MEMBERS PRESENT: Chairman Patrick Kennedy, David Sorenson, Louise Evans, Mike Sullivan, Mark Abrahamson, Tim Moriarty and Bart Pacekonis
ALTERNATES PRESENT: Daniel Van Horn and Viney Wilson
STAFF PRESENT: Michele R. Lipe, Assistant Director of Planning
Jeff Doolittle, Town Engineer
PUBLIC HEARING - COUNCIL CHAMBERS
1. Appl 08-05P, G & S Scrap Metal - request for special exception to article 4.1.1 and site plan approval for the construction a 41,560 +/- sf industrial building for recycling/sorting and transferring of scrap metal and for a resubdivision to create one new lot on property located at 444 Nutmeg Road North, I zone
Peter DeMallie, Principal Planner with Design Professionals presented the application.
The applicant has operated his business for sixteen years in South Windsor. The applicant works with non-ferrous and ferrous metals. The applicant plans to relocate to 444 Nutmeg Road North. The application has been approved by the IWA/CC. There will be 8-10 employees employed by the applicant. The applicant is requesting a parking waiver of 45 spaces since he will be able to operate without the extra parking. Construction is projected to start May, June or July. Lot # 17 is 8.5 acres the applicant is proposing to take the parcel and to re-subdivide to create an additional building lot. This lot will be lot #18 consisting of 1.5 acres.
Galen Semprebon, Professional Engineer with Design Professionals discussed the traffic study prepared for the application. The building will be a little over 40,000 sq ft. in size. Vehicles will drop off the scrap metal and it will be processed and stored. The applicant is proposing a parking waiver. The majority of the building will not be heated. In Phase I the applicant proposes to provide pavement in one area. The storm drainage is part of Executive Court and it has storm drainage that will treat the run off from the site. The applicant is proposing a larger water quality area; the site has public water and public sewer.
Ben Wheeler, Landscape Engineer with Design Professionals described the landscaping on site. The main entrance will have small scale ornamental plantings, as well as crab apple trees, linden trees and the trees at the swale will remain. Some water quality plantings will be planted to treat the run off from the site. The storage will not be visible from a Town street. Lighting on the site will be full cut -off lighting for the parking lot.
Tim Eagles, Architect with EDM described the architectural design of the building on site. The front of the building will be an office use with heating and air conditioning. All items will be dropped for processing and very few people will be entering from the office. The office will serve for the administrative functions.
Lipe gave the following Planning report.
1. The applicant is requesting a Special Exception to article 4.1.1 and site plan approval for the construction a 41,560 +/- sq ft industrial building for recycling/sorting and transferring of scrap metal and for a resubdivision to create one new lot on property located at 444 Nutmeg Road North, I zone. Section 4.1.1 is the provision that allows for recycling facilities by special exception, including storage and maintenance of vehicles and refuse containers, but excluding dumping and/or disposal on-site of waste originating off-site.
2. The special exception criteria in the industrial zone includes:
" the goals and the objectives of the Town Plan of Development are met;
" adverse traffic impacts are not created;
" negative impacts on property values are not created;
" the land is physically suited for the proposed use;
" adverse environmental impacts are not created;
" there is a balance between neighborhood acceptance and community needs;
" present and proposed utilities, streets drainage systems, and other improvements have adequate capacity to accommodate the proposed use;
" historic factors are adequately protected;
" the overall appearance of the proposed development is compatible with surrounding development and the Commission's goal for the neighborhood/corridor.
The Special Exception regulations allow the Commission to impose additional approval conditions in order to ensure that all criteria are satisfied.
3. G & S Scrap Metal has an existing operation at 459 John Fitch Blvd that has operated for many years with no complaints filed against them. The proposed site is well located for the scrap metal recycling as the site is completely surrounded by other industrially-zoned property. The nearest residential property is about 1600 feet east of the subject site boundary.
4. The applicant has provided a narrative defining the scope of activity that will occur at this location and a packet of pictures over viewing the steps of the process. Proposed activities include scrap metal recycling and processing of ferrous and non-ferrous metals inside and outside the building. The recycling and processing both inside and outside the building involves storage, sorting, cutting and processing of salvaged materials; storage and repair of storage bins and dumpsters used to contain and transport the salvaged metal; and storage and repair of heavy equipment and trucks used in the
processing and transport of the salvaged metal.
5. The outside storage yard is about an acre in size. Proposed screening includes the building itself to partially screen from Nutmeg Road; existing trees, future off-site buildings and an 8-foot chain link fence. Staff note that existing trees will be cleared on the Governors Highway side, and there is no guarantee of future buildings screening the G&S site, thus the chain link fence should be fitted with screening slats in all areas where the yard could be visible from Governors Highway.
6. Access to the site is proposed from Nutmeg Road North. The applicant has requested a waiver of 45 parking spaces to allow 16 parking spaces rather than the 61 spaces required by the zoning regulations. We need clarification if a reduction is being requested, or parking shown in reserve.
7. The site is serviced by public water and sewer. WPCA approval is required.
8. The Fire Marshal has requested that a fire hydrant be installed in the island between the new site driveway and the abutting property to the south.
9. The ADRC reviewed the plans and materials for the proposed project in February 8 and March 20 and passed on a favorable recommendation to the Commission.
10. There are regulated wetlands on site. IWA/CC granted approval on March 19 with a $20,000 bond for compliance with erosion and sediment control measures and a $25,000 bond for stormwater structures. IWA/CC approval conditions include: (1) grading needs to be eliminated on southwest corner of building and natural vegetation must be retained, with final design to be approved by Town Staff; and (2) the applicant shall create a 25' setback along the watercourse to the north, to be reviewed and approved by Town Staff.
11. The applicant is requesting a partial street trees waiver along Nutmeg Rd North. The site contains existing trees in the area where the street tree waiver is requested.
12. The applicant must obtain the necessary DEP permits to operate the recycling business.
13. The resubdivision would divide the existing 10-acre lot #17 into two lots: the G&S Scrap Metal lot #17 with 8.5 acres and a new lot #18 with 1.5 acres.
14. The proposed new lot #18 has its frontage on Nutmeg Road with access proposed from Governors Highway via a driveway easement that will also serve lots 14, 15 and 16 of the Executive Court subdivision. Lot 18 has a configuration that was never intended to be allowed by the subdivision or zoning regulations. The portion of the property that contains the minimum lot frontage and depth is 100 feet wide by 77 feet deep, for a total size of 7700 square feet. The lot then continues at a width of somewhere between 2-4 feet (difficult to determine as the width of the ink lines is wide
compared to the width of the lot) for more than 1000 feet before widening out to the actual lot. Approval of this proposed Lot 18 will set a precedent that will result in future new lots that are effectively interior lots, but interior lots are not allowed in the Industrial zone. Lot #16 was approved with an unusual configuration that is right
on the edge of being an interior lot. Staff strongly recommends that Lot 18 NOT be approved in the proposed configuration.
If approved, the Planning Dept. requests that, in addition to modifications already noted, the applicant either remove the note from Sheet 3 that says, "45 parking spaces not to be built at this time. Parking shown for zoning compliance" etc., or actually show the 45 parking spaces (many of which would be in the linear storm water basin shown on page 4).
Doolittle had the following engineering report.
1. The Phase 1 improvements for the Executive Court Subdivision need to be completed as part of or prior to this first site plan in this subdivision. This includes the detention basin outlet, drainage swales, walking path and wetlands mitigation area.
2. Include an operation and maintenance plan for the drainage swales, water quality basins, berms and other stormwater features on this lot.
3. Water Quality Volume and Flow calculations are needed for the southern swale on this lot. This swale needs to be sized to accommodate stormwater from the proposed lot 18 as well as part of t this site.
4. There is a steep slope proposed (greater than 2H: 1V) to the west of the proposed building and the existing wetlands area. The filling and grading goes right up to the existing wetland area. This area needs to be revised.
5. Move the proposed stone check dams off the 4" stone dust path.
6. The existing 24 inch pipes crossing both the proposed driveway and Nutmeg Road North need to be inspected, evaluated and repaired/replaced as necessary.
7. WPCA review and approval of this plan is required.
8. I will let you know of any other Engineering comments with the PZC application.
There was public participation.
Craig Stevenson, Town's Economic Development Coordinator, spoke in favor or this application. (See Exhibit 1)
Commissioners had comments and concerns. Responses will be in italics.
" Commissioners asked for clarification about the phasing of the project.
Galen Semprebon responded that the majority of the project will be completed during phase I including the entrance to the site, the parking lot, the loading docks as well as the water quality basin. During Phase II the steel yard will be completed.
" Commissioners asked what would happen if lot 18 was not approved
Peter DeMallie responded that the applicant is conforming to the zoning regulations and he is investing in the property therefore it is in the best interest of the Town that the lot be approved..
Lipe mentioned that staff is concerned that these rear lots will keep repeating themselves with other properties.
Commissioners needed clarification on the on site storage and repair, what type of vehicles and what kind of repairs will be taking place on site.
Robert Smith, G & S Scrap Metal responded that the fork lifts can be fixed on site if they need limited repair. If any major repairs are needed, they will be done at another storage and repair facility.
" Will the applicant be installing a chain linked fence?
Ben Wheeler responded that the applicant will comply with the regulations however, since there will not be any material or vehicles visible from the road, at this time the applicant is not planning to add a chain linked fence. The applicant will work with the Town staff to make sure the site is properly screened.
" Commissioners questioned why a waiver of parking instead of a reduction.
Galen Semprebon responded that the regulations state that for a reduction the applicant needs to show the uniqueness of the building. In this case 99% of the building is not heated. The applicant will be providing additional paved areas on the site that can be used in the future for parking.
The public hearing closed at 8:50 PM.
REGULAR MEETING - COUNCIL CHAMBERS
CALL TO ORDER:
Chairman Patrick Kennedy, called the meeting to order.
PUBLIC PARTICIPATION:
None
NEW BUSINESS:
Discussion/Decision/Action regarding the following:
1. Appl 08-03P, Avery Street Christian Reformed Church - request for a site plan modification for expansion of parking (36 additional spaces) for property located at 399 Beelzebub Road, RR zone
Rocco Roberts, Engineer with Civil Strategies LLC presented the application. During phase I there will be a parking increase of 15 spaces, no interconnections will be made. In the future there will be a realignment of Beelzebub Road and it will result in the parking lot over the 50% threshold for impervious coverage. There will be a minor increase in drainage that will run through the storm drains. Plantings and the lighting complies with the Town regulations. This application was approved by IWA/CC.
Doolittle presented the Planning report in place of Lipe as follows.
1. Request for site plan approval for the reconstruction and expansion of the existing parking areas for the church located at 399 Beelzebub Road, RR zone. Site size is approx. 3.1 acres. Maximum impervious coverage allowed is 50%; 49+% is proposed.
2. The proposal is to add a total of 36 spaces in two phases. In the first phase the parish house will remain with additional 15 parking spaces proposed. In the second phase, the building would be removed and adding another 12 spaces (totaling 27 in the lot).There are nine spaces proposed as an extension of the southern parking area. The applicant could chose to bypass phase 1 and just build it all at once.
3. The new parking area proposed to the north will have its entrance off of Beelzebub Road. The parking requirement for this use is based on the number of seats. The parking regulation required 117 parking spaces; 114 spaces with a waiver of 3 spaces was granted in 2005. These additional spaces will be above the required.
4. The applicant is proposing 3 new lights in the new parking area and 2 new lights along the southern property. The new poles will be 16 ft high, and will have full cutoff fixtures. A lighting plan must be submitted to ensure light levels near property boundaries do not exceed our requirements for light spill across boundaries.
5. There are no regulated wetlands on the site, however there will be over 20,000 sf of disturbance. The applicant appeared in front of IWA/CC on 3/19/08 and received conservation plan approval. The Commission is recommending a bond in the amount of $2,000. for erosion and sedimentation control
If this application is approved, the planning department requests, in addition to items already noted, that a key map be provided as required by the site plan submittal regulations.
Doolittle had the following Engineering report.
1. The site plan needs to include the sanitary sewer lateral to the house and notes that the old septic tank and leach field were previously abandoned.
2. The existing concrete dumpster pad and pavement next to the house need to be removed and replaced with topsoil and grass seed.
3. How will the dumpster fit and be accessed by trucks where proposed on the south side of the site? This location appears to be tight.
4. I suggest the proposed bituminous walks be concrete as the other walks on site are concrete and this will be longer lasting and more durable.
5. The plans should be labeled with phase 1 and phase 2.
6. The proposed drywell to the south east of the proposed parking lot appears to be very close to the sanitary sewer lateral and probably needs to be relocated.
7. Change the overflow pipe to drywells to 12" diameter.
8. The drainage pipe between the two proposed catch basins in the new parking lot could be eliminated. The western catch basin should connect to a drywell with at 12" diameter pipe with at least 0.5% pitch. The overflow could be out the top of the drywell onto the lawn as long as the lawn is well established. A level spreader could be added if needed.
9. Show proposed grades in the expanded parking area by the proposed dumpster pad where there is an existing catch basin. Does this catch basin need to be reset or relocated?
10. The proposed catch basin and outlet pipe in the south west corner of the expanded parking lot to the south of the building could be eliminated. Relocate the western leak-off to carry stormwater from this parking area to the stone drain and rip rap outlet area.
11. Include elevations of the top and bottom of all proposed retaining walls and provide details for these walls. Walls over 4 feet high may need to be designed and stamped by a CT Licensed Engineer and a building permit.
12. Show the proposed concrete sidewalk to the house on sheet C3.1.
Evans made a motion to approve the above mentioned application with conditions.
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including a bond in the amount of $2,000 for erosion and sediment control.
4. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
5. A landscape bond in the amount of $1,000 is required and must be submitted prior to filing of mylar's.
6. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
7. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
8. The building street number must be included on the final plan.
9. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
10. The Town Engineer's review comments dated March 7, 2008, must be addressed to the Town Engineer's satisfaction.
11. A key map must be provided in accordance with site plan application requirements.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
Sullivan made a motion to suspend the rules and move Appl. 08-05P, G & S Scrap Metal on the agenda in order to act on it. Sorenson seconded the motion. The motion carried and the vote was unanimous.
Sullivan made a motion to approve the re-subdivision for Appl. 08-05P, G & S Scrap Metal with the following conditions.
1. This approval is for 1 lot, numbered 18.
2. Drainage and construction for this subdivision is subject to the approval of the Town Engineer.
3. All lots shall be serviced by the Town of South Windsor sanitary sewer system and are subject to the approval of the Water Pollution Control Authority.
4. Water shall be supplied to this subdivision by public water.
5. Trees within the street trees easement and any other trees on land that is currently or will in the future become Town-owned land are to be planted in accordance with the enclosed Tree Planting Specifications.
6. Prior to commencement of any site work, a preconstruction meeting must be held with Town Staff.
7. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
8. All easements for conservation purposes, drainage or utilities, that may be required in connection with the approval of this subdivision, must be submitted on standard Town easement form where appropriate, to this Commission prior to filing the mylars and issuance of building permits. All deeds for open space, public improvements and roadways must be submitted prior to request for Town acceptance; all deeds must be in accordance with the policy for accepting deeds and must be approved by the Engineering Department and Town Attorney.
9. If, for any reason, finished grading and other individual lot site work is not completed, the Town Engineer shall determine the amount of a cash bond to ensure final grading and site work. This cash bond must be submitted prior to issuance of a Certificate of Occupancy.
10. Quantity estimates must be submitted to the Town Engineer (on the enclosed form) for the purpose of determining subdivision bonding. All bonds shall conform to the enclosed bond policy and shall be posted prior to filing the final plans in the Town Clerk's office.
11. If the developer chooses to submit a Letter of Credit for a one year term, said Letter of Credit must be renewed on a yearly basis until completion of the development. If a new Letter of Credit has not been received within 30 days before the expiration date, the Commission may, at its option, call the Letter it is holding.
12. A drainage assessment fee in the amount of $50 shall be submitted to this Commission.
13. A partial street tree waiver is granted on lot #17.
14. The access strip heading east from the Nutmeg Road North frontage must be increased to 10 feet in width minimum.
Sorenson seconded the motion. The motion carried and the vote was unanimous.
Sullivan made a motion to approve the site plan and special exceptions to article 4.1.1 for Appl. 08-05P. G & S Scrap Metal with conditions.
1. Prior to commencement of any site work, a meeting must be held with Town Staff.
2. No building permit will be issued until the final mylars have been filed in the Town Clerk's office.
3. This application is subject to the conditions of approval of the Inland Wetlands Agency/Conservation Commission, including bonds in the amount of 20, 000 E and S and $25,000 Stormwater structures.
4. A landscape bond in the amount of $5,000 is required and must be submitted prior to filing of mylars.
5. All bonds must be in one of the forms described in the enclosed Bond Policy.
6. An as-built plan is required prior to issuance of a Certificate of Occupancy per Section 8.1.11 of the Zoning Regulations.
7. All plans used in the field by the developer must bear the stamp and authorized signature of the Town of South Windsor.
8. This approval does not constitute approval of the sanitary sewer, which can only be granted by the Water Pollution Control Authority.
9. The building street number must be included on the final plan.
10. Pavement markings must be maintained in good condition throughout the site drives and parking areas.
11. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
12. If a State Traffic Commission certificate is required, no building permits will be issued until the certificate has been issued (per CGS §14-311).
13. Area of reserve parking shall be shown on the plans.
14. Outdoor storage must be screened to the satisfaction of Town Staff.
15. Heavy truck equipment repairs limited to vehicles owned by the applicant.
16. The pipe under the scale must be redirected to the water quality basin to the north.
17. Engineering comments dated 3/25/08 must be addressed to the satisfaction of the Town Engineer.
18. Enclosed special exception form must go on file in the office of the town clerk.
Sorenson seconded the motion. The motion carried and the vote was unanimous.
2. Appl 08-12P, Quality Motors, LLC Auto Sales - request for Used Car Dealer license and Site Plan approval for property located at 713 John Fitch Boulevard, GC zone
Ryan Barry, attorney representing the applicant presented the application. The applicant is requesting approval of a used car dealers license. The applicant is planning to improve the site by maintaining the grass, installing flower pots and removing any used cars off the property. The applicant plans to repaint the light pols and clean up the property. The hours of operation will be Monday -Saturday 10 AM-6 PM.
Lipe had a Planning report.
1. Request for site plan approval and used car dealer license for property located at 713 John Fitch Boulevard, GC zone. This site has previously been used for motor vehicle sales, with the most recent approval granted in January 2006. Historically, the site has been used for the storage of vehicles; and the site has generally been in violation of its former approved site plan. This new applicant is now requesting to reutilize the site for used car sales, and to bring the site into compliance with the site plan. His proposed hours of
operation are Mon- Sat from 10-6PM.
2. A variance was granted in 1981 to Route 5 motor cars, the previous tenant, to allow 15 cars to be parked in front of the building line; this applicant is showing 13 spaces. The plan shows a total of 37 vehicle parking spaces.
As is common with Route 5 sites, the ROW for Route 5 is very wide, and the applicant's property line is about 50 feet away from the edge of Route 5. If vehicles are parked in front of the building line, they need to at least be on the applicant's property, not the State ROW.
3. The existing building is nonconforming to current zoning regulations, with a 33' setback, 50' required under today's regulations. There are no building additions or modifications proposed with this application.
4. Site size is just over a half acre. We note that, while the site plan shows delineated parking spaces, the majority of the site actually is gravel, and the areas in which vehicles are to be parked are for the most part indistinguishable from the remainder of the site.
5. This site is currently not landscaped. The applicant has proposed to clean up the site by removing junk cars and debris on site- paint the light poles and add planters around the site. They also plan on reseeding the front and maintaining it as lawn.
6. One major issue we tend to have with car dealerships is noncompliant lighting and use of spotlights. The previous approval in January 2006 required that site lighting must be brought into compliance with zoning regulations, as there are unshielded spotlights. Also, some of the light poles had been disconnected and were no longer functioning.
7. The new sign regulations allow both a building sign and a freestanding sign. The building sign would be allowed to be about 60 square feet, and the freestanding sign would be allowed to be 24 square feet. The applicant re-use the existing sign post there.
8. There currently is no dumpster on site. Does the applicant intend to add a dumpster? The applicant should be advised that all dumpsters must be placed on a concrete pad and screened.
9. There is no 100-year floodplain on this site. There are no regulated wetlands on site.
10. Public water and sewer currently service the site. WPCA approval is not required.
11. If this application is approved, the Planning Department has no other requested modifications.
Doolittle had no engineering comments.
Commissioners had questions and comments. Responses will be in italics.
" Can the applicant do more that just installing flower pots?
The applicant responded that they will be planting shrubs also.
" Commissioners asked for more detail on the plan to show the improvements to be made. They indicated that staff approval is acceptable for the proposed landscaping on site. .
Doug Bailey, applicant addressed the commissioner's questions.
Evans made a motion to approve the above mentioned application with the following conditions.
1. A landscape bond in the amount of $1,000 is required and must be submitted prior to occupying the site.
2. All bonds must be in one of the forms described in the enclosed Bond Policy.
3. All free standing signs and/or building signs require the issuance of a sign permit before they are erected.
4. Any dumpsters must be placed on a concrete pad and screened.
5. All new site lighting must conform to zoning regulations.
6. The lawn is to be established in DOT right of way and planters to be shown on plans.
7. A landscaping plan should be submitted and approved by Town staff.
8. The number of vehicles on site is limited to 37.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
3. Appl 03-02P, Dee Zee Ice - request of a five year renewal of site plan approval for property located on 14 Sandra Drive.
Evans made a motion to approve the above mentioned application with the following conditions.
1. All previous approval conditions remain in effect. See attached approval letter from February 24, 2003.
2. This will be the last site plan renewal allowed under State statute.
Pacekonis seconded the motion. The motion carried and the vote was unanimous.
4. Appl 06-60P, Aldi - Street trees change order request.
Ben Wheeler, Landscape Architect with Design Professionals made a brief presentation. The Aldi Distribution Center on Rye Street is almost completed. The applicant is requesting a change order to replace the street trees with a smaller tree such as a London tree which is a native tree of Connecticut.
The Commission discussed the request.
Evans made a motion to approve the above mentioned request.
Moriarty seconded the motion. The motion carried and the vote was unanimous.
5. Appl 07-64P, Wentworth Park II-request for clarification of street frontage perimeter screening waiver (application approved 1/22/08)
Ben Wheeler, Landscape Engineer with Design Professionals made a brief presentation as follows. The applicant needs clarification of Section 6.4.6B of the Zoning Regulations that state the following, "Parking lot street frontage screening and perimeter screening shall be a minimum of 5 feet wide". This is in conflict with Table 6.4.6A of the Regulations which states the following, "Minimum width of 10 feet." The applicant is requesting a waiver to be granted for the street frontage and perimeter screening of the parking lot to clarify the approval that was granted.
Sullivan made a motion to approve the above mentioned request. Sorenson seconded the motion. The motion carried and the vote was unanimous.
OTHER BUSINESS:
Appl 06-61P, Lots & More - Change order request for a 1 year extension for the use of the large white tent and to extend the length of both tents to the parking lot.
Sullivan made a motion to approve the request for a one year extension for use of the white tent, which shall be no bigger than the previously approved green house. Moriarty seconded the motion. The motion carried and the vote was unanimous.
Appl. 06-61P, Lots & More - Change order request for the addition of an isle of pallet racks to display outdoor pavers and stones.
Sullivan made a motion to table the above mentioned application. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
BONDS: Callings/Reductions/Settings
Evans made a motion to set the Engineering bond in the amount of $83,700 for Appl. #07-61P, Hillstead Senior Housing for subdivision improvements. Pacekonis seconded the motion. The motion carried and the vote was unanimous.
MINUTES:
1-22-08 approved by consensus with miner changes.
ADJOURNMENT:
Evans made a motion to adjourn the regular meeting. Moriarty seconded the motion. The motion carried and the vote was unanimous.
The regular meeting was adjourned at 9:55 PM.
Approved 6/24/08
D. Maria Acevedo
Recording Secretary
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