RIPON PLANNING COMMISSION MINUTE

RIPON PLANNING COMMISSION MINUTES

RIPON CITY HALL

TUESDAY FEBRUARY 12, 2008 - 7:00 P.M.

Pledge of Allegiance: Commissioners pledged allegiance to the flag

Roll Call: Commissioners Debra Van Essen, Mark Winchell, Garry Krebbs, James Lewis and Stan Hall

Absent: Don Berg

Others Present: Director Ken Zuidervaart, City Attorney Tom Terpstra, Bill Morris, Derek LaMont, Ray Davidson, Pam Davidson, Dave Marcetti

Public Discussion: Chairman Hall explained the public discussion process and asked if anyone would like to speak on a matter that is not on the agenda. No one wished to speak at this time.

Minutes: Approval of the minutes of the regular Ripon Planning Commission meeting of January 8, 2008.

MOTION: MOVED/SECONDED (VAN ESSEN/KREBBS) AND CARRIED BY A 5-0 VOTE (ABSENT: BERG) TO APPROVE THE MINUTES OF THE JANUARY 8, 2008 PLANNING COMMISSION MEETING

A. CONSENT CALENDAR

A.1 LOT MERGER (LM08-01) for Derek and Sherry LaMont, this is a request to merge two existing lots into a single lot for construction of a single-family residence located at 1178 Groen Ct and 474 Helen Dr in the R1A (Single Family Residential) district. This project is categorical exempt from CEQA 15305 (a).

A.2 LOT LINE ADJUSTMENT (LA08-02) for Paul Anema, this is a request to adjust the lot line between a residential lot and a remainder lot in order to provide driveway access for a residential parcel located at 380 E. Milgeo in the R1 (Single Family Residential) district. This project is categorical exempt from CEQA 15305 (a).

MOTION: MOVED/SECONDED (KREBBS/WINCHELL) AND CARRIED BY A 5-0 VOTE (ABSENT: BERG) TO APPROVE LOT MERGER (LM08-01) FOR DEREK LAMONT AND LOT LINE ADJUSTMENT (LA08-01) FOR PAUL ANEMA BASED ON THE FINDINGS AND SUBJECT TO THEIR CONDITIONS OF APPROVAL

1.0 PUBLIC HEARING

Chairman Hall explained the public hearing process.

1.1 DEVELOPMENT AGREEMENT (DA08-01)/TENTATIVE PARCEL MAP (PM08-01) for Frank Borges, this is a public hearing on a request to enter into a Development Agreement with the City of Ripon and subdivide a 1.02 acre (more or less) parcel into two separate parcels for residential development located at 1190 S. Robert Ave. in the R1C (Single Family Residential – Custom) district. A Negative Declaration (PEA08-05) is recommended for this project.

Director Zuidervaart introduced the staff report into the record along with the findings and conditions.

Director Zuidervaart said that this is a request to subdivide a 1.02 acre parcel into two (2) residential lots and to enter into a Development Agreement with the City of Ripon for residential development of the property located in the R1C (Single Family Residential – Custom) district. The property is located on the south/east corner of Doak Boulevard and Robert Avenue.

Director Zuidervaart then said that the purpose of the Tentative Parcel map is to subdivide the 1.02 acres into two (2) single-family residential lots and to dedicate and improve the remaining portion of the full right-of-way for the south side of Doak Boulevard. Director Zuidervaart said that curb and gutter currently exists along the property frontage however the applicant will be required to dedicate and improve the remaining right-of-way along Doak Boulevard and Robert Avenue. These improvements include a 10’ parkway along Doak Boulevard with a combination 12’ class 1 bike lane/pedestrian walkway, and a 10’ parkway and 6’ sidewalk along Robert Avenue, including the handicap ramp at the corner of Doak Boulevard and Robert Avenue.

Director Zuidervaart said that the purpose of the Development Agreement is to insure that the development of the project is in the best interests of the City, and will provide for orderly growth and development of the area consistent with the City’s planning goals, and objectives. The essential part of the agreement is Exhibit C (conditions of approval) which specifies the Developer’s performance, such as the dedication of real property for public rights-of-way; construction of improvements; payment of mitigation fees, etc. All shown in the document attached to this report. Director Zuidervaart said that all permits being allocated to this project fall within the City’s 3% growth cap allocation schedule. Other than the conditions of approval indicated in the Exhibit C, the agreement is similar to those previously obtained from developers. The length of the agreement is 10 years and will be binding on future owners, if any.

Director Zuidervaart explained that the reason that a Development Agreement is being requested is because of the odd configuration of the property. Although the lots well exceed the minimum requirements for lot size in the R1C zone they do not meet the minimum lot depth of 120’, thus making it very difficult for a house to meet the setback requirements for the zone and be consistent with the surrounding neighborhood. In an attempt to keep a consistent look along Doak Boulevard the Development Agreement contains a provision which allows a 25’ front setback, which is actually only 5’ closer then the standard 30’ front setback. Also the driveways must be designed and constructed to discourage automobiles from backing out onto Doak Boulevard, much like all the homes that front on Doak Boulevard. The other provision provided for in the Development Agreement is a 20’ rear setback, instead of the 30’ rear setback that is standard for this zone.

Director Zuidervaart said that the Development Agreement also contains language that subjects the lots to an architectural review process to ensure quality and consistency with the surrounding neighborhoods.

Director Zuidervaart informed the Commission that on January 28, 2008, a meeting was held with the project review committee to review the project and discuss concerns and conditions of approval. The comments and conditions of approval received during the review period have been incorporated into the staff report where appropriate.

Director Zuidervaart then said that staff had received a comment from SSJID and handed out this letter to the Commission for review. Director Zuidervaart said that this condition is agreeable to Staff and requested that the Commission if they so desire, add this to the conditions of approval.

Director Zuidervaart showed various directional views of the property and said that the stand pipe will remain. Director Zuidervaart said that the Class II bike way would go away and be replaced with a Class I bike way.

Commissioner Winchell asked if the 12’ sidewalk incorporates the bike way and Director Zuidervaart replied yes.

Commissioner Van Essen asked if anything could be constructed over the irrigation line and Director Zuidervaart replied that no structures can be built over this line.

Commissioner Winchell asked if this property used to be Mixed Use and Director Zuidervaart replied no, that it has always been residential.

PUBLIC HEARING OPENED

Proponents: None

Opponents: None

PUBLIC HEARING CLOSED

Commissioner Krebbs said that this is a good opportunity to have something done with this odd piece of land and is in favor of this project

MOTION: MOVED/SECONDED (KREBBS/WINCHELL) AND CARRIED BY A

5-0 VOTE (ABSENT: BERG) TO APPROVE THE TENTATIVE PARCEL MAP (PM08-01) AND RECOMMEND THAT THE CITY COUNCIL ADOPT THE NEGATIVE DECLARATION (PEA08-05) AND APPROVE THE FRANK BORGES DEVELOPMENT AGREEMENT (DA08-01) BASED ON THE FINDING AND SUBJECT TO THE AMENDED CONDITIONS OF THE STAFF REPORT

Added Condition:

10. Comply with the condition in the attached letter dated February 4, 2008 from The South San Joaquin Irrigation District (SSJID).

2.0 GENERAL PLANNING

2.1 MAJOR SITE REVIEW (SR08-01)/LOT LINE ADJUSTMENT (LA08-02)/LOT MERGER (LM08-02) for American USA Homes LLC, Mahesh Ranchhod, this is a request to merge and adjust the lot lines of seven existing parcels resulting in six parcels at completion and to design the access road for future project development located on the southwest corner of W. Colony and Brady Lane in the C4 (Highway Service) district. This project is Categorical Exempt from CEQA Sections 15303(d) and 15305 (a).

Director Zuidervaart introduced the staff report into the record along with the findings and conditions.

Director Zuidervaart said that this request is to merge and adjust lot lines on Colony Plaza Pad B to facilitate future development of that site. Director Zuidervaart said that the site currently consists of seven parcels; however the developer wished to merge and adjust the lot lines to create a total of six parcels as well as design and construct a main access road for the site.

Director Zuidervaart then displayed the map and indicated the location of the access road.

Director Zuidervaart then said that all frontage improvements such as curb, gutter, and sidewalk currently exist along all frontages of the site and access to the site will be provided by two commercial driveways at this time, with the possibility of a few others in the future. The two currently proposed driveways will be off of Colony Road and Brady Lane on the south end of the project. The access road through the site appears to be 30 feet wide and will have delineated handicap pedestrian access along the entire length of the access road per current building code requirements. Each commercial driveway will be built per City of Ripon Standards with handicap ramps at each corner.

Director Zuidervaart said that street lighting, along with three wireless router and camera units will be required to be placed along the access road at time of initial construction phase for safety reasons, even though there are currently no applications for use at this time.

Director Zuidervaart explained that any and all uses seeking to build on this site would be required to come in front of the Planning Commission for separate approval.

Director Zuidervaart informed the Commission that on January 28, 2008, a meeting was held with the applicant and project review committee to review the project and discuss concerns and conditions of approval. The comments and conditions of approval received during the review period have been incorporated in the staff report where appropriate.

Chairman Hall said that one of the drawings shown in the packet has a hotel on it and asked if there have been any applications submitted yet and Director Zuidervaart replied that staff has just received an application for a gas station for the corner lot but have not received any other applications at this time.

Commissioner Van Essen asked what this property was zoned and Director Zuidervaart replied that it is zoned for Highway Service (C4).

MOTION: MOVED/SECONDED (VAN ESSEN/LEWIS) AND CARRIED BY A 5-0 VOTE (ABSENT: BERG) TO APPROVE MAJOR SITE REVIEW (SR08-01), LOT MERGER (LM08-02) AND LOT LINE ADJUSTMENT (LA08-02) FOR AMERICAN USA HOMES BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF THE STAFF REPORT

2.2 MAJOR SITE REVIEW (SR08-02) for John Heida, this is a request to construct a 8,200 square foot building with a potential of eight suites for Commercial/Light Industrial use located at 777 Doak Boulevard in the M1 (Light Industrial) district. This project is Categorical Exempt from CEQA 15332.

Director Zuidervaart introduced the Staff Report into the record along with the findings and conditions of approval. Director Zuidervaart said that this is a request to construct an approximately 8,200 square foot building with potential tenant spaces all located on a .75 acre parcel in the light industrial district along Doak Boulevard. Director Zuidervaart said that the project site also includes an off-street parking facility and associated landscaping.

Director Zuidervaart said that the exterior of the building will consist of stucco with “store front” treatments facing Doak Boulevard and on the West elevation of the building as well. The plans indicate that the south and west elevations will have foam moldings and other architectural features to enhance the “store fronts”. The North and East elevations show the building to have a stucco finish as well. The roof on the building, although slightly pitched, will be constructed as a flat roof structure hidden by a stucco capped parapet to add some architectural style to the building.

Director Zuidervaart said all frontage improvements currently exist along the frontage of the lot and access to the site will be provided by one shared commercial driveway approach located on Doak Boulevard. The shared driveway is between lots 54 and 55 and is meant to limit the number of driveway approaches accessing Doak Boulevard, which has been designed and built as a minor arterial.

Director Zuidervaart said that the off-street parking facility provides a total of 35 spaces (30 standard, 2 compact, and 3 handicap) which greatly exceeds the required local regulations, and all the stalls meet the City’s standard dimensions which are 10 X 19. There are no bike spaces shown on the plan, however bike stalls will be incorporated into the site design per City of Ripon Standards. Although there is no lighting indicated on the plans, adequate lighting for security around the building has been incorporated into the conditions of approval.

Director Zuidervaart said that the site contains approximately 3,415 square feet of landscaping, which slightly exceeds the City’s standard of 10%. The applicant, at this time has not indicated any detail as to plant species or irrigation systems for the site; however the applicant will be required to submit detailed landscaping plans to the Public Works Department showing connection to the City’s non-potable water system for irrigation purposes. Director Zuidervaart then said that there is one trash enclosure indicated on the plan, which will be constructed per City of Ripon Standards and an eight foot masonry wall currently exists between the light industrial and residential property, which meets City Standards for district separations.

Commissioner Van Essen asked if this lot was located on the corner of Doak and Vera and Director Zuidervaart replied that it is three or four parcels east of Vera.

Commissioner Van Essen asked if staff knew what would be going in their other than the Heida Computer business and Director Zuidervaart replied no but that the applicant has provided enough parking to meet the commercial requirement of 1 for every 250 spaces rather than 1 for every 500 spaces which is the industrial requirement.

Commissioner Winchell asked if the lighting onto residential properties has been addressed and Director Zuidervaart explained that it is part of the City’s standard to have light from non-residential uses shielded onto residential lots.

Commissioner Winchell asked if there will be any hours of operation controls and Director Zuidervaart replied that if a business wishes to come in that requires a use permit this can be looked at. Director Zuidervaart then went on to say that these lots are part of the Palm Grove Subdivision and that the developer has placed CC&R’s that are more restrictive.

Commissioner Winchell said that he likes the look of this building and would like to see more industrial buildings with this type of front.

MOTION: MOVED/SECONDED (WINCHELL/KREBBS) AND CARRIED BY A 5-0 VOTE (ABSENT: BERG) TO APPROVE MAJOR SITE REVIEW (SR08-02) FOR JOHN HEIDA BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF THE STAFF REPORT

2.3 MAJOR SITE REVIEW (SR07-07) for Richard and Dana Townsend c/o Jim Freitas, this is a request to construct a 6,000 square foot restaurant with off-street parking located on a 1.020 (more or less) acre parcel at 1595 W. Santos Ave. in the C4 (Highway Service) district. A Mitigated Negative Declaration (PEA07-12) is recommended for this project.

Director Zuidervaart introduced the staff report into the record along with the findings and conditions of approval. Director Zuidervaart said that this is a request to construct a 6,000 square foot restaurant with off-street parking located on a 1.17 acre parcel in the C4 (highway service) district, on the corner of Santos Ave. and Jack Tone Rd.

Director Zuidervaart said that the exterior of the building appears to be stucco with stone facades at the entrance, and a Spanish style tile roof. The plans indicate that there will be two covered patios in the front which will be covered by wood arbors for outdoor dining. The entrance of the restaurant also appears to have an arbor treatment as well.

Director Zuidervaart said as part of the site plan approval the applicant will be required to dedicate and improve the full half width right-of-way for Jack Tone Road along their property frontage. Director Zuidervaart said these improvements along Jack Tone Road would include the installation of a center median with a turn pocket on Jack Tone Road; widening of Jack Tone Road along the property frontage, to the full 140’ wide right-of-way; Installation of 100 mil pavers on their half of Jack Tone Road along the property frontage; under-grounding of overhead utilities along property frontage on Jack Tone Road; installation of curb, gutter, handicap ramps, and combination class 1/pedestrian sidewalk along property frontage on Jack Tone Road; and, relocation of the traffic signal on the north/east corner of Jack Tone Road and Santos Avenue.

Director Zuidervaart went on to say that another part of the site plan approval requires the applicant to dedicate and improve a right turn lane from Santos Avenue onto Jack Tone Road, which will also be constructed using 100 mil pavers.

Director Zuidervaart said that the off-street parking facility provides a total of 78 spaces (63 standard, 2 handicap, and 13 standard stalls on the adjacent parcel) which exceeds the required local regulations, and all the stalls meet the City’s standard dimensions which are 10 X 19. There are no bike spaces shown on the plan, however bike stalls will be incorporated into the site design per City of Ripon Standards. Although there is no lighting indicated on the plans, adequate lighting for security around the building has been incorporated into the conditions of approval.

Director Zuidervaart said that access to the site will be provided by two commercial driveways, one on Santos Avenue, which will be a right-in/right-out only and the other driveway will be on Jack Tone Road, which will also be a right-in/right-out driveway only.

Director Zuidervaart said the site contains approximately 13,080 square feet of landscaping, which greatly exceeds the City’s standard of 15% for the C4 district. The applicant, at this time has not indicated any detail as to plant species or irrigation systems for the site; however the applicant will be required to submit detailed landscaping plans to the Public Works Department showing connection to the City’s non-potable water system for irrigation purposes.

Director Zuidervaart then said that there is one trash enclosure indicated on the plan, which will be constructed per City of Ripon Standards.

Chairman Hall asked what affect the parking lot would have on an adjacent parcel and Director Zuidervaart explained that the applicant is required to self park but that this is additional parking and helps to provide better circulation for the site.

Chairman Hall asked if there will be a fire lane provided around the back side of the building and Director Zuidervaart replied that their was no fire lane provided around the back side of the building, however the applicant has provided a 20’ setback of the building from the property line. Chairman Hall asked if a fire lane was required around the back side of the building and Director Zuidervaart replied no, that the Fire Department had reviewed the plans and were O.K. with the site layout.

Commissioner Winchell asked what the difference was between our regular pavers and the 100 mil pavers and Director Zuidervaart said that they are thicker and are able to withstand heavier loads.

Commissioner Winchell commented that he went through this intersection this afternoon and a truck had taken out a light there. Commissioner Winchell said that he knew the former Manager of Jimco and he had commented that the roads are not wide enough for big trucks. Director Zuidervaart replied that there will be a right turn lane which will allow for wider turns. Director Zuidervaart said that there will probably always be issues but that the applicant is moving the light signal back which may help.

Commissioner Krebbs asked if the 100 mil requirement was only for around the intersection and Director Zuidervaart replied that it is the City’s desire to convert the whole area to 100 mil pavers and that the City will try to get as much done as they can as development occurs.

Commissioner Krebbs commented that the problem is caused by the inertia of the trucks when they are stopping and starting.

Director Zuidervaart said that hopefully these pavers will last as the Port of Oakland has had success with these types of pavers.

Commissioner Van Essen asked if this was the same owner as the Las Casuela in Manteca and Director Zuidervaart replied that it is the same owner.

Commissioner Lewis asked if the tower was functional and Director Zuidervaart replied that it is an architectural feature and is open to the top.

Commissioner Lewis asked if the City has standard conditions that they use when approving a project and asked if the applicant is O.K. with these conditions as they seem extensive.

Director Zuidervaart replied that the City sat down with the applicant and initially there were some disagreements. Director Zuidervaart went on to say that there will be some shared costs with the City, such as the signal light and the right turn pocket.

Commissioner Lewis said that these pavers are an area wide concern and asked if we are getting some money from the other businesses around that would be benefiting from these pavers and Director Zuidervaart replied that we get these items done when a project is brought to us.

Commissioner Lewis said that this looks like a nice project.

Commissioner Winchell asked if the applicant was going to speak and Director Zuidervaart replied that the applicant was not present.

Commissioner Winchell asked if the applicant would be able to do a highway sign or be able to go on the existing sign and Director Zuidervaart replied that the owner of the current Save Mart sign have indicated that all their spaces are spoken for. Director Zuidervaart said that they would probably want to locate on a multi-section freeway sign.

Commissioner Winchell asked if they would be moving from their downtown location and Director Zuidervaart replied that the applicant has not indicated either way but that the downtown business gets their own local business.

MOTION: MOVED/SECONDED (VAN ESSEN/KREBBS) AND CARRIED BY A 5-0 VOTE (ABSENT: BERT) TO ADOPT THE MITIGATED NEGATIVE DECLARATION (PEA07-12) AND APPROVE MAJOR SITE REVIEW (SR07-07) FOR RICHARD AND DANA TOWNSEND BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF THE STAFF REPORT

2.4 AMENDMENT TO MAJOR SITE REVIEW (SR06-07) for Ray Davidson, this is a request to amend a previously approved site plan for a car wash facility by increasing the square footage from 3,750 square feet to 6,720 square feet and to incorporate within the building a light retail and deli center located at 1423 W. Santos Ave. in the C4 (Highway Service) district. A Negative Declaration (PEA08-04) is recommended for this project.

Director Zuidervaart introduced the Staff Report into the record along with the findings and conditions of approval. Director Zuidervaart said that the request is to construct a 6,461 square foot full service car wash facility. The facility will contain approximately 4,100 square feet of light retail with a deli center and approximately 2,400 square feet of the facility will consist of the car wash tunnel. The facility will be located on an approximately 1.02 acre parcel in the C4 (Highway Service) district, on the corner of Santos Avenue and Hoff Drive.

Director Zuidervaart said that the exterior of the building appears to be stucco with stone facades and pillars, and appears to include a tile roof. The plans indicate that there will be a covered vacuum area for the automobiles and a trellis overhang area for customers to wait while their automobiles are being detailed. Director Zuidervaart said that the applicant has indicated that there will be a small retail and deli area within the facility as well.

Director Zuidervaart said that the off-street parking facility provides a total of 22 spaces (21 standard, and 1 handicap) which slightly exceeds the required by local regulations and although the plans show the parking stalls to be 9’ wide, the applicant will be required to meet the current City standards which are 10 X 19. There are no bike spaces shown on the plan, however bike stalls will be incorporated into the site design per City of Ripon Standards. Although there is no lighting indicated on the plans, adequate lighting for security around the building has been incorporated into the conditions of approval.

Director Zuidervaart said that access to the site will be provided by one commercial driveway, on Santos Avenue, which will be designed as a right-in/right-out only. Another driveway has been incorporated into the site design which is an exit only driveway, exiting onto Hoff Drive.

Director Zuidervaart said the site contains approximately 4,378 square feet of landscaping, which just met the City’s standard of 10% for the C4 district at the time of initial project approval. The applicant has indicated on the site plan that the landscaping will contain decorative olive trees, queen palms, azalea shrubs, and sod. The applicant will also be required to landscape the median fronting the property on Hoff Drive as part of their approval. Detailed landscaping plans will be required to be submitted to the Public Works Department showing connection to the City’s non-potable water system for irrigation purposes. Director Zuidervaart said that the applicant is hooking up the car wash facility to our non-potable water system which will save our potable water.

Director Zuidervaart said there is one trash enclosure indicated on the plan, which will be constructed per City of Ripon Standards.

Director Zuidervaart informed the Commission that on January 28, 2008, a meeting was held with the applicant and project review committee to review the project and discuss concerns and conditions of approval and the comments and conditions of approval received during the review period have been incorporated into the staff report where appropriate with the exception of the conditions from CalTrans as the City already collects fees to address this.

Chairman Hall asked if there is a vacuum area in the trellis overhang and Director Zuidervaart referred this question to the applicant.

Chairman Hall asked if the bathroom facility shown on the plan was for the employees or for the public.

Applicant Ray Davidson said that there is a bathroom facility for the public inside the building but the one shown on the plan is for the employees.

Commissioner Krebbs asked if this car wash was a full service facility and Mr. Davidson replied that it will provide both full service and express service options.

MOTION: MOVED/SECONDED (KREBBS/WINCHELL) AND CARRIED BY A 5-0 VOTE (ABSENT: BERG) TO ADOPT THE NEGATIVE DECLARATION (PEA08-04) AND APPROVE THE AMENDMENT TO MAJOR SITE REVIEW (SR06-07) FOR RAY DAVIDSON BASED ON THE FINDINGS AND SUBJECT TO THE CONDITIONS OF THE STAFF REPORT

Commissioners= Reports: Commissioner Winchell asked when the City would begin tearing up the downtown and Director Zuidervaart replied that the Frontage Road is getting ready to go in and the downtown project will begin in March or April. Commissioner Van Essen asked how long the Fulton overpass would be closed and Director Zuidervaart replied that it is projected to be closed for two or three months. Director Zuidervaart then said that the downtown area will take approximately six to eight months to build out for everything.

Commissioner Krebbs informed the Commission that he would not be at the March Planning Commission Meeting.

City Attorney=s Reports: No Reports.

Director=s Reports: Director Zuidervaart said that the March Planning Commission meeting would consist of review of a report that was prepared by Jim Harrigan for The City of Ripon’s Economic Development. Commissioner Van Essen asked if Mr. Harrigan has been talking with Mr. Wilbur and Director Zuidervaart replied yes, and that anyone who has had interest or an idea for our downtown has been given Mr. Harrigan’s contact information.

Commissioner Winchell commented that our City is split in half by highway 99 providing great opportunity for our City to be an easy place for people to come to eat or visit. Commissioner Winchell went on to say that Lodi has great restaurants to go to but it is difficult to get to these from the freeway.

Commissioner Winchell asked if CalTrans is still planning on closing the Milgeo on/off ramps and Director Zuidervaart replied that if Hwy 99 ever widens then this on and off ramp may go away but that does not appear to be in the near future. Commissioner Winchell commented that this would be a mistake. Director Zuidervaart replied that this is not up to the City and hopefully by this time the City will have a new interchange north of Jack Tone (Olive Expressway) to help with traffic.

Adjournment: There being no further discussion the meeting was adjourned at 8:00 p.m. to the next regularly scheduled meeting of March 11, 2008 at 7:00 p.m.

(Signed) Stan Hall, Chairman

ATTEST: ____________________ ______

(Signed) Ken Zuidervaart, Secretary