Francis City Planning Commission Meeting Thursday, February 18, 2016 Francis City Community Center 2319 So. Spring Hollow Rd. Francis, Utah 84036 Present: Chair Jill Jacobson, Commissioner Kevin Cannon, Commissioner Shauna Bushman, Commissioner Lorraine Flygare, Commissioner Trent Handsaker, Planner Marcy Burrell, Engineer Scott Kettle, Secretary Susan Moses Others Present: Renee Atkinson, Gene Atkinson, Vicki Hawks, John Kirkham, Chad Mitchell, Marilyn Mitchell, Vince Rampton, Susan Cann, John Keyes, Julie Keyes, Bill Crystal, Blake Broadhead, Hailey Broadhead, Kathy Broadhead, Jack Broadhead, Rex Campbell, Lindsay Baker, Jaren Housel, Myra Housel, Kyle Housel, Dusty, Housel, Allen Whitmore, Max Whitmore, Jon Shuppy, Rick Christensen, Derek Lamb, Kyle Funk, Alonzo Rhodes, Morgan Cox, Carlie Frandsen, Skyler Gee, Ashley Gee, Collette Madsen, LaNae Fitzgerald, Elaine Robb, Jack Walkenhorst, Jason Barto, Ken Allen, Lorrie Allen, Brent Gines, Terry Beckman, Emily Ritter, Jeff McNeil, Paul Watson, Kristi Major, Katie Stellpflig, Marion Wheaton, Bob Wheaton, Tim Atkinson, Mont Lundgreen, Stacy Lundgreen, Raishell Sutherland, Jack Prescott, Alonzo Rhodes, Darek Lamb, David Evans and others who did not sign the roll Call Meeting to Order Chair Jacobson called meeting to order at 7:00 pm Wild Willow Parks Plan Presentation from USU Landscape and Architecture Dept. Professor David Evans Chair Jacobson stated this is a presentation not a Public Hearing and at a future day we will make a decision on it. Professor David Evans from the Department of Landscaping Architecture and Environmental Planning at Utah State stated he and some of his students come for a visit a couple of months ago and met some of the neighbors of the Wild Willow Park area. Evans stated we have developed a couple concept alternatives based on what we learned from those neighbors Utah State students Alonzo Rhodes and Darek Lamb gave a slide show presentation. Alternative A 1. Accessible Parking -5 stalls 2. Buffer plantings and bioswale to handle parking lot runoff 3. Accessible restrooms with drinking fountain 4. Picnic / group pavilion 5. Native tree and shrub buffer (low water use) 6. Native grass meadow (low water use) 7. All paths 6 feet wide constructed of compacted 1/8 inch minus 8. Picnic Clearing #2 Page 1 of 12
9. East Entrance with Welcome sign Alternative B 1. Accessible Parking 10 stalls 2. Bicycle Pump-Track with easy and more experienced sections 3. Native grass around pump track and park perimeter (low water use) 4. Accessible restroom with drinking fountain 5. Picnic/Group Pavilion 6. Native tree and shrub buffer (low water use) 7. Play mound and nature play area 8. All paths 6 feet wide constructed of compact 1/8 minus 9. Turf grass multi-purpose field (low water use variety) 10. East entrance with Welcome sign Public Hearing: Butler-Christensen Annexation Petition and Concept Plan Chair Jacobson asked the Public to come up to the podium if they have a comment and stated they had 2 minutes, asked everyone to be respectful and professional in their comments. This is a Public Hearing to hear your comments and we welcome your comments, but we asked that they address the issue, be precise, and be to the point. If things get out of hand we will ask you to leave. If someone has a comment and you have the same comment you are more than welcome to come and say I agree with what they say or I disagree with what they say, if you agree please leave it at that and let the next person speak. Chair Jacobson asked that they sign their name at the podium on the sheet provided and then tell us their name before they speak. Planner Burrell read the staff report and projected a map on the wall. Burrell stated you have a letter in your packet from Kit Burton who is in opposition to this annexation. Burrell read a letter submitted from Jack and Kathy Broadhead objecting the proposed annexation. Letters from Dale and Sharen Hamilton also in packet. Commissioner Flygare stated she has talked with UDOT and they have not approved the road yet. Flygare stated before we annex this in we need to have UDOT approve the road. Planner Burrell stated this is one of the conditions we can set. Commissioner Flygare stated she also asked UDOT about measuring setbacks and was told you have to measure from property line not middle of the road. Flygare stated UDOT stated you have to have 30foot set back so you can have curb and gutter and other things. Planner Burrell stated that could be a condition of approval. Rick Christenson answered they are working with UDOT and they understand they have to abide by UDOT. Commissioner Bushman asked the reason they are putting in a gas station when there are three already in Kamas. Rick Christensen answered there are gas stations but no convenient stores. Christensen stated they will not be the operator, but there were a few different companies interested in that location. Commissioner Flygare responded that the gas stations in Kamas do have convenient stores. Page 2 of 12
Commissioner Cannon asked if the hotel will be a flag hotel. Rick Christensen responded it is very preliminary proposal, but that is what we would like to see. Commissioner Bushman commented in the letter from Kit Burton he commented that you would be competing with yourself having a hotel and overnight rentals. Rick Christensen answered when we started this process we looked to see what was needed here. We are developers, roof tops is what we do, the commercial was a thing to bring in some income and revenue into the town and overnight rentals is an idea we come up with. Christensen stated their numbers show about 30% of those would be overnight stays; these are family oriented where families come and stay for a week or maybe a month. Christensen stated they have a similar development in Hurricane and they helped Hurricane write an ordinance where it states you cannot stay longer than 30 days without approval. These would be vacation rentals. Commissioner Flygare asked what the cost would be for the nightly rentals. Rick Christensen answered there are four, three and two bedroom units so it would depend on the unit. Commissioner Cannon asked if these would be timeshares. Rick Christensen answered no. Christensen explained concept property management; someone will be there all of the time. Christensen estimated 30% would be rentals. The rentals would be for short term stay, less than 30 days without approval. Commissioner Flygare is concerned if no one buys the town-homes and no one wants to rent them, who will take care of it, concerned the City will have to take care of them. Rick Christensen stated the city will have no responsibility to take care of them; it will be run by an HOA. Christensen will bring in more information as we go along and will work with the Army Corp of Engineers. Commissioner Bushman commented you have two developments that you are discussing; this says they go hand in hand. Bushman asked if they were not exclusive of each other. Rick Christensen answered they are exclusive of each other. Christensen explained their idea was to put their model homes on the church property because it was a faster way to get something going and get some action, get some movement. Christensen stated one is not based on the others approval, that is what we would like to see. Chair Jacobson stated right know we don t have the zoning in place for this, we are working on that at the same time your project came in. Jacobson stated under our proposed RP zoning we are proposing to have 50% of the area to be open space. Jacobson asked how do you plan to address that. Rick Christensen answered if that is what you come up with then that is what we have to abide by and if we can t make it work we will have to go a different avenue. Commissioner Flygare asked if they would put in a play ground on the project by Paige Lane. Rick Christensen answered there will be a club house area, pool, hot tub, possible sports court, play area. Christensen stated we have to make it family friendly. Christensen thinks they have close to 45% open space right now, including space between condos and club house area. Page 3 of 12
Open to Public Susan Cann commented she listened to the discussion at the work session, and the comments the Planning Commission made is everyone wants a rural community, this proposal is not a rural community and it looks like he wants us to change our zoning to meet his desires not for him to change to meet our desires. Cann does not want a gated community in Francis; we have been saying how friendly we want to be, and locking up the gates for a new subdivision is not friendly. Cann stated at the last City Council meeting someone was proposing to change his development to put more housing in because he did a study and in order to put commercial development in Francis we need 15,000 roof tops. Cann stated Mr. Christensen is proposing a Commercial C- Store, fuel station along with a hotel and restaurant. This is just another developer coming in making promises in order to just get roof tops in here. Collette Matson stated this is not what I want to see for my community. I would like us to stay a rural community and keep the flavor we have and I do not think this fits in. John Keyes commented this is not Francis as I know, we try to hold to certain guidelines and to change it and put in all of this stuff will ruin our Town. People come in here and want to make money and the more homes they can stack in the more money they make. Keyes commented he cannot see 40% open space here. Concerned about where they will stack the snow. In the proposal it states 128 nightly rentals on 18 acres, with 40% open space, Keyes opinioned these will be little units, not going to have three bedrooms. Keyes commented so far in Francis we have been promised by almost every one of the developers that come in that they would give us commercial. Vince Rampton representing Kit Burton stated this body has as it considers the annexation of this property the General Plan. Rampton read from the Francis Town General Plan: Annexation Policy 1. Development should be encouraged to occur within the existing Town boundaries as a first priority. 2. Annexations may occur for commercial land uses as a second option. 3. Annexations for other types of land uses should only be approved based upon an over-whelming benefit to the community as a whole. Rampton commented you need to look at that standard and ask if that development confers an over-whelming benefit to the Town of Francis. Rampton commented what makes Francis beautiful is your air. Tim Atkinson is against this annexation, concerned about adding traffic to the road. Atkinson commented there are wetlands and irrigation drainage and run off. Atkinson stated the developer of the property on Lambert Lane gave the same spill, they were going to do commercial but all we have is houses, and the commercial is weeds and they dug holes to fix the wetlands and they are filled with water and we have mosquitoes. Gene Atkinson stated he is opposed to this annexation. You saw what happened with the Village at Lambert Land absolutely nothing; it ended up being a few homes. Atkinson asked what water will be turned into Francis; it cannot be Beaver Shingle because you cannot put Beaver Shingle into this drainage. Atkinson opinion the multifamily housing should be stopped. Page 4 of 12
Morgan Cox commented this is Park City over flow, this is not what we need, and we don t need another restaurant, this will end up as weeds because nothing will be done with this property or if something is built it will sit there empty. This is Park City overflow. Do we want Park City overflow in Francis. We live in Francis because we don t want to live in Park City. We like the small town environment, we like knowing our neighbors; we do not want people coming in and coming out just as they please. Cox commented there is no reason for a gated community in Francis. Cox opposed this annexation. Mont Lundgreen commented this is wrong for our City; we don t need to get bigger, let s make this a Mayberry Town that is what we moved here for, we like the dark starry nights, we don t need curb and gutter, streetlights, or more parks. Lundgreen stated none of the developers live here, they don t care about us. Lundgreen asked the Planning Commission to keep this annexation out, and listen to what the citizens want. Rachel Sutherland lives across the highway from this development and is concerned about traffic increase and safety of the children in our area. Sutherland commented she was glad to hear about the 50% open space but it looks like that is private unusable open space. Sutherland asked the Planning Commission to recommend any open space be public and useable like trails, parks and things the community can use as well, not just the people behind the gate. Elaine Rob stated she moved here for the quality of life, wanted to live in a rural community where we could have a little property and have animals, where we could enjoy a quieter pace of life, and avoid the congestion. Rob is concerned about the water, sewer and the impact on our schools; will they become overcrowded; when open space is gone we can t get it back. Rob stated we need to look at the long term effects and how will that impact our quality of life. Kristi Major stated she agreed with many of the comments already given. Major commented there is much concern, not over the annexation of the 26 acres, but what is planned into those 26 acres. Major stated she served on the Council right after Mayor Bergen and Mr. Keyes and at that time they approved 350 homes in five subdivisions in Francis. A lot of you may not know or remember this because it was right before the 2008 housing collapse and that big wave has not come in yet. What we are seeing know is a direct result of some of that. Developers were asked to include low-income housing, which are smaller lots for affordable homes, hiking trails, playgrounds and in some cases bridle paths. These are community assets purposely requested from the developer to be used by the Public just like the parks and trails in Wild Willow and River Bluffs. It is the developer s contribution to the town as well as the endorsement and continuation of Francis development plan, of an open, rural, family friendly community. Major stated when she was on the council, the loudest complaint was: Don t turn Francis into Park City that is why private gated communities like Promontory, Victory Ranch, and Wolfe Creek are not allowed in Francis. They deny tax-paying residents access to the amenities. And I say plural because once you approve it for one developer others will be asking to do the same thing. And as the saying goes. There Goes the Neighborhood. Major stated while commercial is something Francis lacks and can benefit from, especially financially, let us not be so quick to bring it in under unacceptable conditions. I am glad to see you are doing your due diligent and you are asking hard questions. The community is looking for you for guidance on this property. Page 5 of 12
You are in the driver s seat, you are the ones asking these things from the developer and he is obligated to comply or not. Closed Public Hearing Chair Jacobson stated we will table this discussion for a future meeting. We can t approve or deny anything right now without the proper zoning in place, which is also another item on our agenda tonight. Public Hearing Stewart Ranch Annexation Petition and Concept Plan Planner Burrell read staff report (showed map on wall) Commissioner Flygare stated she has lived here most of her life and the hillside is elk, deer, moose, and lion territory. Flygare is concerned when the lions kill their cats or dogs and the elk and deer eat their shrubbery and their trees, they will complain. Flygare believes this is too many homes, the county was right to stick with around ten and have bigger lots, have open space so people that move here can have animals. Commissioner Handsaker asked if the19 lots consist of the whole 145 acres. Rex Campbell answered about 120 acres. Commissioner Handsaker asked if that included both sides of the road. Rex Campbell answered yes, and stated the houses on the uphill side of the road have identified building pads that are down close to the road, as you can see that is very steep and will remain steep ground. Commissioner Handsaker asked Mr. Campbell if he had a building envelop on each lot. Rex Campbell answered correct and the building envelops range 1 to 2 acres. Paul Watson, Project Engineer for this project stated the original acreage that was in the county included everything except this little piece. (showed on map) Therefore it was 19 lots over the 145 acres, the plan was for 1 acre lots, we thought that would be a rural feel, we were not trying to group everything together, we thought with 1 acre lots people could have a house, a barn, a horse or whatever they wanted for animals. The roads could be public or private, what every the city wants. As far as parks and trails we can add whatever you want at this stage, this is the very first concept of what we want to do. Watson stated this is our starting point and we would like to get feedback so we can move forward in one direction or another. Chair Jacobson asked what the price point would be for this size of a lot. Rex Campbell answered we are working on that. Jacobson asked what kind of community is this going to be, is it going to be more like Victory Ranch style community. Rex Campbell answered he lives on Hallem road on a one acre lot; it is his hobby farm and loves it. Campbell added these are not going to be the grandiose Wolf Creek trophy homes. Jacobson asked if their plan was to have enough land for a horse or smaller livestock. Campbell answered yes. Commissioner Flygare asked how much open space do you have. Paul Watson answered around 10% - 15% now, but this is the starting point. Page 6 of 12
Open to Public Collette Madsen stated she lives on Gines lane. Madsen is concerned this puts too much traffic on this road; she likes to ride her horses on that road. Concern about the liability of open ditches. Also concerned it is too much density. Elaine Rob commented it is too much density, adding to many cars to that road and neighborhood, this project needs more open space. Concerned this is going to rob us of our quality of life. Rob understands development is going to happen but this is too large. Gene Atkinson commented Gines Lane is a one lane road on a good day; this would put too much traffic on this road. Lindsey Baker not opposed to progress or a few more houses, but this is too many homes and too much traffic. Baker suggested take out at least ½ of the house. Mont Lundgreen asked how much affordable housing do we have to require. Planner Burrell responded each development does not have to have affordable housing, we have affordable housing within our city, there is a percentage that has to be within our city and at this time we meet that. Lundgreen expressed concern about water and having enough and if we need more water who will pay for it. Planner Burrell explained if someone annexes in we can require as part of the agreement they put in a new water tower. Lundgreen opinion more development cost the citizens money. John Keyes stated he appreciates the bigger lots, it meets the standards of Francis, but is concerned about running their sewer water to our sewer ponds, may need a new line. Concerned about our water, will we need another water tank and if we do who will pay for it. Keyes told the Planning Commission to keep in mind that we need to have so much water for fire protection. Kristi Major commented she is concerned about putting more traffic on Foothill. Major suggested we do not accept open space as a driveway or the small slice between the buildings. Bob Wheaten thanked the Planning Commission and Staff for their work. Wheaten commented the responsibility that is on your shoulders is huge and you hold the key to our community and I would like to ask that you do not feel pressure whether it is this proposal or another one, you have the authority and you have the vision and you have the capability to alter our community that we all hold so dearly. It is about a sense of community. William Crystal stated he is the land owner to the west of the 20 acres and I always thought my ground was in Francis, now they are going to annex me into Francis and I am okay with it. Marion Wheaton is concerned about the quality of life, concerned 1 acre lots are not large enough to have livestock. Wheaton thinks 1 acre lots looks like Salt Lake. Concerned about maintaining our air quality. Concerned taxes will go up. Commissioner Flygare commented about a report from the Governor and he commented the air pollution is caused by the amount of people moving in. Page 7 of 12
Closed Public Hearing Chair Jacobson stated at this time we have some issues that need to be address with this project. Jacobson stated we need to look at: 1. Impact to the water a. how much water will this project need b. how will it affect our water supply 2. How will this affect our sewer 3. Need an impact study on: a. the wildlife b. livestock c. irrigation d. traffic 4. We need open space that is more than driveways and yards. We need to preserve some of the open space in this area because of the wildlife there and because it adds to our community. If there is an over whelming benefit to the community in this project, maybe it is through open space, trails however it needs to be, what our community thinks it needs to be, that needs to be addressed as well. Commissioner Cannon expressed his concern that if they develop in the County they will have septic tanks and wells, and we do not want that because it will impact our water and our life style. If we annex into Francis we have control. Commissioner Cannon motioned to have the studies done and answer how are they going to impact or mitigate the concerns we have regarding water, traffic, open space, wildlife ect. Commissioner Bushman second motion. Motion passed unanimously. Public Hearing: Nick Berry Summit Self Storage Units a) CUP, Zone Amendment, Lot Line Adjustment Planner Burrell read staff report Commissioner Flygare expressed her concerned over the retaining ponds, concerned it will breed mosquitoes. Flygare asked if Mr. Berry has paid his fees to the City. Planner Burrell answered yes. Nick Berry stated this plan is a compromise to take the storage off of SR32 and move it back 350 feet and that gives the front parcel the ability to develop something else. Chair Jacobson asked if the back parcel Berry is purchasing will need to be rezoned into commercial. Planner Burrell answered yes. Commissioner Flygare commented we should stay with the old zoning, because when someone builds a home there they will not want storage units to look at. Chair Jacobson commented she wants to keep the setbacks at 30.Commissioner Cannon agrees. Page 8 of 12
Commissioner Bushman stated she is not a fan of vinyl fence. Chair Jacobson stated she likes it moved back off the road. Nick Berry stated if he moves the storage units to the back parcel he wants to make sure he can put a sign up. Commissioner Flygare asked if he was willing to work with the Army Corp of Engineers. Nick Berry answered yes, and that he already has a wetland delineation on the front parcel and there are no wetlands on it. When the snow melts he will do one on the back parcel. Berry stated his Engineer will work with the City Engineer and they will work out the details. Commissioner Handsaker asked Mr. Berry if there is a swell that needs to be piped are you willing to do that. Mr. Berry answered this is a very preliminary drawing, and he does not want to put a lot of effort into it if you are going to nix it, because he is ready to go on the front parcel. Chair Jacobson asked if we approve this, how can we prevent storage units from going in the front in the future. Mr. Berry stated when he gets the building permit he will waive the front part. Planner Burrell explained the new code will not allow it. Jacobson made clear that part of our condition for this would be to remove the first CUP. Opened to Public Tim Atkinson concerned about the traffic turning in and out of this property. Atkinson stated he leases the ground behind and he irrigates and is concerned about the ponds and where the salt is going to go. Atkinson stated cows like vinyl fences. Jaren Housel lives next to this project. Housel is concerned about ponds and water and how they will drain water from the property, concerned about being flooded, concerned how close this is to his and his daughter s homes. Housel would like Mr. Berry to give the Planning Commission a cut sheet on those water detention units and a print on how he is going to drain that property. Housel asked the Planning Commission to watch this real close and go by the code. Housel commented the density is too great. Housel does not agree with the wetland delineation, he lives next to it and has put hay up on that property and he has to be careful of the water in the swell. Dusty Housel stated she lives adjacent to the project; she is concerned about being flooded. Housel stated 20 feet back from her house is wetlands and she cannot put any development on there. Housel is concerned about still water in ponds, setbacks, vinyl fence, and open storage, concerned about the spring runoff water. Lori Allen lives near the project; Allen is also concerned about the flooding. Allen asked if we are required to rezone to commercial if it is not a benefit to the town. Allen expressed concerned about changing the setbacks, asked the Planning Commission not to change the setbacks, because that would affect her. Allen opinion open storage not acceptable. Allen asked the Planning Commission to make sure he cannot do storage units on both parcels. Page 9 of 12
Kyle Housel stated he lives by the swell and every spring he has 8 of water in his back yard and it drains down that swell every year, even when we don t have much snow. Housel asked the Planning Commission to watch the drainage and the setbacks. Dena Housel asked that we keep the setback at 30 feet. Housel asked if they will have to put in water and sewer. Nick Berry stated if he builds in the back, he will put an office in and he will hook up. Housel expressed concerned about the ponds and mosquitoes because it will be so close to their yards. Gene Atkinson commented storage units are a different animal and we have not lived with them and we don t know anything about them and before you rezone this to commercial you should ask Kamas about storage units. Brent Gines stated he lives by where the retaining pond is going to be on the south side. Gines expressed concerned about the retention pond being stagnate and harboring mosquitoes, and being bugs infested. Gines is concerned about drainage and suggested underground storage tanks, and look at proper storage of water. Gines asked the Planning Commission to keep setbacks. Gines expressed concerned about having vinyl fence. Gines stated if Mr. Berry puts in water and sewer line and if Mr. Berry ties onto his line he wants to be compensated. Ken Allen stated he is not a fan; we do not need to give him any favors. Allen commented the water is an issue; he does not have to water his yard in the spring because of the water. Mont Lundgreen is concerned about the water, the runoff and the wetlands. Lundgreen commented this will not bring in revenue. Lundgreen does not like the vinyl fence, we made the gravel pit put in a nice cement retaining wall fence from O-Well construction, we are the ones putting the conditions on, let s make it tough. Commissioner Flygare asked who will spray for mosquitoes; it needs to be done twice a day. Nick Berry stated he will have his Engineer take a look and if the mosquitoes are a problem we will take care of it. Bushman asked if we could require underground water storage. Engineer Kettle answered those are issues we can to look at. Kettle stated one issue with those big storage units is there is high ground water in this area and we can t go very deep, because if you dig a bigger hole it will collect water. Kettle explained retention ponds, when built correctly they are not storing water all of the time. The only time they store water is when there is a rain storm, and then it dissipates. Commissioner Flygare commented they are going to store water from the ditch when it flows over there. Engineer Kettle explained that is if you put the ditch through the storage pond. Flygare opined the ditch will over flow into the pond. Kettle explained those are issues we will have to look into as far as getting the drainage and making sure the water flows around it, the detention ponds are to hold the water when it rains, the irrigation ditch is different, the water running off in the spring is all different, and that is not going to be in the retention pond. Page 10 of 12
Closed Public Hearing Chair Jacobson stated we would like to have the recommendation of having: 1. Setbacks stay at 30 feet 2. The CUP for 4T-14-B be removed 3. Have a further study on the drainage issues and storage of water 4. Wetlands delineation 5. Cover the cost to spray for mosquitoes if necessary 6. Fence options other than vinyl 7. Conceptual Plan of office Berry asked if I do all of this and there are no wetlands and I meet all of the conditions, will you approve it in the back. Chair Jacobson answered if you meet these conditions we will forward it to the city Council. Berry asked if we prefer it on the back location. Chair Jacobson answered yes. Commissioner Bushman stated if it is on the back parcel she would like to see an office concept plan. Commissioner Bushman motioned to put the following conditions on: 1. Setbacks stay at 30 feet 2. The CUP for 4T-14-B be removed 3. Have a further study on the drainage issues and storage of water 4. Wetlands delineation 5. Cover the cost to spray for mosquitoes if necessary 6. Fence options other than vinyl 7. Conceptual Plan of office and have the conditions met before we move forward. Commissioner Cannon seconded the motion. Motion passed unanimously. Public Notice and possible approval: Code Text Amendment for Development Code Codification Title 18, Section 18.20-18.55.130 Division II. Zone Districts and Regulations; new use tables and Commercial setbacks and possible repeal of RA-1 Zone and Weed Ordinance. Tabled Approval of Minutes November 19, 2015 Commissioner Cannon motioned to approve the November 19, 2015 minutes. Commissioner Bushman seconded the motion. Motion passed unanimously. Page 11 of 12
Approval of Minutes January 21, 2015 Commissioner Cannon motioned to approve the January 21, 2016 minutes. Commissioner Bushman seconded the motion. Motion passed unanimously. Adjourn Commissioner Bushman motioned to adjourn. Commissioner Cannon seconded the motion. Motion passed unanimously. Adjourned at 9:20pm The content of the minutes is not intended, nor are they submitted as a verbatim transcription of the meeting. These minutes are a brief overview of what occurred at the meeting. These minutes were X approved as presented. Approved as amended at the meeting held on March 17, 2016. Page 12 of 12