Resolution - 2006-21RESOLUTION NO.2006-21
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF WEST
COVINA, CALIFORNIA, APPROVING PRECISE PLAN NO. 04-09 ON
APPEAL OF PLANNING COMMISSION ACTION
PRECISE PLAN NO.04-09
NEGATIVE DECLARATION OF ENVIRONMENTAL IMPACT
APPLICANT: RHL Design Group, hic.
LOCATION: 2700 E. Garvey Avenue South (Crestview Cadillac)
WHEREAS, there was filed with this Council a verified application on forms prescribed by
the Council, a request for a precise plan requesting approval of a precise plan to increase the
showroom floor area, add a multi -story vehicle storage structure and renovate the exterior of the
existing dealership building on that certain property generally described as:
Assessor's Parcel No. 8480-016-021, as listed in the records of the office of the Los
Angeles County Assessor; and
WHEREAS, the Planning Commission, upon giving the required notice, did on the 19`h
day of January, 2006 conduct a duly advertised public hearing as prescribed by law; and
WHEREAS, the Planning Commission did adopt Resolution No. 05-5092 approving the
application; and
WHEREAS, on December 29, 2005, an appeal of the Planning Commission action was filed
by Shelley Sanderson; and
WHEREAS, the City Council did, on the 2151 day of February, 2006 and the 21" day of
March, 2006, conduct a duly advertised public hearing as prescribed by law, and considered
evidence presented by the Planning Commission, Planning Department, and other interested
parties; and
WHEREAS, studies and investigations made by this Council and in its behalf reveal the
following facts:
1. The project consists of a request for a precise plan to construct a 75,855-square foot, four-
story parking garage and a 4,170-square foot addition to an existing auto dealership
(Crestview Cadillac). The site is currently occupied by 34,494-square feet of building space
consisting of the auto dealership office, car wash, and paint booth. The project is located in
the "Medium Commercial" (C-2) Zone.
2 The project is consistent with the General Plan land use designation of "Service &
Neighborhood Commercial" and the zoning classification of "Medium Commercial" (C-2).
3. Approval of the requested precise plan will not be detrimental to adjacent properties as the
design was developed with attention directed to the relationship of the project to surrounding
land uses.
4. Appropriate findings for approval of a precise plan of design are as follows:
. a. That consideration has been given and restrictions imposed to the extent necessary to permit
the same degree of enjoyment of the subject property, but subject to the same degree of
protection of adjoining properties, as would be accorded in normal circumstances, by the
standard restrictions imposed by the Municipal Code.
b. That strict adherence to the development standards of the applicable zone and the
proposed precise plan will not measurably depreciate property values in the vicinity or
interfere with the use or enjoyment of property in the vicinity or endanger the public
peace, health, safety or general welfare.
Resolution No. 2006-21
March 21, 2006
c. That the project is reviewed in terms of its _architectural design, general exterior
appearance, landscaping, color, texture of surface materials and exterior construction,
shape and bulk and other physical characteristics including location and type of public
utility facilities and is found to facilitate the orderly development of the precise plan area.
5. The initial study prepared for the project disclosed that the project will not have a significant
impact on the environment. Mitigation measures have been incorporated into the project's
design and as conditions of approval to reduce impacts on the environment to a less than
significant level. A Negative Declaration of Environmental Impact has been prepared
pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970,
as amended.
NOW, THEREFORE, the City Council of the City of West Covina does resolve as follows:
SECTION 1. On the basis of the evidence presented, both oral and documentary, the City
Council makes the following findings:
a. The project proposes the construction of a 4,170-square foot addition to an existing
34,494-square foot auto dealership office and showroom. The proposal will result in
exterior modifications to the existing dealership building and removal of the detached
modular office building. Also proposed is a request to construct a 74,211-square foot,
three-story, 30-foot high (maximum) parking structure. The applicant is proposing the
parking garage to add employee parking and inventory parking. The showroom addition
will provide more area to showcase vehicles away from outdoor elements. The parking
garage and showroom addition meet or exceed all applicable Municipal Code requirements,
including but not limited to, setbacks, parking spaces, landscaping, and building coverage.
The project is consistent with the "Medium Commercial" (C-2) Zone.
b. The project site consists of a sloped pad with frontage on Garvey Avenue South and the San
Bernardino Freeway. The property is an irregular -shaped lot with a rectangular portion
facing Garvey Avenue South tapering to a triangular rear yard facing the Walnut Creek
Wash. The property is improved with an existing auto dealership building, two body shop
buildings, two parts storage buildings, an office building, a service building, paint booth and
the showroom and landscaping throughout the site. Therefore, the addition of a showroom
area and parking garage will not depreciate property values, interfere with the use or
enjoyment of property in the vicinity, or endanger the public peace, health, safety or general
welfare, due to its location, and the general compatibility of the project with the retail uses in,
the surrounding area.
c. The development is found to facilitate the orderly development of the precise plan area.
The architectural design of the showroom addition is proposed in a manner that will
blend with the existing auto dealership building. The parking garage will be designed
with two -foot parapet walls to impede clear view of the vehicles within the garage. A
six-foot high parapet wall is proposed along the rear elevation to protect the privacy of
neighboring residential uses. At least fifteen trees are proposed along the southern wall
of the parking garage to screen the garage from the nearby residential across the Walnut
Creek Wash.
SECTION 2. That pursuant to all of the evidence presented, both oral and documentary,
and further based on the findings above, Precise Plan No.04-09 is approved subject to the
provisions of the West Covina Municipal Code, provided that the physical development of the
herein described property shall conform to said plan and the conditions set forth herein which,
. except as otherwise expressly indicated, shall be fully performed and completed or shall be
secured by bank or cash deposit satisfactory to the Planning Director, before the use or
occupancy of the property is commenced and before the Certificate of Occupancy is issued, and
the violation of any of which shall be grounds for revocation of said precise plan by the Planning
Commission or City Council.
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Resolution No. 2006-21
March 21, 2006
SECTION 3. That the precise plan shall not be effective for any purpose until the owner of
the property involved (or a duly authorized representative) has filed at the office of the Planning
Director, his affidavit stating he is aware of, and accepts, all conditions of this precise plan as set
forth below. Additionally, no permits shall be issued until the owner of the property involved (or a
duly authorized representative) pays all costs associated with the processing of this application
pursuant to City Council Resolution No. 8690.
SECTION 4. The costs and expenses of any enforcement activities, including, but not
limited to attorneys' fees, caused by the applicant's violation of any condition imposed by this
approval or any provision of the West Covina Municipal Code shall be paid by the applicant.
SECTION 5. That the approval of the precise plan is subject to the following conditions:
a. Comply with plans reviewed by the City Council on March 21, 2006.
b. Comply with color and material boards.
c. Comply with all applicable sections of the West Covina Municipal Code.
d. The operation of the facility shall comply with the West Covina Noise Ordinance.
e. Comply with all requirements of the "Medium Commercial" (C-2) Zone.
f. All construction shall comply with the provisions of the West Covina Municipal Code
and the requirements of the Engineering and Building Departments.
g. A parking lot lighting plan showing electrolier types and locations, average illumination
levels, points of minimum illumination and photometric data in conformance with
Planning Commission Resolution No. 2513 and as requested shall be submitted to and
approved by the City Engineer.
It. Building and parking lot lighting is required to be architecturally integrated with the
building design. Standard security wall packs are not acceptable unless they are provided
with hooding that is architecturally compatible with the building.
i. Employee and customer parking spaces shall be clearly identified as such with signage,
pavement stencils, or both.
j. Loading or unloading of vehicles shall only occur within the auto dealership property.
k. A minimum of 47 employee parking spaces shall be provided on the dealership lot at all
times.
1. Any proposed change to the approved site plan shall be reviewed by the Planning
Department and the written authorization of the Planning Director shall be obtained prior
to implementation.
in. Prior to the issuance of grading permits, the applicant shall submit three copies of
detailed landscaping and irrigation plans to the Planning Department for review and
approval. Said plan shall include type, size, and quantity of landscaping materials, as
well as, a fully automatic comprehensive watering system in compliance with the City's
water efficient landscape requirements. Landscaping areas are to be kept free of litter
and diseased or dead plants. Diseased, dead, damaged and/or disfigured plants shall be
replaced as deemed necessary by the Planning Director. All installation of landscaping
and irrigation shall be completed prior to issuance of a Certificate of Occupancy or final
Building and Engineering Division clearance.
n. Trees that will grow to a larger size at maturity shall be planted along the southern wall
of the parking garage to block the view of the wall to the residential homes to the south.
The trees shall be placed approximately 15 feet apart and shall be a minimum of 15
gallon in size.
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Resolution No. 2006-21
March 21, 2006
o. All ground -mounted, wall -mounted and/or roof -mounted equipment not shown on the
approved Study Plan and exhibits shall be screened from all views, in a manner that is
architecturally compatible with the main building. Plans and elevations indicating the
type of equipment and method of concealment shall be submitted to the Planning
Director for review and approval prior to the issuance of building permits.
p. All utilities shall be installed underground.
q. The location of new electrical transformers and other mechanical equipment, if not
indicated on the approved Study Plan, must be approved by the Planning Director prior to
the issuance of building permits.
r. Gutters and downspouts shall not project from the vertical surface of the building
pursuant to Section 26-568 (a) (3).
s. Building and parking lot lighting is required to be architecturally integrated with the
building design. Standard security wall packs are not acceptable unless they are provided
with hooding that is architecturally compatible with the building.
t. Pole mounted parking lot lighting shall be accurately indicated on the grading plan and
shall be located within landscaped or hardscaped area. Pole locations shall be accurately
staked prior to installation by the Civil Engineer that prepared the grading plan.
u. The approved use shall not create a public nuisance as defined under Section 15-200 of
the West Covina Municipal Code.
v. All antenna and antenna support structures shall be placed and installed in a manner
which screens at least 75 percent of the antenna when viewed from ground level from any
adjacent public right-of-way or residentially zoned properties. Such screening may
include landscaping, fencing, or walls, which have been integrated with the design of the
building.
w. No exterior public address or amplification devices shall be installed or utilized at the
site.
x. The security alarm system shall be upgraded to reduce the noise impacts to neighboring
properties.
y. Final design plans for areas receiving special paving treatments shall be submitted to the
Planning Department for review and approval prior to the issuance of building permits.
z. Fencing utilized throughout the site shall be compatible with the building architecture and
shall be reviewed and approved by the Planning Department for architectural
compatibility and location prior to issuance of building permits.
aa. All outdoor trash areas shall be screened on all sides from public view by a minimum
5'6" high decorative block wall with a gate constructed of durable materials and an
architectural cover. Trash enclosures visible from the parking area are required to have a
trellis cover. The trash compactor areas as indicated on the approved plans are not
required to be covered by a trellis any relocation of these enclosures may require trellis
covers. Provide construction details prior to issuance of a building permit.
bb. That any proposed change to the approved site plan, floor plan or elevations be reviewed
by the Planning, Building, Fire and Police Departments and the Redevelopment Agency
and that the written authorization of the Planning Director shall be obtained prior to
implementation.
cc. All new gutters and downspouts shall not project from the vertical surface of the building
pursuant to Section 26-568 (a) (3).
dd. Comply with all requirements of the "Art in Public Places" ordinance, prior to the
issuance of building permits.
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Resolution No. 2006-21
March 21, 2006
ee. The applicant shall indemnify, hold harmless and defend the City Of West Covina (City),
its agents, officers, and employees from any claim, action, proceeding or damages against
the City, its agents, officers, or employees to attack, set aside, void, or annul the approval
by the City of this Tract Map. Further, the applicant shall indemnify, hold harmless and
defend the City Of West Covina (City), its agents, officers, and employees from any
claim, action, proceeding or damages against the City, its agents, officers, or employees
arising out of the action, inaction or negligence of the applicant, its employees, officers,
agents, contractors, subcontractors, successors or assigns in planning, engineering,
constructing or in any manner carrying out the Tract Map or any improvements required
for the Tract Map. The indemnity shall be contained in a written document approved by
the City Attorney.
ff. The applicant shall meet any and all monitoring or reporting requirements necessary to
ensure compliance with the mitigation measures contained in the Mitigated Negative
Declaration of Environmental Impact as those may be determined by the City, including,
but not limited to, entering into an agreement to perform and/or for monitoring and
reporting during project construction and implementation. The applicant further agrees it
will cease construction of the project immediately upon written notice of a violation of
such requirement and that such a provision may be part of any agreement of City and
applicant.
gg. Comply with the mitigation measures as outlined in the Mitigated Negative Declaration
of the Environmental Impact dated November 15, 2005, and as follows:
1. All grading and construction shall comply with the provisions of the West Covina
Municipal Code and the requirements of the Engineering and Building Departments.
2. All conclusions and recommendations of the required Geotechnical Report shall be
completed as part of the project review and construction.
3. Vigorous wetting procedures or other dust palliative measures shall be maintained
during earth moving operations to minimize fugitive dust emissions in compliance
with applicable codes and ordinances pertaining to dust suppression requirements
(including SCAQMD RULE 403).
4. During construction, water trucks or sprinkler systems shall be used to keep all areas
of vehicle movement damp enough to prevent dust from leaving the site. At a
minimum this would include wetting down such areas in the later morning and after
work is completed for the day and whenever wind exceeds 15 miles per hour.
5. Roadways shall be swept periodically as determined by the City Engineer and/or
Maintenance Services Superintendent or otherwise cleared of any spilled materials to
assist in minimizing fugitive dust.
6. Trucks importing or exporting earthen materials shall be covered or, sprinkled with
water prior to entering public streets.
7. Heavy-duty construction equipment shall be kept on -site when not in operations to
minimize exhaust emissions associated with vehicles repetitiously traveling to and
from the project site.
8. The number of pieces of equipment operating simultaneously should be minimized
through efficient management practices.
9. Construction equipment shall be maintained in proper tune to reduce exhaust
emissions.
10. Diesel -powered equipment such as booster pumps or generators should be replaced
by electric equipment, if feasible.
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Resolution No. 2006-21
March 21, 2006
11. During Santa Ana wind conditions with wind speeds exceeding 15 mph, soil
disturbance areas shall be watered hourly or active operations on unpaved surfaces
shall, be terminated until the wind speeds no longer exceed 15 mph.
12. Graded surfaces shall be vegetated as soon as feasibly possible after the completion
of grading within the construction area.
�r 13. Landscaping shall be installed on all graded surfaces proposed for landscaping as
soon as feasibly possible after the completion of grading operations.
14. During grading and construction, delivery of materials and equipment, outdoor .
operations of equipment, and construction activity shall be limited to the hours
between 7:00 a.m. and 8:00 p.m.
15. All construction equipment, stationary or mobile, shall be equipped with properly
operating and maintained mufflers.
16. All construction equipment shall be stored on the project site during the construction
phase to eliminate daily heavy-duty truck trips on vicinity roadways.
17. The operation of the facility shall comply with the West Covina Noise Ordinance.
18. Landscaping plans shall be submitted to the Planning Department. The landscaping
plan shall conform with the approved site plan. Additionally, all areas not requiring
paving shall be landscaped.
19. All project landscaping shall be installed prior to occupancy.
20. A lighting plan check shall be conducted to ensure that light does not "spill over"
onto adjoining property. All exterior lighting shall be hooded and directed so as to
reflect away from adjoining properties.
21. The proposed car wash is required to follow the Standard Urban Stormwater
Mitigation Plan (SUSMP) to incorporate any best management practices to prevent
pollution, trash, litter etc. from entering any storm drain, channel or waterway. This
plan must be approved prior to the public hearing and will become one of the
Conditions of Approval per the Building Division.
hh. Building Division Requirements:
1. All Conditions of Approval as approved by the Planning Commission shall appear as
notes on the plans submitted for building plan check and permits.
2. Compliance with the State of California Accessibility regulations is required, including:
a) Passenger loading zone shall have a 60" by 240" minimum access and unloading aisle
alongside and parallel to the loading zone, service drop off.
b) Accessible path of travel to entrances from the public sidewalk. Clearly show
connection to public sidewalk.
c) All sidewalks and curb within any pedestrian path of travel shall be made accessible
by use of curb ramps. Clearly show all wheelchair path of travel.
d) All employee areas shall be accessible including behind counters and attendants.
e) Drinking fountains (high/low) are required to be accessible.
f) All public telephones shall be accessible. At least one and 25% shall be equipped for
hearing impaired, volume control. At least one telephone shall comply with CBC
1117B.2.9.2 for text telephones where there are at least 4 phones on the site.
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Resolution No. 2006-21
March 21, 2006
g) Aisles and seating shall be accessible. 44" min.
h) Accessible parking for employees, both covered and uncovered with a clear path of
travel.
3. Fire sprinklers are required for any building over 10,000 sf.
i 4. The area appears to me in an area mapped by the California Division of Mines and
Geology as having potential for seismic induced liquefaction. A soils and geology report
is required to address the potential for and mitigation measures of any seismic induced
liquefaction.
5. Dead end corridor may not exceed 20' in length. Provide min. 44" exit width.
6. Illuminated exits and exit signs are required to have a second source of power supply for
back-up emergency lighting. UBC 1012, 1013.
7. Install curb, sidewalk or planter in place of wheel stops. If a planter is used, landscaping
shall be low groundcover or turf and shall not exceed the height of the six-inch curb, for
employee or guest parking (not inventory.)
8. Parking structure may require deep footings or obtain approval of LA CO flood control.
9. All new on -site utility service lines shall be placed underground.
ii. Fire Department Requirements:
1. This development shall conform with California Code of Regulations Titles 19 and
24, West Covina Municipal Codes and approved standards of installation.
2. New and existing buildings, where connected, shall be provided with fire sprinkler
systems.
3. Fire alarm systems shall be installed as required by the Fire and Building Code.
4. Placement of the construction barrier shall be provided with a minimum of 2 entry
gates for the Fire Department.
5. Fire Department fees shall be reviewed, approved and paid at Fire Administration (if
there is a balance) before construction final or issuance of temporary occupancy.
- Plan review
- Expedite plan review or inspections.
- Fire protection inspections in excess of 2 inspections.
- All construction inspections.
- Non-compliance fees.
- Additional accumulated fees related to the above items.
6. Acceptable methods of alternative protection shall be submitted in writing to the
Building and Fire Department and approved before plan approval.
7. The "Conditions of Approval" as required by the Fire Department shall appear on the
cover page of the plan submittal for initial review.
8. An updated hazardous materials inventory and management plan for the storage
and/or use of flammable, combustible, or hazardous materials shall be included as
part of the initial plan review process.
9. Fire lanes shall be painted, or posted, before construction final. Information showing
location of all fire lanes must be on the initial drawing submittal to the Building and
Safety Department for evaluation.
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Resolution No. 2006-21
March 21, 2006
10. An approved number or address shall be provided in a position that will be plainly
visible from the street, or road fronting the property. Numbers are required to be a
minimum of 6 inches in height.
11. This project requires the installation of lock boxes. Locations shall be identified by
the Fire Dept. and boxes shall be installed, with keys, before construction final.
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12. If gated access is desired to any part of this property, the gated access is required to
have a card reader installed which will open the gate automatically, for emergency
personnel, with a master card.
13. New on -site fire hydrants are required for this project. Existing hydrant locations
within 300 feet of this project were not shown on this informational package. The
water supply system shall be designed and installed, capable of providing the
minimum fire flow as required by the Fire Code, and verified by a letter from the
Water Department. On -site fire hydrants shall be installed as required prior to the
delivery of construction materials to the job site. Plans for the on -site water system
shall be submitted and approved by the Fire Department before work begins. The
system shall be reviewed, approved and operational before construction materials are
delivered to the site.
14. Fire Department access and turn around compliance has not been shown on this
informational package. A site plan that shows fire apparatus access roads with an
unobstructed width of not less than 20 feet and a vertical clearance of 13'-6". Cul-de-
sac and turn radiuses shall be a minimum of 35' (on -center). Approved provisions for
the turning radius of fire apparatus shall also be provided when a dead-end access
roadway (if applicable) is in excess of 150' in length. An all-weather surface shall be
provided before construction materials are delivered to the site.
15. A permit to use the building for the purpose of servicing motor vehicles is required
from the Fire Department. All vehicle fuel types must be identified on the plan
submittal. This information was missing from the information package submitted
through the Planning Department. A statement identifying the fuel types of vehicles
to be serviced must be shown on the drawings submitted to the Building and Safety
Department for evaluation. If CNG, LNG or hydrogen vehicles will be serviced,
additional requirements apply. In addition, service CNG, LNG or hydrogen alternate
fuel vehicles requires mechanical ventilation that will exhaust a minimum of I cubic
per minute per square foot of garage space. Exhaust inlet openings shall be located
within 6 inches of the floor. Exhaust duct openings shall be located to effectively
remove vapor accumulations from all parts of the area. System must be independent
of the heating and air conditioning systems and must operate continuously.
16. Floors must drain to an approved oil separator or trap discharging to sewers in
accordance with the Plumbing code. If an alternate method is considered, an
evaluation will be required for spill control in accordance with UBC and UFC
requirements.
17. Portable fire extinguishers with a minimum rating of 3A30 BC shall be provided
within 50 feet of all portions of the building in the service garage area and 75 feet in
all other areas. The locations, and classifications, must be provided on the initial
drawing submitted to the Building and Safety Department for evaluation.
18. Rooms, buildings, or areas used for storage, dispensing, use, mixing, or handling of
flammable and combustible liquids shall be provided with spill control and secondary
containment. Information showing locations of any above ground tank locations were
not shown on this informational submittal. This information must be provided with
r the initial drawings submitted to the Building and Safety Department for evaluation.
19. Floors in the service garage must be coated with a non -absorbent material.
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Resolution No. 2006-21
March 21, 2006
20. If any area may accumulate flammable vapors in basements or pits, the basement or
pit must have ventilation designed to prevent accumulation of those vapors. CFC,
Section 2902.5.
21. Alterations, or demo, to the area must comply with CFC, Article 87 and CBC,
Chapter 33. A copy of the asbestos testing report must be submitted with initial
submittal to the Building and Safety Dept. If abatement is required by SCAQMD, an
• additional permit from the fire Department is required.
22. Gated access to the property is required to have a card reader installed which will
open the gate automatically, for emergency personnel, with a master card.
jj. Engineering Division Requirements:
1. Comply with all conditions contained in Planning Commission Resolution No. 567.
2. The required street improvements shall include that portion of Garvey Avenue
contiguous to the subject property.
3. Adequate provision shall be made for acceptance and disposal of surface drainage
entering the property from adjacent areas.
4. Parking lot and driveway improvements on private property for this use shall comply
with Planning Commission Resolution No. 2513 and be constructed to the City of
West Covina Standards.
5. Water service facilities shall be constructed to at least meet the requirements for fire
flow established by the City's Fire Department and the requirements of the
subsequent water purveyor/owner of the facilities.
6. Prior to issuance of Building Permit, all of the following requirements shall be
satisfied:
a. A final grading and drainage plan showing existing and proposed elevations and
drainage structures (and showing existing and proposed on -site and off -site
improvements) shall be submitted to and approved by the Planning Department
and Engineering Division.
b. Arrangements for the installation of streetlights with underground wiring shall be
made with Southern California Edison Company. At the time of installation, the
applicant shall provide the necessary trenching and backfill. Submit two sets of
the subdivision and/or development plans to the Engineering Division, Traffic and
Lighting Section, to be used for designing the street lighting system.
c. A parking lot lighting plan showing electrolier types and locations, average
illumination levels, points of minimum illumination and photometric data in
conformance with Planning Commission Resolution No. 2513 and as requested
shall be submitted to and approved by the City Engineer.
d. An itemized cost estimate for all on -site and off -site improvements to be
constructed (except buildings) shall a submitted to the Engineering Division for
approval. Based upon the approved cost estimates, required fees shall be paid and
improvement securities for all on -site and off -site improvements (except
buildings) and 100% labor/material securities for all off -site improvements, shall
be posted prior to final approval of the plans.
r 7. Comply with all regulations of the Los Angeles Regional Water Quality Control
Board and Article H of Chapter 9 of the West Covina Municipal Code concerning
Stormwater/Urban Run-off Pollution control.
8. Provide a Soils Report and submit construction site grading plan. Show sewer
connections. Pay all Engineering plan check, inspection and permit fees.
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Resolution No, 2006-21
March 21, 2006
SECTION 6. The City Clerk shall certify as to the passage of this Resolution.
PASSED AND APPROVED on this 2151 day March 2006.
Mayor Shelley Sanderson
ATTEST:
ity Clerk La 'e Carrico
I, LAURIE CARRICO, CITY CLERK of the City of West Covina, California, do hereby certify
that the foregoing resolution was duly adopted by the City Council of the City of West Covina,
California, at a regular meeting thereof held on the 21" day March 2006, by the following vote of
the City Council:
AYES: Hernandez, Herfert, Lane, Touhey, Sanderson
NOES: None
ABSENT: None
ABSTAIN: None
ity Clerk 4aiffie Carrico
EXPIRATION DATE:
March 21, 2007 if not used.
APPROVED AS TO FORM:
,/ 4=
Ci Attorne Arn d Alvarez-Glasman
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