PC Minutes 1988-11-15Arroyo Grande Planning Commission
November 15, 1988
The Arroyo Grande Planning Commission met in regular session with Chairman Soto presiding. Present
are Connrissioners Flores Boggess, Olsen, Moore and Scott. Commissioner Gerrish is absent. Planning
Director Doreen Liberto - Blanck and Current Planner Paul Lanning are also in attendance.
Chapman Soto noted that Paul Lanning is leaving the City and tonight is his last meeting with the
Can mission. He expressed his sincere appreciation on behalf of himself, the Carmission and the City
for his professionalism and expertise while working for the City. Chairman Soto read a Resolution
carmending Mr. Lamming for his dedicated service to the City.
RESOLUTION NO. 88 -1207
A RESOLUTION OF THE PLANNING COMMISSION
OF THE CITY OF ARROYO GRANDE COMMENDING
PAUL LANNING FOR HIS SERVICE TO THE CITY
OF ARROYO GRANDE.
On motion by Commissioner Olsen, seconded by Cain issioner Moore, and by the following roll call
vote, to wit:
AYES: Carmissioners Flores, Boggess, Olsen, Moore, Scott and Chairman
Soto
NOES: None
ABSENT: Commissioner Gerrish
the foregoing resolution was adopted this 15th day of November 1988.
MINUTE APPROVAL
On motion by Camrrrissioner Boggess, seconded by Ccxmissioner Flores, and unanimously carried, the
minutes of the regular meeting of August 16, 1988 were approved as submitted.
ELECTION OF OFFICERS - 1988 -89 FISCAL YEAR
Chairman Soto continued the election of officers until a full Commission is present.
AGENDA ITEMS TO BE CONTINUED
Planning Director Liberto-Blanck advised that on Item #1, the applicants, Scolari/Locmis, have
requested a two week continuance on the use permit for a sign plan. Also, Item #5, Parcel Map Case
88 -469, 297 and 289 Tally Ho Road, and Item #6, Parcel Map Case 88 -468, Crown Terrace, are being
continued for two weeks and will be re- advertised.
On motion by Commissioner Boggess, seconded by Commissioner Flores, and unanimously carried, public
hearings on above items were continued to the next Planning Coninission meeting of December 6, 1988.
PUBLIC HEARING - USE PERMIT CASE NO. 88443, CONSTRUCTION OF A SECOND
RESIDENTIAL UNIT, 225 TALLY 110 ROAD. (JEFFREY CARRITHERS)
Current Planner Lanning reviewed the staff report dated November 15, 1988. He stated that the
applicant is proposing to develop the 12,196 square foot parcel with a primary residence and a second
dwelling unit. Mr. Lanning pointed out that staff had some concern about approval of a second
dwelling unit prior to the construction of a primary residence, however, the City Attorney has indicated
that there is no problem as long as no occupancy is granted on the second unit prior to occupancy being
granted on the primary residence.
Upon being assured by the Planning Commission Secretary that public hearing for Use Permit Case No.
88-443 had been duly published and property owners notified, Chairman Soto declared the hearing open.
Spence Thomas, 141 James Way, stated he lives adjacent to the property in question. He pointed out
that this property, being RA -B1 -D, is a good example of spot zoning; it is surrounded by RA -B2, RA-
B2-D and RA -B3 zoning, and this request basically changes it from three structures on three lots to
five structures on three lots. He further stated that, according to the Long Range Plan, James Way
and Tally Ho Road is slated to carry a heavy traffic load and the driveway for this project is located at
the lowest point of a reverse arc. He also noted that the property is located at a lower elevation and
is downhill from, and in the viewshed of six different homes and of the traffic. The driveway for this
lot is located in the lowest part of the reverse are on James Way and the road was not built in
accordance with the State standards for visability.
The applicant or a representative was not present at the meeting.
Hearing no further comments for or against the proposed use permit, Chairman Soto declared the
hearing closed.
Commissioner Moore stated that the fact the property lies in the lower location and drainage is a
concern, a requirement for a grading and drainage plan should be considered. Chairman Soto and
Commssioner Scott carmented they agreed with Mr. Moore's suggestion to require a grading and
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Arroyo Grande Planning Commission, 11 -15-88 Page 2
drainage plan. Carmissioner Boggess stated he would like to ask the applicant if he is going to occupy
one of the residences. Carmissioner Olsen stated, in her opinion, the request is premature to even be
discussing it at this time. Chairman Soto stated that the Ordinance requires one covered garage and
another parking space; the plan presented does not provide that parking and, in his opinion, it is an
incomplete plan. Also, the Ordinance limits the residence to one bedroom. The plan proposes one
bedroom and a den, which could result in two bedrooms.
After further discussion, the following action was taken:
AYES:
NOES:
ABSENT:
the foregoing
RESOLUTION NO. 88 -1208
A RESOLUTION OF THE PLANNING COMMISSION OF
THE CTTY OF ARROYO GRANDE DENYING USE PERMIT
CASE NO. 88 -443, 225 TALLY HO ROAD, APPLIED
FOR BY JEFFREY
On motion by Commissioner Olsen, seconded by Corm issioner Flores, and by the following roll call
vote, to wit:
Camrissioners Flores, Boggess, Olsen, Moore, Scott and Chairman
Soto
None
Commissioner Gerrish
Resolution was adopted this 15th day of November 1988.
PUBLIC HEARING - VARIANCE CASE NO. 88-132, REQUEST TO CONSTRUCT SIX FOOT FENCE
ALONG HALCYON ROAD, 904 MAGNOLIA STREET. (JOHN VERDIN).
Planning Director Liberto - Blanck advised that the subject property has a double frontage onto
Halcyon Road and also onto Magnolia Street. The applicant is requesting a 6 foot high fence across
his back yard, which fronts Halcyon Road. She noted that the Zoning Code only allows 3 foot fences on
property lines when adjacent to a roadway. Ms. Liberto- Blanck pointed out that the applicant had
already started construction of a portion of the wall (pillars) when informed that a variance was
needed.
She stated that the adjacent homes to the north and south front and take access onto Halcyon Road,
and staff and adjacent neighbors have identified four specific concerns as follows:
1) Access to a Public Utility Easement (P.U.E);
2) Signt distance obstruction from adjacent driveways;
3) Dead space between the proposed wall and property line along the southern boundary; and
4) Engineering integrity of the wall
She further stated that based upon the findings made by staff, it is felt that the issues listed above have
been resolved and, if the Planning Commission agrees, it would be appropriate to grant the Variance.
Upon being assured by the Planning Commission Secretary that public hearing for Variance Case No.
88 -132 had been duly published and property owners notified, Chairman Soto declared the hearing open.
Skip LaVine, L & H Construction, representing the applicant, stated there will be redwood fencing
between each of the pillars. He further stated that they would canply with the requirements listed in
the staff report.
Hearing no further comments for or against the proposed Variance, Chairman Soto declared the hearing
closed.
Chairman Soto recalled that at the time the subdivision was approved, it was at the City's request that
this house be backwards to the rest of the neighborhood and, in his opinion, this problem never should
have happened.
After a brief discussion, the following action was taken:
RESOLUTION NO. 88 -1209
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE GRANTJNG A VARIANCE, CASE
NO. 88 -132, 904 MAGNOLIA STREET, APPLIED FOR BY
JOHN VERDIN.
On motion by Commissioner Flores, seconded by Commissioner Boggess, and by the following roll call
vote, to wit:
Arroyo Grande Planning Commission, 11 -15-88
AYES: Carnrussioners Flores, Boggess, Moore, and Scott
NOES: Cammissioner Olsen and Chaii Ian Soto
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 15th day of November 1988.
AYES:
NOES:
ABSENT:
the foregoing
RESOLUTION NO. 88 -1210
Page 3
PUBLIC HEARING - LOT LINE ADJUSTMENT CASE NO. 88-467/PD ORDINANCE AMENDMENT
NO. 88-212 AND 88 -213, CORNER OF EQUESTRIAN WAY AND NOYES ROAD. (OTTSE, INC.)
Current Planner Lansing reviewed that the Oak Park Acres Planned Development (PD) was approved by
the City Council in 1976. The Rancho Grande Planned Development was approved by the City Council
in 1978. The applicants are proposing to adjust the lot lines between two adjoining lots. One of these
lots (Lot 10 of Parcel Map 77 -103) is within the Rancho Grande PD. The other lot is within the Oak Park
Acres PD. In order to process this project the Planning Commission must consider the lot line
adjustment and amend both the Oak Park Acres PD ordinance and the Rancho Grande PD ordinance in
order to change the official exhibit illustrating the boundaries of these planned developments. This
lot line adjustment will provide the Rancho Grande PD with access out to Equestrian Way. Currently
the Rancho Grande PD has access out to Noyes Road but no access to Equestrian Way.
Mr. Lanning pointed out that the lot configurations created by the proposed lot line adjustment meets
the minimum lot size, width and depth requirements for lots in the respective planned developments.
Staff has some concern regarding the provision of access to Equestrian Way. The applicant has
provided a statement of intentions on the preliminary map and has provided another statement
specifically dealing with the access issue. Staff is of the opinion that there is no significant harm in
approving the proposed lot line adjustment so long as there is future review of any access onto
Equestrian Way at the time a development plan is submitted. A condition of approval regarding this
has been attached to the proposed resolution amending the Rancho Grande Planned Development.
With regard to environmental concerns, Mr. Lanning advised that no significant impact to the
environment is anticipated to occur as a result of the proposed lot line adjustment, and a negative
declaration has been prepared for adoption by the Planning Commission.
He stated that the Staff Advisory Committee recommends that the Planning Conrnission adopt the
attached resolutions recommending to the City Council approval of the proposed lot line adjustment and
the amendments to the Oak Park Acres and Rancho Grande Planned Developments. He pointed out
that conditions regarding drainage, circulation and traffic mitigation would be addressed at the
subdivision or development plan approval process
Upon being assured by the Planning Commission Secretary that public hearing for the PD Rezone and
Lot Line Adjustment had been duly published and property owners notified, Chairman Soto declared the
hearing open.
Peter C. Miller, Attorney for the applicant, stated that they do not have an access easement; there is an
easement over the property but it belongs to someone else.
Upon hearing no further carments for or against the proposed PD Rezone and Lot Line Adjustment,
Chairman Soto declared the hearing closed and, after a brief discussion, the following action was taken:
A RESOLUTION OF THE PLANNING COMMISSION OF THE
C1TY OF ARROYO GRANDE RECOMMENDING APPROVAL OF
LOT LINE ADJUSTMENT CASE NO. 88 -467, CORNER OF
EQUFSFR.IAN WAY AND NOYES ROAD. (RANCHO GRANDE/
OAK PARK ACRES)
On motion by Chairman Soto, seconded by Commissioner Flores, and by the following roll call vote,
to wit:
Canmissioners Flores, Boggess, Moore, Scott and Chairman Soto
Ccninissioner Olsen
Commissioner Gerrish
Resolution was adopted this 15th day of November 1988.
RESOLUTION NO. 88 -1211
A RESOLUTION OF THE PLANNING COMMISSION OF THE
C1TY OF ARROYO GRANDE RECOMMENDING APPROVAL OF
AMENDMENT TO ORDINANCE NO. 186 CS. (RANCHO
GRANDE) TO MODIFY EXHIBIT "A ".
On motion by Chairman Soto, seconded by Commissioner Boggess, and by the following roll call vote, to
wit:
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Arroyo Grande Planning C7am[ris3ice, 11 -15-88 Page 4
AYES: Commissioners Flores, Boggess, Moore, Scott and Chairman Soto
NOES: Commissioner Olsen
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 15th day of November 1988.
RESOLUTION NO. 88 -1212
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING APPROVAL OF
AN AMENDMENT TO ORDINANCE NO. 140 CS. (OAK
PARK ACRES) TO MODIFY EXHIBIT "A" AND EXHIBIT
"B"
On motion by Chairman Soto, seconded by Commissioner Boggess, and by the following roll call
vote, to wit:
AYES: Camnssioners Flores, Boggess, Moore, Scott and Chairman Soto
NOES: Commissioner Olsen
ABSENT: Commissioner Gerrish
the foregoing Resolution was adopted this 15th day of November 1988.
PUBLIC HEARING - REZONING CASE NO. 88- 211/TENTATIVE TRACT MAP NO. 1659, TO
REZONE PROPERTY FROM R -3 TO PD PLANNED DEVELOPMENT/TENTATIVE TRACT MAP TO
DEVELOP A 10 UNIT PLANNED DEVELOPMENT, 305 ALDER STREET. (ROBERT
NEWDOLL/MERILEE PBCK).
Chairman Soto stated he has a conflict with this item and stepped down from the Chair and is now absent.
Commissioner Olsen was chosen by other members of the Commission to act as Chairperson in this matter.
Current Planner Lanning reviewed the staff report dated November 15, 1988. He stated that the
proposed project consists of ten (10) detached dwelling units on a 34,821 sq. ft. parcel, or 12.5 dwelling
units per acre. This density is consistent with the density prescribed by the General Plan (14 dwelling
units /acre) and zoning designations for this property. The applicant is proposing to split this 34,821
sq. ft. parcel (.8 acre) into eleven lots. Ten lots would have dwelling units constructed on them, with
the eleventh lot being a carrion lot used for access. The lots intended for development would range
from 1,802 sq. ft. to 2,713 sq. ft. in size. The common lot will be 13,296 sq. ft. in size. Section 9 -4.906
of the Zoning Ordinance requires a minimum lot size of 7,200 sq. ft. for development of residential uses.
This represents one of the major differences between the applicants proposal and the standards of the
Zoning Ordinance. The applicants have stated that they are attempting to create more of a single
family "detached" type of project with provision for individual property ownership as opposed to an
apartment type of development. The reduction in lot size could be accorrmodated through the P -D
rezoning.
Regarding access, Mr. Lanning pointed out that access to the site is proposed by means of a single
driveway off of Alder Street. A twenty - four (24) foot wide driveway will provide on -site access to
each unit. Fire equipment and vehicle turn -around locations have been provided and will utilize
grasscrete or turf block in order to increase the amount of landscape area provided. Staff and the
Planning Commission had a concern regarding the lack of individual driveways for each unit as this may
lead to parking in the access drive or parking on the street. The units have no area for residents to
park in order to wash cars, perform routine maintenance, and so forth. He stated that the access drive
will be posted "No Parking - Fire Lane" and staff had recommended that if driveways are not
incorporated into the design, then all garages be equipped with garage door openers and that the C.C.&
R.'s for the project include provisions for vehicles parked outside to be subject to towing. Five guest
parking spaces have been provided, as required by Code.
Mr. Lanning advised that setbacks from adjacent properties vary. Due to the small lot sizes a number
of zero lot line situations exist. The first units are set back fifteen (15) feet from the front property
line, which is in conformance with the requirements of the Zoning Ordinance. The setbacks Fran the
southern and northern property lines, adjacent to a single family residence, alternatively range from
five (5) to ten (10) feet. Units 5 and 6 are set back from the east or rear property line by
approximately ten (10) feet. He pointed out that the Zoning Ordinance is somewhat contradictory
regarding setbacks in the R -3 zone.
Mr. Lansing briefly described the project relative to size of units, architecture and the proposed fence
structure.
Upon being assured by the Planning Carer fission Secretary that public hearing for Rezoning Case 88 -211
and Tentative Tract Map No. 1659 had been duly published and property owners notified, Acting
Chairperson Olsen declared the hearing open.
Mark Vasquez, project designer, spoke in favor of the project. He stated they have attempted to take
two different zonings and provide a project that is compatible to both. Also, they have tried to design
structures that have basically the same kind of design features that you would find in a single family
residential district, and still have the pride of ownership found in a single family residential situation.
As far as lot size, the minimum lot size for the R -3 zone is 7200 square feet and this property is
significantly larger than that. He stated the applicant is trying to develop something that would allow
Arroyo Grande Planning Commission, 11 -15-88 Page 5
private ownership of each unit; it would be run as though it were a planned development. Mr. Vasquez
addressed some of the concerns that were listed in the staff report, regarding individual driveways for
each unit, access, open space and preserving the trees.
Ron Stob, 295 Alder Street, stated he is an adjacent property owner and he likes the project and thinks
it is aesthetically pleasing. However, some of his concerns were the number of cars that will be parked
on the street. He is also concerned about the impact of so many houses and so many people on such a
small piece of land.
John Soto, 312 Alder Street, stated his property is directly across the street from the proposed project.
He stated there is a potential for an additional 50 people total in the development, and a potential for
an additional 25 cars. He stated there is not enough parking for the units proposed. He commented
he is against the proposal because it adds congestion and does not provide a decent recreational area
for the children.
Harvey Murphy, 963 Dodson Way, stated he is against the proposal because of increased traffic,
parking, and he will lose his privacy in his backyard.
Spence Thomas, 141 James Way, stated he is concerned about the traffic circulation in the area and
with the intensified infill we have within the City of Arroyo Grande. He noted they are trying to get
10 residential units on a one acre or less piece of property. He commented that, in his opinion, in the
next two years, the City is going to start to realize the circulation problems that have been created up
to this point. He suggested that high density projects like this be taken on their own merit, but also
with the traffic situation in mind, the City should be taking a conservative approach to density.
Jim McGillis, Surveyor with San Luis Engineering, stated he is speaking on behalf of the applicant. He
pointed out that the applicants could come in with a proposal for an 11 unit apartment complex on the
site, but they are asking for a detached condominium project. He also stated that the complaints heard
from the neighbors are valid, but they are complaints against the general plan and the zoning; they are
not complaints against this basic project.
Hearing no further comments fran the audience regarding the proposed rezoning, Acting Chairperson
Olsen declared the hearing closed and restricted further carments to the Planning Commission.
Commissioner Moore commented regarding the traffic and noted that the area is getting filled up. He
stated that R -3 zoning allows a certain number of houses per acre and 10 is in excess, but unless the
zoning is changed, the applicants are complying with the zoning, and when the project gets built, there
will be solid cars from Alder to Ash Street. Commissioner Scott, commented that Alder is not the only
street that is crowded with traffic; the circulation situation is very poor. He stated he agrees with Mr.
McGillis that the complaints are against the zoning and, in his opinion, this project makes sense.
Con missioner Boggess stated he doesn't agree that this type of development is compatible with the
neighborhood, and he is not in favor of the idea of taking R -3 zoning and changing it to PD to satisfy a
particular type of development. Also, it was his feeling that there should be more open space provided
in the development. Commissioner Flores stated he voted against the previous two proposals because
of the parking, traffic and lack of recreational facilities. He stated, however, over the past couple
of months he has been concerned about what has happened to the price of real estate, and we need to
help provide housing for families that are not in the market for $300,000.00 homes. However, at this
point he feels that the traffic and the parking problem is going to sway him against the project. Acting
Chairman Olsen stated she is opposed to the proposed project. She stated they are proposing family
homes without the accommodations that are needed for family type homes.
After further discussion, the following action was taken:
RESOLUTION NO. 88 -1213
A RESOLUTION OF THE PLANNING COMMISSION OF THE
CITY OF ARROYO GRANDE RECOMMENDING TO THE CITY
COUNCIL DENIAL OF ZONE CHANGE NO. 88 -211 FROM
R -3 MULTIPLE FAMILY RESIDENTIAL DISTRICT TO
PD-88-3 PLANNED DEVELOPMENT DISTRICT, 305 ALDER
STREET. (ROBERT NEWDOLL)
On motion by Corrnissioner Boggess, seconded by Commissioner Flores, and by the following
roll call vote, to wit:
AYES: Carmissioners Boggess, Moore and Acting Chairperson Olsen
NOES: Commissioners Scott and Flores
ABMNT: Commissioner Gerrish and Chairman Soto
the foregoing Resolution was adopted this 15th day of November 1988.
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Arroyo Grande Planning CciimirsSion, 11 -15-88 Page 6
Planning Director Liberto-Blanck advised that a zone change requires at least four affirmative votes
to approve, therefore, this requested zone charge will go on to the City Council as a denial.
Tentative Tract Map No. 1659
After a brief discussion, the following action was taken on the tentative tract map.
RESOLUTION NO. 88 -1214
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY
OF ARROYO GRANDE RECOMMENDING DENIAL OF TENTATIVE
TRACT MAP NO. 1659, FOR A 10 UNIT PLANNED DEVELOPMENT
AT 305 ALDER STREET, APPLIED FOR BY ROBERT NEWDOLL.
On motion by Conrnissioner Boggess, seconded by Conn issioner Flores, and by the following
roll call vote, to wit:
AYES: Commissioners Boggess, Moore and Acting Chairperson Olsen
NOES: Commissioners Flores and Scott
ABSENT: Commissioner Gerrish and Chairman Soto
the foregoing Resolution was adopted this 15th day of November 1988.
(With the denial of the PD Rezone and tentative tract, the Architectural Review Application is no
longer valid.)
CHAIRMAN SOTO IS NOW PRESENT AND HAS ASSUMED THE CHAIR
Planning Director Liberto - Blanck pointed out that there has been quite a bit of interest in the R -3
areas in the City. This is the third proposal in the past few months. She stated that staff would like
to get the Commission's input on the idea of not looking at any more projects in the R -3 zone until the
general plan and zoning ordinance are updated. Chairman Soto stated his feelings that the ordinances
need to be. updated. Planning Director Liberto- Blanck advised that is now being done, however,
during the interim, people are coming in with projects for R -3 zoned property. Commissioner Olsen
stated she feels it will be helpful, even to the developers to take a look at these areas. Planning
Director Liberto - Blanck advised that the General Plan Land Use alternatives should be available in
February or March. After it is approved by the Planning Camnssion and City Council, we can prepare
the zoning ordinance. She stated that staff can come back at the next Planning Commission meeting
with a general plan schedule and resolution on this issue.
Chairman Soto stated he would like to see no more applications processed and a recommendation made to
the City Council that they do something as soon as possible. Ms. Liberto- Blanck stated the Commission
could discuss this in detail at the next meeting. The Planning Commission directed staff to return with
information regarding this subject.
PLANNING DIRECTOR ITEMS
Mier Brothers Landscape Products. Planning Directcr Liberto - Blanck referred to the use permit
issued by the Commission on June 7, 1988 to Mier Bros. Landscaping for retail sales of bulk landscape
materials, west of Brisco Lumber. She stated the applicant now wishes to add a concrete blender
which is approximately 22 feet high, and has asked that the matter be brought before the Camussion for
a determination if this would be consistent with the original intent of the use. She noted that staff had
concerns because the concrete blender is not shown on the proposed plan and was not discussed at the
Planning Carrnission hearing.
After a brief discussion, Chairman Soto stated he would like to see an amended conditional use permit.
It was his feeling that the matter should be opened to public hearing addressing the visual effect, waste,
and how they will clean the machines. Planning Directcr Liberto-Blanck stated that the Commission is
saying is that a concrete blender was not part of their original intent in approving the Use Permit, and
the applicant will be required to file for an amended use permit.
Kennedy Sheppel. Planning Director Liberto- Blanck referred to another item regarding the health
club that was approved on James Way and Oak Park Boulevard. A concern has come up on one of the
conditions of approval that requires sane clarification. She stated that Condition #9 states that
"Reciprocal parking, access and maintenance agreements with the adjacent properties will be required
prior to the issuance of building permits. Said agreements must be approved by the City Attorney prior
to issuance of the building permits." An issue has come up relative to the intent of the Planning
Commission regarding "adjacent properties ". She further stated that one of the owners of the
property to the rear has not been cooperative in signing a recriprocal parking and access agreement,
and since it was not clear in the wording of the condition, the issue of which properties were involved in
the recriprocal agreement. Chairman Soto stated it would be reasonable to assume that it would be the
adjoining property owners. Commissioner Olsen stated that when this was reviewed by the Planning
Conmission, the applicants stated they already had the agreements from the adjoining property owners.
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Arroyo Grande Planning Caunission, 11 -15-88
Carmissioner Flores stated as long as they have an agreement that satisfies the parking needs, that is
all that really is required. Chairman Soto stated the condition is that he have agreements to provide
sufficient parking for his business.
ADJOURNMENT
There being no further business before the Can mission, the meeting was adjourned by the Chairman at
9:30 P.M.
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