HomeMy WebLinkAboutItem 3.13.1
TOWN OF LOS ALTOS HILLS September 4, 2008
Staff Report to the Planning Commission
RE: CONSIDERATION OF A MOTION TO RESCIND CONDITION OF APPROVAL
#27 REQUIRING THE DEDICATION OF A PATHWAY EASEMENT ON THE
PROPERTY; LANDS OF BURGER; 11580 OLD RANCH ROAD; FILE 412-08-
ZP-SD-GD.
FROM: Brian Froelich, AICP, Associate Planner'g�
APPROVED BY: Debbie Pedro, AICP, Planning Director
RECOMMENDATION That the Planning Commission:
Rescind condition of approval #27 and require that the applicant pay the standard
pathway in -lieu fee as recommended by the Pathways Committee.
DISCUSSION
The site development permit for a new residence and Grading Policy Exception at 11580
Old Ranch Road was approved with conditions by the Planning Commission at the
regular meeting on July 17, 2008. Following the meeting, two Planning Commissioners
appealed the project based on condition #27, which required that the property owner
dedicate an existing, private equestrian easement onsite to the Town for public use as part
of the Pathways system.
When the application was initially reviewed by the Pathways Committee, there was some
confusion about whether the existing equestrian easement was a public easement and also
whether the Old Ranch Subdivision area had been considered during the latest Pathways
Map update.
Following the appeal, the Pathways Committee held a special meeting on August 19,
2008 to discuss the recommendation and consider changes in light of the most current
information. The item was continued to the regular meeting on August 25, 2008 and the
Committee voted 9-1 to change the recommendation to the standard pathway in -lieu fee
per Section 10-1.608 of the Los Altos Hills Municipal Code. The amended condition is as
follows:
Condition #27` The property owner shall pay a pathway fee of $50.00 per linear foot of
the average width of the property, prior to final inspection of the new
residence."
ATTACHMENTS
1. Approved conditions of approval with recommended condition #27
2. Pathways Committee draft meeting minutes August 19, 2008
3. Pathways Committee draft meeting minutes August 25, 2008
Planning Commission
Lands of Burger
September 4, 2008
Page 2 of 8
ATTACHMENT 1
CONDITIONS FOR SITE DEVELOPMENT PERMIT FOR A NEW RESIDENCE
DRIVEWAY SWIMMING POOL AND GRADING POLICY EXCEPTION
LANDS OF BURGER, 11580 OLD RANCH ROAD
File #12-08-ZP-SD-GD
A. PLANNING DEPARTMENT:
1. No other modifications to the approved plans are allowed except as first
reviewed and approved by the Planning Director or the Planning
Commission, depending on the scope of the changes.
2. After completion of rough framing or at least six (6) months prior to
scheduling a final inspection, the applicant shall submit landscape
screening and erosion control plans for review by the Site Development
Committee. The application for landscape screening and erosion control
shall be accompanied by the applicable fee and deposit. The plans shall be
reviewed at a noticed public hearing. Plantings shall be adequate to break
up the bulk of the new residence from surrounding properties and streets.
All landscaping required for screening purposes and for erosion control (as
determined by the City Engineer) must be installed prior to final inspection
of the new residence.
3. A landscape maintenance deposit in an amount determined by the Site
Development Committee shall be posted prior to final inspection. An
inspection of the landscape to ensure adequate establishment and
maintenance shall be made two years after the installation. The deposit
will be released at that time if the plantings remain viable.
4. All existing Blue Gum (E. globulus), Pink Ironbark (E. sideroxylon rosea),
River Red Gum (E. camaldulensis), Swamp Gum (E. rudis), Honey Gum
(E. melliodora), or Manna Gum (E. viminalis) eucalyptus trees on the
property located within 150' of any structures or roadways shall be
removed prior to final inspection of the new residence. Removal of
eucalyptus trees shall take place between the beginning of August and the
end of January to avoid disturbance of nesting birds protected under the
Federal Migratory Bird Treaty Act (MBTA) and California Department of
Fish and Game Code Section 3500 et seq unless a nesting bird survey is first
conducted and there is a determination that there are no active nests within the
tree.
Prior to beginning any grading operation, all heritage oak trees, shall be
fenced at the drip line. The fencing shall be of a material and structure
Planning Commission
Lands of Burger
September 4, 2008
Page 3 of 8
Prior to beginning any grading operation, all heritage oak trees, shall be
fenced at the drip line. The fencing shall be of a material and structure
(chain-link) to clearly delineate the drip line. Town staff must inspect the
fencing and the trees to be fenced prior to commencement of grading. The
property owner shall call for said inspection at least three days in advance
of the inspection. The fencing must remain in place throughout the course
of construction. No storage of equipment, vehicles or debris shall be
allowed within the drip lines of these trees. Existing perimeter plantings
shall be fenced and retained throughout the entire construction period.
Prior to requesting the foundation inspection, a registered civil engineer or
licensed land surveyor shall certify in writing and state that "the location
of the residence and roof eaves and swimming pool are no less than 40'
from the front property line and 30' from the side and rear property
lines." The elevation of the residence shall be similarly certified in writing
to state that "the elevation of the residence matches the elevation and
location shown on the approved Site Development plan." The applicant
shall submit the stamped and signed letter(s) to the Planning Department
prior to requesting a foundation inspection.
Prior to requesting the final framing inspection, a registered civil engineer
or licensed land surveyor shall certify in writing and state that "the height
of the new residence complies with the 27'-0" maximum structure height,
measured as the vertical distance at any point from the bottom of the
crawl space or basement ceiling if excavated below natural grade, to the
Highest part of the structure directly above (including roof materials)."
The overall structure height shall be similarly certified in writing and state
that "all points of the building (including chimneys and appurtenances) lie
within a thirty-five (35 ) foot horizontal band based, measured from the
lowest visible natural or finished grade topographical elevation of the
structure along the building line and the highest topographical elevation
of the roof of the structure." The applicant shall submit the stamped and
signed letter(s) to the Planning Department prior to requesting a final
framing inspection.
8. Air conditioning units shall be located a minimum of 40' from the front
property line and 30' from the side and rear property lines.
9. No new fencing or gates are approved. Any new fencing or gates shall
require review and approval by the Planning Department prior to
installation.
10. If utilized, skylights shall be designed and constructed to reduce emitted
light. No lighting may be placed within skylight wells.
Planning Commission
Lands of urger
September 4, 2008
Page 4 of 8
11. All new exterior lighting fixtures shall have whitelrostedletched glass
enclosures or be shielded light fcctures. Seeded or bent glass is not
acceptable. No landscape or site lighting is approved with this plan.
Landscaping and site lighting shall be reviewed with the landscape
screening plan. All lighting must comply with the Town's Lighting Policy
prior to final inspection.
12. Fire retardant roofing (class A) is required for all new construction.
13. Properties must pay School District (Los Altos or Palo Alto) fees prior to
acceptance of plans for building plan check from Los Altos Hills. The
applicant most take a copy of required fee payment forms that have been
completed by the Town to both the elementary and high school district
offices, pay the appropriate fees and provide the Town with a copy of their
receipts.
14. For swimming pools, at least one of the following safety features shall be
installed to the satisfaction of the Town Building Official:
a, The pool shall be isolated from access to the residence by an enclosure
(fencing).
b. The pool shall be equipped with an approved safety pool cover.
c. The residence shall be equipped with exit alarms on those doors providing
direct access to the pool.
d. All doors providing direct access from the home to the swimming pool
shall be equipped with a self-closing, self -latching device with a release
mechanism placed no lower than 54 inches above the floor.
15. Standard swimming pool conditions:
a. Lights shall be designed so that the source is not visible from off-site.
It. Drainage outfall structures shall be constructed and located to the
satisfaction of the City Engineer.
c. Pool equipment shall be enclosed for noise mitigation and screening. The
pool equipment enclosure shall be screened with landscaping and may not
encroach into any required setbacks.
16. An ISA Certified Arborist shall certify in writing and state that "all of the
recommendations in the Walter Levison reports dated August 20, 2007
and April I, 2008 were implemented during the construction process" The
applicant shall submit wet signed letter(s) to the Planning Department
prior to requesting a final inspection.
Planning Commission
Lands of Burger
September 4, 2008
Page 5 of 8
B. ENGINEERING DEPARTMENT:
17. Peak discharge at 11580 Old Ranch Road, as a result of Site Development
Permit 12-08, shall not exceed the existing pre -development peak
discharge value of the property. Detention storage must be incorporated
into the project to reduce the predicted peak discharge to the pre -
development value. Provide the data and peak discharge hydrologic
model(s) utilized, as well as, the calculations of the peak discharge value
prior and post development. Determine the design peak runoff rate for a
10 -year term period storm and provide detention storage design plans to
reduce the predicted peak discharge to the pre -development value. All
documentation, calculations, and detention storage design (2 plan copies)
shall be submitted for review and approval to the satisfaction of the City
Engineer prior to acceptance of plans for building plan check. Prior to
final inspection, a letter shall be submitted from the project engineer
stating that the site grading and drainage improvements were installed as
shown on the approved plans and in accordance with their
recommendations.
18. Any, and all, changes to the approved grading and drainage plan shall be
submitted as revisions from the project engineer and shall first be
approved by the Town Engineering Department. No grading shall take
place during the grading moratorium (October 15 to April 15) except with
prior approval from the City Engineer. No grading shall take place within
ten feet of any property line except to allow for the construction of the
driveway access.
19. All public utility services serving this property shall be placed
underground. The applicant should contact PG&E immediately after
issuance of building permit to start the application process for
undergrounding utilities which can take up to 6-8 months."
20. At the time of foundation inspection for the new residence and prior to
final inspection, the location and elevation of the new residence shall be
certified in writing by a registered civil engineer or licensed land surveyor
as being in/at the approved location and elevation shown on the approved
Site Development plan. At the time of framing inspection for the new
residence, the height of each building shall be similarly certified as being
at the height shown on the approved Site Development plan.
21. Two copies of an erosion and sediment control plan shall be submitted for
review and approval by the Engineering Department prior to acceptance of
plans for building plan check. The contractor and the property owner
shall comply with all appropriate requirements of the Town's NPDES
permit relative to grading and erosion/sediment control. The first 100 feet
Planning Commission
Lands of Burger
September 4, 2006
Page 6 of 8
of the driveway shall be rocked during construction and all cut and fill
slopes shall be protected from erosion. All areas on the site that have the
native soil disturbed shall be protected for erosion control during the rainy
season and shall be replanted prior to final inspection.
22. Two copies of a grading and construction operation plan shall be
submitted by the property owner for review and approval by the City
Engineer and Planning Director prior to acceptance of plans for building
plan check The grading/construction operation plan shall address truck
traffic issues regarding dust, noise, and vehicular and pedestrian traffic
safety on Old Ranch Road and surrounding roadways, storage of
construction materials, placement of sanitary facilities, parking for
construction vehicles, clean-up area, and puking for construction
personnel. A debris box (trash dumpster) shall be placed on site for
collection of construction debris. Arrangements must be made with the
Los Altos Garbage Company for the debris box, since they have a
franchise with the Town and no other hauler is allowed within the Town
limits.
23. The property owner shall inform the Town of any damage and shall repair
any damage caused by the construction of the project to pathways, private
driveways, and public and private roadways, prior to final inspection and
release of occupancy permits and shall provide the Town with
photographs of the existing conditions of the roadways and pathways prior
to acceptance ofplans for building plan check.
24. The property owner shall dedicate an additional 10' wide public right of
way to the Town over Old Ranch Road to create a 50' radius right of way
for the cul-de-sac. The property owner shall provide legal description and
plat exhibits that are prepared by a registered civil engineer or a licensed
land surveyor and the Town shall prepare the dedication document. The
dedication document, including the approved exhibits, shall be signed and
notarized by the property owner and returned to the Town prior to
submittal ofplans for building plan check
25. The driveway shall be required to be fully constructed and to be roughened
where the pathway intersects, to the satisfaction of the City Engineer, prior
to final inspection.
26. The property owner shall be required to connect to the public sanitary
sewer prior to final inspection. A sewer plan that is prepared by a
registered civil engineer shall be required to be approved by the City
Engineer prior to acceptance of plans for building plan check An as -built
mylar shall be required to be submitted to the Town prior to final project
approval. A sewer hook up permit shall be required by the Town's Public
Planning Commission
Lands of Borger
September 6, 2008
Page 7 of 8
Works Department prior to submittal of plans for building plan check. An
encroachment permit shall be required for all work proposed within the
public right of way prior to start work.
27. The .._ ..ti ownef she11 dedietite a 10' wide pathway easement ent t_ the
Te� eyeE the existing 15' wide pr-Wate "equestrian right of ways"
eiRdisation
sha4l be signed an
netaFi....d by the .. .. te
� and ..d nthe T..m% prier te
The property owner shall pay a pathway fee of $50.00 per linear foot of the
average width of the property, prior to final inspection of the new
residence.
28. Geotechnical Plan Review - The applicant's geotechnical consultant shall
review and approve all geotechnical aspects of the project building and
grading plans (i.e., site preparation and grading, site drainage
improvements and design parameters for foundations) to ensure that their
recommendations have been properly incorporated. The consultant shall
review the location and design of proposed drainage structures and
dissipaters with respect to adverse impacts on erosion and slope stability.
Also, the consultant shall provide appropriate seismic design parameters
based on the 2007 CBC to comply with current building code requirments.
The results of the Geotechnical Plan review shall be summarized by the
geotechnical consultant in a letter and submitted to the Town Engineer for
review prior to issuance of building permits.
29. Geotechnical Field Inspection - The geotechnical consultant shall
inspect, test (as needed), and approve all geotechnical aspects of the
project construction. The inspections shall include, but not necessarily be
limited to: site preparation and grading, site surface and subsurface
drainage improvements, and excavations for foundations and retaining
walls prior to the placement of steel and concrete. As part of the field
inspection, the consultant shall carefully inspect the basement excavation
for indications of faulting or other adverse conditions which may affect the
proposed development. Supplemental recommendations shall be provided
as necessary to address any faulting hazards or adverse conditions revealed
in the excavation. The results of these inspections and the as -built
Planning Commission
Lands of Burger
September 4, 2008
Page 8 of 8
conditions of the project shall be described by the geotechnical consultant
in a letter and submitted to the Town Engineer for review prior to final
(granting of occupancy) project approval.
C. FIRE DEPARTMENT:
30. An automatic residential fire sprinkler system approved by the Santa Clara
County Fire Department shall be included in all portions of the proposed
building. Three sets of plans prepared by a sprinkler contractor shall be
submitted to the Santa Clara County Fire Department (14700 Winchester
Blvd., Los Gatos, CA 95032) for review and approval. The sprinklers
shall be inspected and approved by the Fire Department, prior to final
inspection and occupancy of the new building.
31. Approved numbers or addresses shall be placed on all new and existing
buildings in such a position as to be plainly visible and legible from the
street or road fronting the property. Numbers shall contrast with their
background.
Project approval may be appealed if done so in writing within 22 days of the date of
approval. The building permit cannot be issued until the appeal period has lapsed. The
applicant may submit construction plans to the Building Department after July 24, 2008
provided the applicant has completed all conditions of approval required prior to
acceptance ofplans for building plan check
Please call 650-941-7222 extension 235 to schedule a final inspection with the Planning
and Engineering Departments at least two weeks prior to scheduling the final building
inspection approval.
CONDITION NUMBERS 5, 13, 17, 21, 22, 23, 24, 26, 27, AND 28 SHALL BE
COMPLETED, REVIEWED, AND APPROVED BY TOWN STAFF PRIOR TO
ACCEPTANCE OF CONSTRUCTION PLANS FOR PLAN CHECK BY THE
BUILDING DEPARTMENT.
NOTE: The Site Development permit is valid for one year from the approval date (until
July 17, 2009). All required building permits must be obtained within that year and work
on items not requiring a building permit shall be commenced within one year and
completed within two years.
Attachment 2
Los Altos Hills Pathway Committee DRAFT
Minutes of Special Meeting August 19, 2008
1. ADMINSTRATIVE
Chairman Ginger Summit called the meeting to order at 7:05 PM
Members present
Jim Bliss, Courtenay Corrigan, Nick Dunckel, Ginger Summit, Bill
Silver, Bob Stutz, Jolon Wagner, Chris Vargas, Sue Welch
Members absent:
Anna Brunzell, Nancy Gmzton
Members of public present:
City Councilman Mike O'Malley
Debbie Pedro, Los Altos Hills Planning Director
Les Earnest, Secretary of the LAH Historical Committee
Jim Abraham, Planning Commission
John and Catherine Burger, owners 11580 Old Ranch Road
Dave Namyst, Putter Way
The agenda was approved.
1. COMMUNICATIONS FROM THE FLOOR
2. OLD BUSINESS
A. 11580 Old Ranch Road (Lands of Burger). Consideration of an amendment to the
recommendation for an off-road pathway easement on the property. This property was
reviewed by the PWC on February 25, 2008 and again on March 22, 2008. The Burgers were
present at the February meeting. The unanimous PWC recommendation at that time was to
maintain the existing equestrian easements along two sides of the property as pathway
easements. At that time, the PWC understood that this recently annexed part of Town had
not been reviewed for the 2005 Master Path Plan (MFP) and Town staff had indicated that
the equestrian easements in the Foothill Ranch subdivision could be dedicated to the Town
as pathway easements as the properties came up for development.
This area of Town has few pathways and it would be desirable to provide routes that are not
on Ravensbury, which is a busy, narrow, winding road. The easements in Foothill Ranch,
including those on 11580 Old Ranch Road, would provide a connection to a nearby existing
pathway along a utility easement. This route would allow pedestrians and equestrians to
avoid walking along Ravensbury.
In its review, the Planning Commission argued that the Town could not require easements
for an off-road pathway on this property because these easements are not included on the
2005 MPP. LAH Planning Director, Debbie Pedro asked the PWC to consider amending the
previous recommendation requesting pathway easements on this property. Today's special
PWC meeting was called to address this issue.
Debbie Pedro, LAH Planning Director reviewed the following materials:
1) A page of the Title Report (Old Republic Title Company Order no. 0623003840 -LM).
describing thel5-foot "Equestrian Right of Way"
2) Parcel map for Tract No. 1184 (Foothill Ranch, September 16, 1953) showing the Burger's lot
and other lots in the subdivision. The map shows the easements and states: "We also dedicate
the overhang and drainage easements as shown. We also dedicate for use of owners within
the subdivision the Equestrian Right of Ways."
3) LAH Ordinance Sec 10-2.606 Dedication of Pathway Easements, which states that "the Site
Development Authority may require the dedication of an easement for public use as part of
DraftPWC_Mln_ogigo8(2).dor 8/28/08
the Town's pathways system"..." on a property which is designated on the Master Path Plan
for an off-road pathway...".
4) MPP notes recommending that the easement on the existing P.U.E. be retained on the MPP
because it is safer than the roadside along Magdalena. Nothing pertaining to the Old Ranch
Road easements is included in these MPP notes.
These materials show that the Foothill Ranch subdivision was created in 1953 prior to the
incorporation of LAH and that the "Equestrian Rights of Way" in the subdivision are intended for
use by people living in the subdivision. These easements have not been formally dedicated to the
Town.
The property owners, John and Catherine Burger, said that they had understood that these
Equestrian Rights of Way were only for use of subdivision owners and were not for general
public access. They want to keep the easements private.
Dave Namyst, a resident of Putter Way (just east of the subdivison in the unincorporated part of
Santa Clara County) asked the PWC to reconsider its recommendation and not require these
easements. He said the paths are not very useful, are not walkable now and are unlikely to be
used.
Les Eamest, secretary of the LAH Historical Committee and former PWC member suggested a
"top down" approach beginning with a decision about whether or not to amend the MPP for this
part of Town and if so, whether or not to include these specific routes.
Carol Gottlieb, former PWC member, said that off-road pathways through this area would
provide valuable emergency access routes. She further noted that the pathway along the PUE has
been is use for years.
The PWC discussed the new information presented and the pros and cons of changing the
committee's previous recommendation. Issues discussed included:
1) The potential value of the proposed pathways through this area and whether they meet the
criteria used to select paths to be included in the MPP (e.g., the proposed pathway should
provide connectivity, or complete a loop, or have scenic value, or provide emergency access,
and should not be redundant).
2) Whether this recently annexed part of Town was adequately considered during the 2005
MPP process. Opinions by MPP participants and others differed on this. Mike O'Malley
pointed out that this part of Town was annexed in 2002, well before the MPP was completed.
3) The need for off-road pathways in this part of LAH, especially to help get pedestrians and
riders off Ravensbury, which is a busy narrow road
4) Balancing privacy issues and the needs of the community
5) Whether to reevaluate this area to try to determine if it warrants amending the MPP
Some members of the PWC thought it would be helpful to visit the area again during the
Saturday August 23 pathway walk before making a final decision. Chairman Summit suggested
possible alternatives that could be brought to a vote:
1) Withdraw the committee's previous recommendation requiring that the owners dedicate the
pathway easements
2) Review the area and consider a possible amendment to the MPP
3) Re-visit the site on Saturday and make a final decision on Monday
A vote was taken on whether to revisit the area and make a final decision at the PWC meeting on
Monday, August 25, 2008. The vote was 6 in favor, 2 opposed, and one abstention. The PWC will
revisit the site and make a final decision on Monday, August 25.
The meeting was adjourned at 8:45 PM
DraftPWC_Min_081908 (2).doc 8/28/08 2
Respectfully submitted,
Sue Welch, August 25, 2008
DraftPWC_Miu_08t908(2).doc 8/28/08
Attachment 3
Los Altos Hills Pathway Committee DRAFT NOT REVIEWED BY PWC
Minutes of Meeting of August 25, 2008
1. ADMINSTRATFVE
Chairman Ginger Summit called the meeting to order at 7:05 PM
Members present Jim Bliss, Courtenay Corrigan, Nick Dunckel, Nancy Gfnzton
Ginger Summit, Bill Silver, Bob Stutz, Jolon Wagner, Chris Vargas,
Sue Welch
Members absent: Anna Brunzell
Members of public present City Councilman Mike O'Malley
Debbie Pedro, Los Altos Hills Planning Director
Jim Abraham, Planning Commission?
John Burger, owner 11580 Old Ranch Road
Others (unrelated to this issue)
The agenda was approved as amended.
1. COMMUNICATIONS FROM THE FLOOR
2. OLD BUSINESS
A. 11580 Old Ranch Road (Lands of Burger)_ Consideration of an amendment to the
recommendation for an off-road pathway easement on the property. This property was
reviewed by the PWC on February 25, 2008 and again on March 22, 2008. The Burgers were
present at the February meeting. The unanimous PWC recommendation at that time was to
maintain the existing equestrian easements along two sides of the property as pathway
easements. At that time, the PWC understood that this recently annexed part of Town had
not been reviewed for the 2005 Master Path Plan (MPP) and Town staff had indicated that
the equestrian easements in the Foothill Ranch subdivision could be dedicated to the Town
as pathway easements as the properties came up for development.
In its review, the Planning Commission argued that the Town could not require easements
for an off-road pathway on this property because these easements are not included on the
2005 MPP. At the request of the Planning Director, a Special Meeting of the PWC was held on
August 19, 2008 to review the PWC recommendation. At that meeting Debbie Pedro, LAH
Planning Director presented materials showing that the "Equestrian Rights of Way" in the
Foothill Ranch subdivision are private easements intended for use by people living in the
subdivision. These easements have not been formally dedicated to the Town. The property
owners, John and Catherine Burger, and a neighbor, Dave Namyst (Puffer way) expressed
the desire to keep these easement private. None of the easements in this area except the one
along the P.U.E. are shown on the MPP approved by Council in 2005. The PWC revisited the
area on Saturday, August 23.
At tonight's meeting, the PWC discussed the pros and cons of revising the original
recommendation in light of the additional information. It was generally agreed that this area
of Town has few pathways and that it would be desirable to provide paths off Ravensbury,
which is a busy, narrow road. The easements in Foothill Ranch subdivision, including those
on 11580 Old Ranch Road, could provide a connection to a nearby existing pathway along a
utility easement and allow pedestrians and equestrians to avoid Ravensbury. Alternate
routes involving on -road pathways along the wide streets in the area (e.g., Old Ranch Road
or Crestridge Drive) are also possible. These on -road routes have the advantage of requiring
easements on fewer properties.
DraftPWC_Min_o82508 (2).doc 8/28/o8
Although pathways are needed in this area, the Title Report and parcel maps clearly state
that these are private easements. As such, the Town has no authority over them. Further, this
off-road route does not appear on the 2005 MPP and Town ordinances do not permit
dedicating easements for off-road paths that are not shown on the MPP. Chris Vargas moved
that the PWC adjust the original recommendation to dedicate an easement for a II10
pathway on 11580 Old Ranch Road and instead to collect an pathway in -lieu fee.
Courtenay Corrigan seconded. The vote was 9 in favor and 1 opposed.
Respectfully submitted,
Sue Welch, August 27, 2008
DraftPWC_Min_o8z5o8(2).doc 8/28/08