Approved December 17th Meeting Minutes

Town of Varick Planning Board Meeting Minutes

Date of Meeting: December 17th, 2009


Attendees: Thomas Bjorkman, Todd Horton, Phil Knapp, Bill Larzelere, Linda
Mastellar, Bill Squires
Absent: Kevin Swartley

Meeting called to order at 7:05pm

Old Business:
Bill Squires moved to approve minutes from September 24th 2009 meeting. Phil Knapp seconded the motion. Vote: unanimous to approve motion

Discussion of new Zoning Code Changes:

Bill Larzelere had attended a Town Board meeting on December 1st to document and answer questions the Board had about the Zoning Code changes. Bill had a list of the questions and the remainder of the Planning Board meeting was spent discussing clarifications and changes to the code. The following are the Town Board Questions and the Red(italics) font clarifications and proposed changes from discussion of the Planning Board.

Page11- Definition of Winery Tasting Room Dick Peterson questioned why “for off premises consumption” was in the definition. He suggested that many wineries have outdoors tables and patrons may want to have a glass of their purchased wine at the tables. Suggested leaving off “for off premises consumption.”

The Planning Board suggested that being outside of the tasting room, would constitute being “off premises”. Also we will add “whose primary business is for wine sampling for the purpose of sale for off premises consumption.” The Board wants to be consistent with the provisions in the definition of a Bar to separate the two.

Page15- 306.3 Lake District - Where did 16 feet above 100 year flood line come from for Main structure maximum height? Is this necessary?

Board discussed possible confusion of the term “Lake District” and “Lakeshore Residential”. We will change the Lake “District” to “Lake Water District”. The 16 feet above 100 year flood line is in place to limit the height of decks or structures in the water along the shore that would detract from a neighbors view of the Lake.

Jeff Case asked if we should harmonize how Dock area is measured with DEC method of including the water area in a rectangle from the end of an “ell” or “T” to the shore.
John Saeli said the Docks and Moorings Committee for the two lakes told their Board that they will be “suggesting” policy and not mandating when their work is done.

The Planning Board would like to wait for the Docks and Moorings Committees recommendations before attempting to harmonize.

Page 17- Use Table - Dick Peterson thought not allowing multifamily homes in Lakeshore Residential was restrictive.

Definition: Dwelling, multi-family: one or more dwellings located on a single lot or on contiguous lots with common ownership, providing separate dwelling units for 3 or more families, including condominiums and cooperative apartment’s buildings.
Issues for this large of a facility that would be a problem in this Zone would be, Noise, Parking, Infrastructure (water,sewer)



Dick and John asked why there was no provision in the code for Marinas in the Lakeshore Residential. Also why is there no recreational water equipment rental provision?
Noise, Parking, Infrastructure (water,sewer)

Bill explained that there was minimal land for a marina in the Town and equipment rental concerns were noise, parking, and lighting. Rentals are allowed in other areas to then take them to the lakes. Marinas, if proposed, would have to comply with many other regulations ie; DEC, and Army Corps regulations.

Page 20 - Dick asked why Private Group Instruction for more than 30 was not allowed in Lake Shore Residential (example Mormon Camp).

The Mormon Camp Instruction facility is not in the Lakeshore Residential. Again, proper site size to accommodate parking, noise, infrastructure (sewer, and water) without disruption to residential neighborhood.

John suggested an educational camp could go in the Conservation and Green Energy zone.

This would be more appropriate in the Small Business Park which is adjacent to the Conservation and Green Energy Zone.

Page22- John suggested a Cooperative Winery Tasting Facility could be put in the Small Business Park.

The Use Table for “Winery Tasting Room” is meant to use the Winery Tasting Room definition, which is designed more for Farm Wineries. If a Cooperative Wine Tasting Business wanted to be in the Small Business Park, this could be considered, as any business would be for this Zone.

Dick commented that most Wineries have warehousing on site and the definition may need to be modified to clarify.

In the definition for Warehouse, the “principal activity is the storage of merchandise or materials for others” would disqualify winery facilities’ warehousing for their business inventory as a warehouse in the use table.

Page24- Drainage Plan- Jeff Case asked if a CEO would necessarily be qualified to review a Drainage Plan. Bob Hayssen commented the Town does not have an Engineer to review these plans. The County may be brought in. Who prepares the Drainage Plan? Any professional costs should be part of the permitting fees. Some clarifications are needed.
The below is suggested clarifications of the requirements for a Site Drainage Plan.

“A Site Drainage Plan, which shall include (at minimum); site plan, slope percentage, existing and proposed drainage patterns and methods for controlling runoff, shall be required for all new construction and/or “significant regrading” defined as ; a disturbance of soil greater than 500 square feet and is within 300 feet of a lake or watercourse.
A “Site Drainage Plan” shall be submitted to the Code Enforcement Officer as part of the Zoning Compliance Permit. The CEO, will evaluate the plan and approve it by a checkbox on the application if he/she deems the proposed written plan is sufficient. A copy of the Site Drainage Plan shall be maintained by CEO. If he/she has concerns about the Plan or needs further details, the CEO shall refer the applicant to the Town Planning Board. If the Board cannot be satisfied, the applicant will be directed to hire a Professional Engineer, at the applicant’s expense, to prepare a complete Site Drainage Plan and then resubmit to the Planning Board. Circumstances that may require a Professional Engineering Plan may include, but not limited to, if there are wetlands involved, the building site is on a slope greater than 5% or there is a large drainage area above the building site that may direct large amounts of water towards the building site.”


Page 24- 309.2 There was comment about Fences from a Town resident that thought the law was too restrictive and should be a matter between neighbors. The town attorney said there some Towns that treat fences as a negotiated issue that was put into the deed to the property.

Fences between properties on the property line are a documented negotiated item during the process of the sale of the property by the lawyers. Otherwise this seems to be a reasonable set of rules for neighbors to use when designing a fence.


Page 29- 310.2 Travel Trailer - Dick Peterson commented that there were many Town residents that were not happy with this language. Feels it is too restrictive to homeowners that have these vehicles and can’t put them out of sight. What are we trying to accomplish? Bill commented that we are trying to restrict derelict trailers and people living in them as permanent housing which most are not designed for.
There was a suggestion that we could require them to be licensed and registered.
There was much discussion about this and clarification is suggested between occupied and unoccupied. Wording of the conditions was seen, by the Planning Board, as confusing, but not restrictive. Below will be the suggested changes.

310.2 Travel Trailers, motor homes, campers, or similar vehicles may be parked or located overnight within the Town if they meet shed side setbacks (5 feet) and any of the following:
A: On the property of the owner and
1. If used as a permanent seasonal residence, setbacks for structures under 200square feet must be met (5feet) as well as provisions in paragraph 310.5 concerning proper tiedown and skirting, and placement on a pad.
2. May not be used as permanent year round housing
(See definitions below)
Or
B. In a Travel Trailer Camp

Or
C. On the premises of a travel trailer sales or rental establishment

Or
D. If occupied with property owners permission, and for no more than 21 days in any calendar year or if it is the only travel trailer on the parcel, no more than 120 days. After the appropriate time periods above, a permit will need to be applied for through the Code Enforcement Officer. The permit may be issued if the travel trailer has adequate power and water and it discharges waste to a sanitary sewer. Should not be placed where it impinges on the neighbors’ privacy. If the permit is denied, it will be presented to the Zoning Board of Appeals.

If unoccupied and with the property owners permission, then must meet side setbacks and limited to one per property- no permits will be required.

Or
E. It is stored in a building

Definitions for this conditional use in paragragh A :
Permanent year round housing: occupied more than 8 months per year
Permanent Seasonal Residence: parked on property over 8 months per year and
Occupied up to 8 months per year


Page 45- Language should be that the Certificate of Occupancy should be issued by the County not the CEO and then possibly just verified by CEO.

The Certificate of Occupancy that our Code Enforcement Officer issues is a certificate that confirms that all of the provisions of the Code have been adhered too. The County COO is to assure that all applicable building inspections have been done and passed.

Next Steps: The Town Board will have to discuss our answers and vote to accept the Planning Board Zoning Code Changes or ask for more clarification. If they accept the changes, they will then have to schedule a Public Hearing of the Zoning Code changes and at that Public Hearing vote to accept or reject the Town of Varick Zoning Code as revised.


Next Regular Meeting Date: January 28th, 2010 Varick Firehouse at 7:00pm.

Meeting adjourned: Bill Squires moved to adjourn the meeting. Phil Knapp seconded and the meeting was closed at 9:15 pm



Minutes Submitted By: Bill Larzelere (Secretary)

Approved September24th Meeting Minutes

Town of Varick Planning Board Meeting Minutes

Date of Meeting: September 24th, 2009


Attendees: , Todd Horton, Phil Knapp, Bill Larzelere, Linda
Masteller, Bill Squires
Absent: Thomas Bjorkman, Kevin Swartley

Also attending : Gerald Keefer and Attorney Calvin Brainard

Public Hearing for Keefer Subdivision called to order at 7:05pm by Chairman Bill Squires

Public Hearing:
Mr. Keefer and his attorney presented the Board a set of drawings for a minor subdivision of property of the estate of Elma Keefer to be sold to her three children. The property is at 708 Yale Farm Rd and is about 76 acres. There were no members of the public attending.
Chairman Squires asked the Board if there was any discussion on the Subdivision. Being none, he then asked for a motion to approve the Keefer Sub-Division. Phil Knapp made a motion to approve the Minor Sub-Division as presented. Linda Masteller seconded the motion. The vote by the Board was unanimous to pass the motion. Chairman Squires closed the Public hearing.

Regular Meeting called to order at 7:15pm:

Discussion of new Zoning Code Changes:

Chairman Squires reported he had heard nothing from the Town Board positive or negative about the Code changes. He had had copies made for each Town Board member. He was hopeful that the Board would discuss it at their next meeting and then the next step would be for them to advertize for a public hearing on the Zoning Code changes.

Squires also wanted the changes to be frozen as they are at present.

Phil Knapp brought up a problem with 309.2 “Town Wide Design Standards” The first sentence in paragraph A Unregistered Vehicles. “Notwithstanding the above restriction” Phil asked what the above restriction was. Bill Larzelere said this must have been a carryover from earlier changes and would look into it.

Phil also discussed 311.5 and raised a concern that restrictions on storage of commercial vehicles would not allow a small business owner to park his business van/truck in his driveway. Discussion following on the difference between “storage”- vs- overnight parking of business vehicles used daily. The “intent” was not to restrict the small business owners ability to conduct his business in the most convenient manner. The intent to restrict was to control the longer term storage of larger commercial vehicles that would interfere with neighbors viewshed.

Phil noted pg. 31 typing errors of 311.15 and 311.17 should be 311.1.5 and 311.1.7

Linda Masteller asked Squires if the changes should be sent on to the Zoning Board of Appeals. Chairman Squires said he did not want to until the Town Board had reviewed and commented.

Bill Squires would like to update the Zoning Compliance permit to mesh with the new Code. He will e-mail a copy of the existing permit to all the Planning Board members. The “homework” for the next meeting will be to come back with ideas to update the permit.


Phil Knapp moved to accept the Minutes from the August Planning Board meeting. Bill Squires seconded the motion. The vote to approve was unanimous.

Todd Horton moved to adjourn the meeting. Phil seconded and the meeting was closed at 7:50pm



Next Regular Meeting Date: October 22th, 2009 Varick Firehouse at 7:00pm.

Meeting adjourned: at 7:50PM

Minutes Submitted By: Bill Larzelere (Secretary)

Approved meeting minutes for August Meeting

Town of Varick Planning Board Meeting Minutes

Date of Meeting:  August meeting held on September 1st , 2009 

Meeting called to order at 7:08pm by Chairman Bill Squires

 

Attendees:  Thomas Bjorkman, Todd Horton, Phil Knapp, Bill Larzelere, Linda

Masteller, Bill Squires

Absent: Kevin Swartley

Also attending :  Gerald Keefer and Attorney Calvin Brainard

New Business:

Mr. Keefer and his attorney presented the Board a set of drawings for a minor subdivision of property of the estate of  Elma Keefer to be sold to her three children. The property is at 708 Yale Farm Rd and is about 76 acres.  After discussion and review, Thomas Bjorkman moved that the proposed sub-division be accepted for filing and direct the Planning Board Secretary to advertize for a public hearing at the September 24^th Planning Board meeting to vote on approval of the proposed sub-division. Linda Masteller seconded the motion and the board voted unanimously to approve the motion.

 

New Board Member:  A new Planning Board member was introduced.  Todd Horton lives on rt.89. 

Discussion of new Zoning Code Changes:

Drainage Plan- Bill Larzelere described that new language had been put in the Town Wide Design standards section 309.2 and lined out of 309.7,and 309.5.  The Drainage Plan will be used in all Zones in the Town . 

Rooming House: Discussion developed a definition and conditions in 310.6. 

for a Rooming House

Mean High Water Mark:  Description added to definition.

Canned Hunting:   There is a definition in the new code, but previous notes from meeting minutes had said that the AG and Markets language would be looked at to make sure the subject was covered.  Bill Larzelere said he would do this and report.

Livestock:  Discussion was about “livestock” and “farm animals”.  Both terms will be used interchangeably. Will add “or consumption” to existing definition.  Also Thomas will check AG and Markets definition for possible use in place of the existing definition.  Thomas will report.

Equipment Rental in Lakeshore Zone:   Discussion about why this will not be permitted.  Noise, parking,  lack of space or frontage. 

Changes to Telecommunications  Tower code 311.3.    Thomas Bjorkman  talked about several minor changes to the code  to update it for  new Zones.   Changes on page 32,34,35,36. 

Todd Horton asked if Cottage Rentals had been discussed, noting that people that rent out cottages allow many people to use the cottage at the same time and creates noise, parking issues, etc.  It may be discussed for next time code is changed.

 

May 28^th Meeting Minutes:   Thomas Bjorkman moved to aprrove the minutes as written.

 Phil Knapp seconded, the vote was unanimous to approve.

 

Motion by Bill Squires:  Made a motion to present the Town Board with a final draft of the Zoning Code with all changes.  Will ask the Town Board to schedule a Public Hearing to approve the changes.   Phil Knapp seconded the motion.   The vote was unanimous to approve the motion.

 

Bill Squires thanked the Planning Board for working together so well and all the hard work to make the changes to the Zoning Code. 

Next Regular Meeting Date:    Sept. 24^th, 2009  Varick Firehouse at 7:00pm.

Meeting adjourned: at 9:25 PM

Minutes Submitted By: Bill Larzelere (Secretary)

 

 

                    

 

July Planning board meeting Cancelled

Lack of quorum  caused July 30th meeting to be cancelled.

Next Scheduled meeting is August 27th at the Varick Firehall at 7:00pm.

Posted by Bill Larzelere

Board Secretary.

June Planning Board meeting is Cancelled

A lack of quorum due to vacations  will not allow a Planning Board meeting that was scheduled for Thursday June 25th.  

The next scheduled meeting will be July 30th at 7:00pm at the Varick Firehouse.

Bill Larzelere

Secretary

Draft Minutes from May28th meeting

Town of Varick Planning Board Meeting Minutes

 

Date of Meeting:  May 28^th, 2009

 

Meeting called to order at 7:05pm by Chairman Bill Squires

Attendees:   Phil Knapp, Bill Larzelere, Linda Masteller, Bill Squires, ,Thomas Bjorkman

Absent: Kevin Swartley, Susan Ottenweller 

 

New Business:

Bill Squires talked about needing a temporary replacement for him as chairman for the next three months as he is having a knee replacement surgery. 

Thomas suggested Susan Ottenweller for the June meeting and Linda Masteller is willing to cover the July meeting and possibly beyond if needed.

Thomas Bjorkman asked when a public hearing may be scheduled for the Zoning Code changes. Bill Squires suggested possibly the July meeting , but others thought this was not realistic.  To be determined. 

Bill Squires left the meeting because of  pain. 

Linda Masteller thought the last working session  with the Town Board  and Zoning Board of Appeals went very well and there were no real major issues to be resolved.  Others agreed.

 

Code Concerns: 

 

Discussions and decisions on issues from the working session.

 

Canned Hunting: 

Ag and Markets has language describing “Canned Hunting”  It will be looked at to add to a definition in our code.

 

Boats Hoist Walls:

It was agreed that Canvas sides around a boat hoist are walls .  Add to the definition that “no vertical surfaces should protrude lower than standard roof construction over a boat hoist” and the Intent of the code is that it will not block neighbor’s lake view.

 

Mean High Water Mark:

Described in section 203.6 and will be added to the definitions.

 

New Condition 310.23

To be added and will be based on 310.18.  Concerns are Traffic, Parking(1 space for every 4 of seating space.), lighting , signage, noise.  Bill Larzelere to do.

  

Farm Animals : Discussion of farm animals in residential and lakeshore districts.  Thomas Bjorkman will check on Ag and Markets language and will be added to the definitions.

 

Equipment Rentals(canoes,kayaks in lakeshore district): 

All agreed that on the face of it  this seemed like a logical use, but  because of minimal lakefront available, low demand, potential headaches with parking, noise, liability, that this use would continue to be “not permitted”.

 

Residential Home Care:

Thomas Bjorkman was concerned about a business “pushing the limits” in the Lakeshore District and suggested making “conditional” in this district using 310.10 as the conditions.

 

Further discussion about the definitions concluded that we would combine the “four and fewer” and “five to nine” as a Residential Home Care Facility with a new definition and “10 or more” will be an “Institutional” facility.  A question was raised about what a “Halfway House” (drug rehab) would be and if this would be a permitted use.   No conclusion on this.

 

 Veterinary Services in Lakeshore Residential Zone:

It was decided to allow this use as “conditional” using 310.10 as the conditions for operation. A definition of Veterinary Services Exclusive of Boarding, will be added and be defined as “On premise health care for animals.”  Animal boarding is considered a Kennel and is regulated elsewhere in the code.

 

Home Schooling:

Discussion on definition of  a School.  Will use Dave Stonefiser’s  definition for “School” and leave Bulk Table as is.

 

Bulk Table:

It was decided to take out the development features and add these to the Sub Division code.  We will submit these changes to the Town Board at the same time as the Zoning Code to be presented at Public hearing.    The grandfathering of the existing lot development will be addressed by taking these development features out of the Zoning Code

 

Page 22-  12 feet above centerline east of rt. 89 -  This is reasonable as it covers the height of houses on the east side of rt 89 where the land level is significantly lower than the road level and is close to the road.

 

309.2-  A  will read “Unregistered Vehicles. A Vehicle of any type is permitted to undergo major overhaul, including bodywork, provided that such work is performed inside a structure or similarly enclosed area properly constructed for such purpose.”

 

Page 24  Drainage-  Add language to reference drainage plan on page 4

 

Sign sizes :

Decided that a double-sided sign of a maximum of 15 square feet will be allowed in the Hamlet and Lakeshore District.

 

Temporary Board Chairman

Thomas Bjorkman made a motion that Linda Masteller be named Temporary Chairman of the Planning Board starting with the July meeting.  Phil Knapp seconded.   Vote was unanimous to approve the motion.

 

 

Next Meetings:

June 25^th at 7:00 pm in the Varick Firehouse

July 30^th at 7:00 pm in the Varick Firehouse

 

Meeting adjourned:   9:15pm

 

Minutes Submitted by: Bill Larzelere -Secretary

 

 

 

 

 

 

 

 

 

                    

 

Approved Minutes from April 30th Meeting

Town of Varick Planning Board Meeting Minutes

 

Date of Meeting:  April 30^th, 2009

 

Meeting called to order at 7:05pm by Chairman Bill Squires

 

Attendees:   Phil Knapp, Bill Larzelere, Linda

Masteller, Susan Ottenweller  , Bill Squires, Kevin Swartley

Absent: Thomas Bjorkman

Also attending : All members of the Town of Varick Board, and the Zoning Board of Appeals, Code Enforcement Officer Paul Conroy

 

New Business:

This meeting was a working session with the Town Board and the Zoning Board of Appeals on the draft changes to the Town of Varick Zoning Code that the Planning Board has been working on for several months.   The goal of this meeting was to go through the proposed changes and address any concerns and questions

 

Concerns: 

 

Page 12 Boat Hoists:  Bob Hayssen asked for clarification on wording that said that “walls” were not allowed on boat hoists.  What was a wall?   His concern was that vertical skirting from the roof down was not allowed and would not allow a boat to be properly protected from the elements.  Would canvas side curtains be allowed?

Bill Squires  said the reason for no walls was so a neighbors lake view would not be blocked .  It was suggested that it be left to the discretion of the ZBA.

 Annie Bachman of the ZBA said the ZBA needed definitions and intent  to be able to rule effectively.

Bill Squires suggested a compromise might be to allow for side walls or cutains coming down from the roof to a certain height measured form the surface of the dock.

It was agreed this would be discussed further by the Planning Board.

 

Dock Size:  John Saeli thought the 850 square foot dock size was too small pointing out safety issues if the walkway was too narrow.  Discussion followed of the history of this issue and the several changes to allow increased size for docks.  Bob Taylor and the ZBA said that 850square feet should be adequate. It was decided to leave 850 as the number.

 

Mean High Water Mark:  Bob Hayssen thought a definition should be added.   This will be done.

 

Use Tables:

Discussion of Home Worship and Places of Worship

Bill Squires pointed out the changes to the Use Tables and Definitions clarifying these two items.  

The Conditional usage will be outlined in paragraph 310.23. This paragraph was referenced but did not exist. This will be corrected.

 

John Saeli wondered why a Church or Place of Worship was not allowed in the Conservation and Green Energy  Zone.  It was decided to allow this use in this zone as a conditional use.

 

John Saeli questioned that Agricultue was “not permitted” in the Hamlet district.  No Farm animals were allowed.  What is a farm animal?    Decided no change, but will look at farm animal definition.

 

Canned Hunting:

John wondered why Canned hunting was allowed in the Ag and Rural Residential district.  It was “not permitted” anywhere else in the Town.  It was a strong opinion from Town residents to not allow canned hunts in the Town of Varick.  Kevin Swartley discussed the definition of Canned Hunting and the difference in a “For Profit” hunting farm business.  It was agreed that there may be a place for the for profit hunting but that the definitions of both Canned Hunting and the for profit business need to be worked on further.

 

Equipment Rentals:   Town Board members wondered why “Boat and canoe Rentals” were not allowed in the Lakeshore Residential District?  It seemed like the logical place for such a business. Linda Masteller  from the Planning Board responded that there were many concerns about noise, traffic, parking, lights, etc. that many members of the public had raised during information meetings held in both lake roads.  It was agreed that there may be places where this type of business may be appropriate on Rt. 89, but may not be for East lake Rd. on Seneca lake because of the housing density.  This will be discussed further.

 

Typing errors

Page 18- Fix “310.7” in CRE to “310.17”

311.15, 311.17 move to end of Special Uses section

 

Residential/In Home Care:  Page19  Discussed the changes to the definitions and permitted usage of in home care providers.   Three levels are outlined  defined by the numbers of patients served.   1-4 are permitted in all zones except CRE , 5-9 will be permitted in all zones except CRE( this is a change as it was not permitted in Lakeshore residential,  10 or more will be permitted only in the business park and institutional zone.  It was noted that titles of the  usages and definitions need to be finalized.  The State has specific definitions and conditions for the operation of such facilities.

 

Veterinary in Lakeshore Residential :   Art Sherman wondered why this use was not allowed in LR  and was a permitted use in the Hamlet Residential  zone.  The type of facility and size could be controlled by definition and conditions and in his opinion would be an asset to the community. It was agreed that this will be looked at and changed to conditional in lakeshore residential zone.

 

Winery tasting room in Small Business Park Zone:  Dick Peterson wondered why a Winery tasting room would not be a good use in the Small Business park Zone. He noted that there has been interest in several Wineries collaborating for such a use and in his opinion would be a good fit for the SB and Institutional Zone.  It was agreed to further discuss and change to permitted.

WareHousing not permitted :    The only place warehousing is permitted is in the Small Business and Institutional Zone.  Several people thought this should be discussed for other zones such as the Ag District where barns could be used fro “seasonal storage”  for added income.    It was agreed to better define warehousing and discuss further.

Home Schooling : language needs to be discussed and added 

Bulk Table Changes:

Grandfathering existing lots from a certain date(?)

Non-Conforming -  Went over wording and came up with;   “Can rebuild on same footprint and same type of house if damaged beyond repair by fire.

Development features should be left in the Zoning Code until the SubDivision Code is updated then move to Sub Division Code.

Page 22-  12 feet above centerline east of rt. 89 -  Think about if this is reasonable

309.2-  A  Needs rewording

Page 24  Drainage-  Add language to reference drainage plan on page 44

Sign sizes need to be harmonized or at least looked at again for reasonableness.(page29)

Page 45 typo-  C-1  “A design Plan(t)

 

Next Regular Meeting Date:    May 28^th, 2009  Varick Firehouse at 7:00pm.

Meeting adjourned: at 9:50 PM

Minutes Submitted By: Bill Larzelere (Secretary)