MONSON ZONING BOARD OF APPEALS
FEBRUARY 28, 2008
MEMBERS PRESENT: William Donovan, Frank Carey, Roger Pelletier, David Beaudoin, Kevin Biermann and David Jarvis.
Tere Hrynkiw arrived at 8:15 P.M.
ABSENT: Nicola Gioscia.
7:30 Chairman William Donovan convened the meeting.
The Board signed the bill schedule.
David Beaudoin moved to accept the minutes of January 24, 2008 as presented.
David Jarvis seconded the motion.
It was so voted unanimous.
The Board received a request from Bedrock Financial, LLC, Al Joyce for a two-year extension to the special permit issued by the Board for earth removal on Bethany Road. The real estate market has changed drastically and there is a large supply of homes on the market.
William Donovan stated the Board issued a permit for the removal of 20,000 cubic yards of material to prepare the site for a small sub-division for 9 single family homes.
Al Joyce was present at the meeting and stated this was not the ideal time to start a small sub-division.
William Donovan stated the bylaw only allows the issuance of a permit for one year and the Board would only consider the extension for a period of one year.
Al Joyce stated if the Board was more comfortable with an extension for one year he could work with that.
Frank Carey made a motion to grant a one year extension on the special permit granted to Bedrock Financial, LLC on May 9, 2007 for the removal of 20,000 cubic yards of material on property located on Bethany Road, Case No: B – 2007. The special permit is extended to May 9, 2009.
David Beaudoin seconded the motion.
It was so voted unanimous.
7:45 The Chairman read a letter from Board member Kevin Biermann relative to his ability to vote on the Special Permit request for earth removal from Equestrian Hills Estates. Mr. Biermann is one of the five voting members on the case but was unable to attend the continuation of the hearing on January 24, 2008. In his letter a copy of which is attached to these minutes and incorporated therein he stated he has read the minutes of the meeting and is confident he can make an informed decision.
7:45 CONTINUATION OF A PUBLIC HEARING FOR A SPECIAL PERMIT FOR EARTH REMOVAL FROM EQUESTRIAN HILLS ESTATES, LLC. PROPERTY IS LOCATED ON STAFFORD ROAD.
CASE NO: F - 2007
The Board received a review dated February 25, 2008 from David Loring, P.E., Tighe & Bond of additional material submitted by the applicant’s representative Sherman & Frydryk, Land Surveying & Engineering, Inc.
Using design criteria published in the American Association of State Highway and Transportation Officials (AASHTO) policy on Geometric Design of Highways and Streets, Massachusetts Highway Department Project Development and Design Guide and standard engineering practice David Loring stated the recommended Stopping Sight Distance and Intersection Sight Distance would be achieved when the proposed vegetation and roadside embankment is removed.
David Loring further stated the applicant has previously addressed the comments presented in their letters dated November 28, 2007 & January 21, 2008. He recommended that:
1. The applicant provide the Board with a copy of the Mass Highway Department Access permit.
2. The applicant provide the Board with a Copy of the Stormwater Pollution Plan (SWPPP) for the project.
3. The applicant provide a schedule for the final closure of the project.
Donald Frydryk stated he had prepared a plan showing the profiles looking north for a truck and a car that has a lower line of site. Existing profiles and profiles after the embankment is removed are shown.
William Donovan stated the applicant has indicated it would take 3 years for final closure.
Donald Frydryk stated the applicants would attempt to complete the project in two years but are requesting three because of the current market conditions.
Len Lebarre 122 Stafford Road, questioned what would happen with the property when the earth removal was completed?
David Beaudoin stated the applicant has stated many times that it is the intent to build a house and a horse barn on the property.
Len Lebarre questioned what would happen if the applicant did not follow through? He stated it seemed like a ruse to him and that the applicant is saying the intent is to build a house and barn because it would make it easier to get a permit for a huge gravel operation in a residential area.
Kelly Costello 129 Stafford Road submitted a letter to the Board a copy of which is attached to these minutes and incorporated therein stating the Board was not obligated to approve the petitioners request as currently proposed. The purpose of the Zoning Bylaws was “to promote the general welfare of the Town of Monson, to protect the health and safety of its inhabitants and to encourage the most appropriate use of land throughout the Town”. With the exception of the petitioner it is obvious the request for a special permit is not in the best interest of the abutting residents or the Town.
It is a matter of public record that Equestrian Hills Estates was registered as an LLC five days after the purchase of the land on Stafford Road was completed. Equestrian Hills Estates, LLC is owned by Garf Trucking, Inc a supplier of Sand Gravel and Crushed Stone Products and Services. Referencing Connecticut contract 06PSX0339 Garf Trucking charges between $13.00 and $23.00 per cubic yard of material they supply to the State of Connecticut. Equestrian Hills Estates, LLC would gross upwards of 2 ¼ million dollars from the Stafford Road site while at the same time devaluing the property of nearby residents.
Ms. Costello asked the Board members to consider the petition as if they were living next door.
William Skillman, Bumstead Road stated he stood in full support of the letter submitted by Kelley Costello Howard.
Carl Strout 113 Stafford Road stated he believed that the residents in the area had proved the point that to all intents and purposes this was intended to be a commercial gravel operation. He expressed concern that one of his boundary pins had been moved by 28 feet from a plan prepared by Adney Russo a few years ago, and, as the nearest abutter his property was the most affected. He questioned why the petitioners felt it necessary to excavate two hills one for the house and one for the barn that would come within 20 feet of his property? He stated the intent is to remove as much material as possible from the site and the stated intent of a house and horse barn one tenth of a mile apart just an excuse to justify removing as much material as possible. The site as it is today would accommodate a home
and horse barn. Mr. Strout stated if the Board granted a special permit for earth removal for the next three years the quality of his life would be severely impacted. The dust and noise from such an operation would impact the health of everyone in the neighborhood. The property is surrounded by homes and the residents of the neighborhood have the right to expect that they can enjoy the same things as everyone else in Town outdoor barbeques, gardening, having their windows open in the nice weather and not the pollution and noise from a commercial gravel operation.
Frank Carey questioned if the petitioner would consider completing the project in two years?
Robert Garthwaite stated it is dictated by demand.
David Beaudoin questioned where Mr. Frydryk took his measurements from for the removal of the embankment?
Donald Frydryk stated he took measurements from the location of the pins on Mr. Russo’s plan.
Carl Strout stated he spent two days with Mr. Russo locating the pins and found one small pin and two larger pipes along Route 32. The small pin is still there but the larger pipes have been moved 28 feet closer to the house.
David Beaudoin questioned who was right?
Donald Frydryk stated based on the monuments found and referenced on Mr. Russo’s plan from 2004 the measurements mathematically agree.
Carl Strout questioned if the property had been surveyed since Mr. Russo did it?
Donald Frydryk stated there was already a plan on record and they did not survey lines again. The plan agrees with plan Mr. Russo did in 2004.
William Donovan stated he would entertain a motion to close the hearing and take the matter under advisement.
8:15 Frank Carey moved to close the hearing and take the matter under advisement.
David Beaudoin seconded the motion.
It was so voted by roll call vote:
Voting Aye: David Beaudoin, Frank Carey, Kevin Biermann, David Jarvis and William Donovan.
8:20 PUBLIC HEARING FOR A SPECIAL PERMIT TO OPERATE A COMMERCIAL BOARDING STABLE AND RIDING FACILITY SECTION 3.1 SCHEDULE OF USE REGULATIONS, TABLE 1 AT 32 AYERS ROAD.
CASE NO: B – 2008
David Beaudoin read legal notice as it appeared in the Republican Newspaper the weeks of January 8 & 15, 2008. Richard and Delores Loveless own property located at 32 Ayers Road, zoned Rural Residential. The property is approximately 15.5 acres in area and the petitioners are seeking a permit to board no more than five (5) horses in addition to the two that they own and give riding lessons.
Following the reading of the legal notice and comments from the Chairman relating to the manner in which the hearing would be conducted, time constraints under which the Board must operate to hold a public hearing and render a decision, rights of all concerned and introduction of the members of the Board Richard Loveless made a presentation.
Richard Loveless stated they have a 7 stall horse barn on the property and an indoor riding arena. This would be a very small operation there would not be any rental of horses the animals would be privately owned. Delores Loveless is licensed to teach and contact has already been made with the State regarding licenses. Mr. Loveless stated he believes they do not fall within the guidelines as outlined in Lorri McCool’s letter and were awaiting confirmation of that from the State. He stated they were willing to meet whatever requirements the State imposed.
There was no one present to speak in favor of the petition.
There was no one present to speak in opposition.
Frank Carey questioned what was proposed for composting?
Mr. Loveless stated he read the guidelines for best management practices and pastures from Lorri McCool and if the Board required it would use a cement pad and covering for the composting the manure.
William Donovan stated the structures were certainly more than 75 feet from all lot lines.
Mr. Loveless stated he has left a treed buffer between his and abutting property.
Frank Carey stated the petitioner has asked for a special permit for five (5) horses and owns two of his own that limits the total number of horses to seven (7).
Mr. Loveless stated they only have seven stalls.
Tere Hrynkiw questioned how much grazing land was proposed?
Mr. Loveless stated each stall would have a third to a half acre for turn out.
David Jarvis questioned if the driveway was wide enough and had enough hard pack for easy access to the property?
Mr. Loveless stated it did and additionally there is a turn around area at the top of the driveway for emergency vehicles.
William Donovan stated should the Board vote to approve the special permit one of the conditions attached to the approval would be that there is no parking on the public way.
Mr. Loveless stated there was no need to.
Frank Carey moved to close the hearing at 8:45 P.M. and take the matter under advisement.
David Jarvis seconded the motion.
It was so voted by roll call vote.
Voting Aye: Roger Pelletier, David Jarvis, Tere Hrynkiw, Frank Carey and David Beaudoin.
8:50 CONTINUATION OF A PUBLIC HEARING FOR RAYMOND MILLER 224 HOVEY ROAD WHO IS APPEALING A DECISION RELATING TO EARTH REMOVAL OF THE ZONING ENFORCEMENT OFFICER.
Chairman William Donovan reconvened the public hearing.
Atty. Zubi stated John Chaves the contractor with whom Mr. Miller has an agreement to remove the material was supposed to be at the hearing but he has had an emergency and would be late.
Atty. Zubi stated the Board heard testimony from several people at the last hearing that removal of material from the site has been a continuous use over the years. While the intensity may not have been the same material was still removed from the site. He submitted affidavits from Robert Levesque, L.J.R Trucking and Donald Chaffee, Chaffee Construction, Inc. In his affidavit Donald Chaffee stated he removed material from the site during the 1980s and 1990s. Robert Levesque stated in his affidavit he removed material from the site during the 1960s and 1970s.
Attorney Zubi submitted an affidavit from John Chaves that he has entered into an agreement with Raymond Miller to remove and sell material from the site as part of a project to improve the property and create agricultural fields.
David Beaudoin stated he appreciated the efforts of the applicant in obtaining affidavits from contractors who removed material from the property. He questioned when it was expected to complete the project?
Raymond Miller stated he would eventually close it out but did not know how long it would take.
Atty. Zubi stated Mr. Chaves was on his way to the meeting and he would prefer to let him answer that question.
David Jarvis stated he was disappointed the Board did not get the chance to look at property it may have cleared up a lot of confusion.
William Donovan stated the question for the Board is whether Mr. Miller is allowed to continue the operation irrespective of the size?
Roger Pelletier stated he had no questions.
Chip Lapointe stated he read the affidavit of the contractor and it is in contrast to the letter from the Monson Conservation Commission.
Atty. Zubi stated the Conservation Commission may go onto the property with prior notice at any time.
William Donovan stated he checked the records in the Assessors office relative to the Chapter land and found there was no map to designate the land that was in Chapter 61A or 61B.
Atty. Zubi stated he also looked at the application.
William Donovan stated when there is any question the petitioner gets the benefit of the doubt. Income tax records would not demonstrate earned income from the property as it is only required to save them for three years.
Atty. Zubi stated in recent years income from earth removal was minimal so Mr. Miller would not be required to file on his income tax.
Raymond Miller stated in recent years most of the material taken out was donated.
Atty. Zubi asked for the Boards’ indulgence for a few minutes as John Chaves was on route to the meeting.
9:00 Frank Carey moved to recess for five minutes.
David Beaudoin seconded the motion.
It was so voted unanimous.
Chairman William Donovan called the meeting to order at 9:08 P.M.
John Chaves stated he was under the impression that the removal of material from Raymond Millers’ property was a grandfathered use. He stated there were a lot of tires, car parts and metal when he first saw the site. That has been cleaned out and removal of the gravel has started. He explained how he intends to grade the land back in steps and loam and seed as he goes to protect from erosion. He stated he could not say how long it would take to finish the project it depends on the demand for the material. If it was done in a year the impact to the residents of Hovey Road would be significant because of the trucks in and out every day.
David Beaudoin questioned how many cubic yards would be removed from the property?
Mr. Chaves stated they would take out as much material as can be taken out legally.
David Beaudoin stated Mr. Miller wants pasture land and to get a little income how many cubic yards would need to be removed to achieve this and how long is it going to take?
Mr. Chaves stated he could not do it in a week and he did not know how much material would be removed. If there is no demand for the material the work would stop until there was another order to fill.
Atty. Zubi questioned what was Mr. Chaves best estimate?
Mr. Chaves stated probably 3 years.
Atty. Zubi stated there was a genuine concern for the neighborhood.
Frank Carey stated Mr. Chaves mentioned the old pit was grown over if that was the case how could this be a continuous operation?
Atty. Zubi stated there was an old section and a newer section.
Mr. Chaves stated he has been working on the property almost two years without taking out any material to remove the junk and get it ready to remove the gravel.
David Jarvis stated he wanted to see the property and made a motion to continue the hearing to give Board members the opportunity to visit the property.
Mr. Chaves stated he had an order for material and wanted permission to continue removing material to fill the order. He stated he would be leaving for a vacation at the end of the week.
William Donovan stated it was his belief that even if the members go out and look at the site it does not affect the basic question the Board must answer. Does Mr. Miller have the right to continue removing earth material from his property? The Board has testimony from Mr. Millers’ family and a resident of the neighborhood that material has been removed from the property since the 1960s prior to the adoption of the Zoning Bylaws and since then. Mr. Miller provided testimony that the gravel bank was opened on the property in 1931 and the Town removed material from the site. John Morrell, Highway Superintendent in a letter to the Board stated as a Highway Department employee he remembers removing material from the site but in the last twenty seven (27) years the Town has not removed any
material. The Board has written affidavits from two local contractors that they were removing gravel from the site from 1960 through 1990. If the Board members were to visit the site and see something they do not like they still have to make a decision on the basic question and on the evidence presented.
David Beaudoin stated the Board has no evidence or testimony from anyone that refutes the testimony or affidavits given to the Board during the last hearing and this hearing.
William Donovan stated the Zoning Enforcement Officer, Chip Lapointe investigated this matter based on a complaint his office received. The person or persons who made the complaint have not come forward and the Board has no evidence to show that this has not been a continuous use even if the intensity was not similar to what it now is.
David Beaudoin moved to close the hearing and take the matter under advisement at 9:40 P.M.
Roger Pelletier seconded the motion.
It was so voted unanimous by roll call vote.
9:40 PUBLIC HEARING FOR A MIXED USE AT 96 MAIN STREET, PROPERTY OWNED BY DANIEL LEVESQUE.
CASE NO: D - 2008
David Beaudoin read the legal notice as it appeared in the Republican newspaper the weeks of February 4, & 11, 2008. The petition before the Board is for a Special Permit as provided by Section 6.13 Mixed Uses, Section 7.3 Special Permits and Section 7.4 Site Plan Approval. The applicant Daniel Levesque is the owner of property located at 96 Main Street zoned Center Commercial that he proposes to convert into a residence, tavern, office and gym.
Following comments from Chairman William Donovan regarding the power and purpose of the Zoning Board, the time constraints under which the Board must operate to set a public hearing and render a decision, the manner in which the hearing would be conducted, the rights of all concerned and introduction of the Board members Daniel Levesque made a presentation to the Board.
Daniel Levesque stated he purchased the property in 2004 and prior to that the existing buildings had seen different uses over the years, a restaurant, shooting range, fitness center and medical billing office. Currently the buildings are unoccupied and have been for approximately the last 8 years. The purpose of the hearings with the Planning Board and Zoning Board is to get a building permit to make improvements to the buildings. The Planning Board approved commercial use for the building known formerly as the Harper Gym but did not approve a tavern use. The request for mixed use is to get approval for residential use of the brick building known formerly as the Holmes gym. If this building is converted to residential use that will take square footage out of the calculation for
commercial use and lower the number of parking spaces that would be required. Mr. Levesque stated he does not have a tenant or tenants as yet for the property and the Planning Board would not give carte blanche approval for an assembly use but did approve business use. The petition is for approval of the Holmes gym as a residence with a home office.
There was no one present to speak in favor of the petition.
The Board received correspondence from Robert & Carolyn Horacek relative to their specific concern that if a tavern were to be allowed there would be loud or live music, excessive noise and damage to their property.
Dan Nolan 82 Main Street stated his kitchen door opens onto a deck overlooking the parking lot of this property and was concerned about the impact of a tavern that close to his home. He stated there are several children in the neighborhood including his own and did not think this was an appropriate location for a tavern.
William Donovan stated he received an e-mail from Mr. Levesque when he submitted his petition to the Board followed up by a telephone call and the petitioner was made aware that the Planning Board must approve the site plan. Mr. Levesque has met with the Planning Board and been approved for business use but was not approved for a tavern.
William Donovan stated if the aim was to get a permit to repair the property that could be done without getting a special permit from the Zoning Board for a mixed use. The property is in a center commercial zone why apply for a mixed use?
Mr. Levesque stated he was not allowed to pull a building permit prior to having a Chapter 34 review on the property. He stated what needs to be done to open a fitness facility is minimal but he needed to address a rodent problem, have the utilities turned back on and bathrooms renovated. When the property was purchased in 2004 there were utilities to the building, lights were working and a security system but he was not comfortable maintaining the cost of utilities when the building was not in use. The previous owner was content to leave all of the utilities on. In three years he has not been able to come to any agreements to pull the necessary permits. He expressed puzzlement that he has not been able to use his property.
William Donovan questioned how the process would change if a special permit for a mixed use was approved? The petitioner would still have to have all of the necessary permits and comply with all State and local codes.
Mr. Levesque stated parking is limited on the site and if one of the buildings were taken out of the equation for the calculation of parking he stood a better chance of approval for commercial purposes. The older brick building formerly known as the Holmes building would not be cost effective to bring up to code for commercial use. The codes for residential use are less stringent. He stated he has no confidence that he would be able to come to an agreement with the Monson Building Department relative to the standards the building would have to be brought to or a use for the building and it must be used for something therefore a residential use seemed to be the only option.
William Donovan stated there is no compromise when it comes to State Building Codes. The Building Inspector is not in a position to compromise when it comes to State Law.
Daniel Levesque stated the buildings do not have to be brought up to 100% compliance with the current building code.
William Donovan questioned if it was the Planning Board that required the Holmes building to be turned into a residence because of code issues?
Daniel Levesque stated no. The Planning Board did not make that code decision. He stated it was his decision to go for a residential use for the Holmes building.
William Donovan stated the plan submitted is an “As Built Plan for Site Plan and Slope Repair” and does outline two buildings but it does not give any other details. The Board requires architectural drawings what is proposed in the Harper building and what is proposed in the Holmes building? The petitioner is requesting a mixed use the Board must have very detailed information and plans as to what those uses are. The parking regulations are different for different uses and the Board must know what it is approving.
Daniel Levesque stated he has taken one building out of play and was not entirely sure what the Board wanted.
William Donovan stated the request is for a special permit for a mixed use, the Board is asking for specifics as to the uses proposed in each building and details of those uses. The application proposes a residence is that a single family residence? What types of business will be in the Harper building?
Frank Carey questioned the type of business uses proposed?
Daniel Levesque stated he has site plan approval for commercial use. This application is for a mixed use.
Kevin Biermann stated he wanted to see plans and wanted to make a site visit.
William Donovan stated the Board wanted to see detailed plans for both buildings.
Chip Lapointe stated the Planning Board approved Business Uses and the parking requirements for those uses. The specific language in the bylaw was read at the meeting and incorporated into the decision.
Daniel Levesque stated he understood he was approved for a fitness center.
Chip Lapointe stated a fitness center falls under the requirements for public assembly and he asked for clarification and was informed the Board approved Business Uses. A fitness facility has different parking space requirements than a business use. The plans should identify each floor of the buildings and the layout of the businesses in the buildings. It makes a difference if it is four or five businesses or one large business.
Daniel Levesque stated he was struggling with this because there was a gym facility in the building at one time.
Chip Lapointe stated the use of the building is not grandfathered because the use has lapsed for a period of more than two (2) years that is State law as well as Monson Zoning Bylaws.
William Donovan questioned how any approval from the Board would affect the changes that would have to be made to the buildings to comply with the present codes?
Chip Lapointe stated a Chapter 34 review looks at existing conditions of the building and changes that should be made to bring the building up to code. Mr. Lapointe stated he would agree with the Board that it must be clearly documented what the applicant is asking for and what the Board is approving.
William Donovan stated the Board would normally approve a special permit based on plans submitted, but in this case there are no details on which to base a decision.
Daniel Levesque stated he was struggling to understand the process. The property has probably the third or fourth largest parking area on it in Town and he was still not able to get approval. He stated he would submit architectural drawing for the Holmes building.
10:45 William Donovan questioned if the petitioner would like to continue the hearing to the March meeting of the Zoning Board of Appeals?
The petitioner made a written request to continue the hearing to March 27th 2008 at 8:00 P.M.
Frank Carey made the motion to continue the hearing.
Kevin Biermann seconded.
It was so voted unanimous.
10:45 Discussion and decision of the Appeal of the Zoning Enforcement Officer’s cease and desist order relating to earth removal on property owned by Raymond Miller 224 Hovey Road.
Case D – 2008.
The Board reviewed the minutes of the previous meeting and the affidavits submitted by Donald Chaffee, Robert Levesque and John Chaves.
Each member was given the opportunity to express their views.
Roger Pelletier stated no one came to either hearing to voice a complaint. The only people at the hearing were those testifying that it has always been a gravel pit and material has been consistently removed.
Kevin Biermann stated he did believe that the use over the last few years was significantly less that it is now but no one came forward to say categorically that for a period of two or more years no material was taken off of the site.
William Donovan stated he believed that the Zoning Enforcement Office was justified in his decision to issue a cease and desist order based on complaints received at his office and the information that he had at that time. Over the course of two public hearing there has been a preponderance of evidence in favor of Raymond Miller. No one has written to the Board or attended a hearing to testify that earth removal at the property stopped for a period of two years or more. So many people testified on behalf of Mr. Miller and Atty. Zubi submitted affidavits from contractors that the removal of earth material from the site was underway well before the Zoning Bylaws were adopted and the activity has continued uninterrupted since.
.David Beaudoin made a motion to overturn the order to cease and desist the earth removal operation issued to Raymond Miller 224 Hovey Road, by the Zoning Enforcement Officer for the following reasons:
1. The preponderance of evidence favors Raymond Miller. The Board heard testimony and received affidavits from neighbors, relatives and contractors that the removal of earthen material from the site commenced prior to the adoption of the Monson Zoning Bylaws and has continued without interruption.
Roger Pelletier seconded the motion.
Each voting member was polled individually.
Voting to overturn the cease and desist order: David Beaudoin, Roger Pelletier, David Jarvis, Tere Hrynkiw and Frank Carey.
It was so voted unanimous.
11:15 Discussion and decision for a Special Permit for Richard and Delores Loveless 32 Ayers Road for an equine facility to board horses and give riding lessons.
Case B – 2008.
The Board discussed the documentation and information provided by the petitioners. The 7-stall horse barn, indoor riding arena, driving arena and dressage ring are existing structures and are setback in excess of 75 feet from all property lines. The petitioners’ own in excess of 15 acres and meet the acreage requirement of 1 ½ acres for the first horse and ½ acre for each subsequent horse. The existing driveway provides easy access for horse trailers and a safe turnaround area for emergency vehicles. There is ample space for off street parking. The Board finds that the site is appropriate for the activities proposed and would not adversely affect abutting properties or the environment.
Frank Carey moved to approve the special permit with the following conditions:
1. The permit would be limited to seven (7) horses in total. This number shall include any horses owned by the petitioner.
2. The composting area shall have a cement pad and cover.
3. Adequate off street parking shall be provided for horse related events. No parking shall be permitted on the public way.
4. This special permit shall not be effective until notice of this decision of the Monson Zoning Board of Appeals has been recorded in the Hampden County Registry of Deeds.
David Jarvis seconded the motion.
Each voting member was polled individually. It was so voted unanimous.
Voting to grant the Special Permit: Frank Carey, David Jarvis, Kevin Biermann, Tere Hrynkiw and Roger Pelletier.
11:25 David Beaudoin moved to adjourn.
Frank Carey seconded the motion.
It was so voted unanimous.
Respectfully submitted,
Linda A. Hull.
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