea to use less grass in
medians. Mr. Present commented that creative sculpturing of the grass added maintenance, that oak
trees needed trimming more often than not, so as not to become obstacles to driving, and regarding gaps
asked if there was a way to get a pool of money from developers that had no median or minimal
frontage. Mr. Wu indicated there was a legal issue involved and staff was thinking of other options,
possibly assuming some of the maintenance for which developers could pay the City, to take care of the
maintenance and possibly create a pool of money that could be used for a long -range plan to fix gaps and
fix medians if that was found to be legal. Mr. Hendrickson commented there were also grants that might
be obtained to fix gaps with both landscaping and sidewalks. Mr. Solomon commented there was
consensus that Mr. Hendrickson's proposal was on the right track. Mr. Wu indicated this would be sent
to developers for their feedback, and it was up to the Board whether it would be presented as another
workshop.
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May 28, 2002
OLD BUSINESS
Mr. Glidden clarified a lot of his comments had been picked up and he had met with Planner Jackie
Holloman and an assistant and they were finalizing the document, so this would be coming back to
the Commission for comments.
Mr. Glidden asked if the Design Review Standards were still in word processing phase. Mr. Wu
indicated by the end of this week it would be sent out to the development community.
Mr. Ansay commented regarding the shopping strip on Military just north of NorthMil it appeared
they had not painted inside so that when viewed from Albertson's it would appear to be the same
color as the building. Mr. Channing indicated all the work had not yet been done.
Mr. Tarr commented he would like to be able to drive in all gated projects in order to compare
projects and requested an ID badge or a way to assure city -wide access without a hassle.
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May 28, 2002
ADJOURNMENT
There being no further business, the meeting was adjourned at 9:55 p.m. The next regular meeting will
be held June 11, 2002.
APPROVED:
Craig Kunkle, Jr., Chair
Barry Present, Vlce Chair
Ae sear'
John Glidden.
Joel
Dennis Solomon
2 L
Alternate E01st Volonte
etty La Secretary for the Meeting
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