HomeMy WebLinkAboutMinutes 2010-07-14 (2)°~~x-sANF~ MINUTE
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CITY COUNCIL
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CITY OF SOUTH SAN FRANCISCO
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REGULAR MEETING
MUNICIl'AL SERVICES BUILDING
COMMUNITY ROOM
33 ARROYO DRIVE
WEDNESDAY, JULY 14, 2010
CALL TO ORDER TIME: 7:06 P.M.
ROLL CALL: PRESENT: Councilmembers Garbarino, Gonzalez,
Matsumoto, Vice Mayor Mullin and
Mayor Addiego.
ABSENT: None.
PLEDGE OF ALLEGIANCE:
AGENDA REVIEW
None.
PUBLIC COMMENTS
Led by Mayor Addiego.
Mike Mesela addressed Council to seek relief from an ambulance bill.
ITEMS FROM COUNCIL
• Announcements.
• Committee Reports.
Councilmembers reported on attendance at community meetings and events including a
meeting of the Peninsula Division of the League of California Cities. Council
congratulated newly sworn Police Officers Baggetta, Turiello and Miller and Parking
Enforcement Officer Fong. Specific items for further action and/or consideration were set
forth as follows:
Councilman Gonzalez requested that the meeting be adjourned in honor of Julia Andrea
Gonzalez, the daughter of Pablo and Alicia Gonzalez.
Councilwoman Matsumoto requested that the meeting be adjourned in honor of Michael
Davina, the son of Diane and Al Martin. She also requested that relatives and/or friends of
South San Franciscans serving abroad contact Irene Soto in the City Manager's Office so
that the City could acknowledge such individuals.
• Certificate of Appreciation presented to Sonny Koya.
City Manager Nagel advised that in the course of his work, resident Sonny Koya had
discovered roughly $30,000 owed to the City in an escrow account. He advised the City of
the funds and the application necessary to claim them.
Mayor Addiego thanked Mr. Koya for his efforts and presented him with a Certificate of
Appreciation.
Mr. Koya thanked Council for the honor.
Discussion relating to appointment of William Breite to the Community Action
Agency.
Councilwoman Matsumoto advised that William Breite's term on the Community Action
Agency was up. She noted he had diligently and conscientiously served the Agency. She
sought Council's consent to recommend his reappointment. Council agreed.
CONSENT CALENDAR
Motion to approve the minutes of June 23, 2010.
2. Motion to approve expense claims of July 14, 2010.
3. Motion to accept a petition to Annex into Parking District 1 - 423 Baden Avenue
(Assessor's Parcel No. 012-322-210).
4. Motion to cancel the Regular Meeting of August 25, 2010.
5. Resolution no. 63-2010 authorizing an agreement with Employee Benefit Specialists,
Inc ("EBS") to provide employee benefits administration and authorizing City
Manager to execute contract.
6. Resolution no. 64-2010 authorizing the City Manager of the City of South San
Francisco to act on behalf of the City Council in matters relating to the CSAC Excess
Insurance Authority.
7. Resolution no. 65-2010 to accept a grant amendment in the amount of $238,075.00
from the American Recovery and Reinvestment Act (ARRA) Assistance to
Firefighters Station Construction to rehabilitate Fire Station 63 and amend the FY
2010-11 Capital Improvement Project budget.
8. Resolution no. 66-2010 authorizing the filing of an application for Federal Surface
Transportation Program (STP) and/or Congestion Mitigation and Air Quality
Improvement (CMAQ) funding and committing the necessary non-federal match and
stating the assurance to complete the project.
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MINUTES - 2 -
9. Resolution no. 67-2010 1) approving the use of $52,218 in excess proceeds from the
sale of Below Market Rate ("BMR") units at City Lights to preserve the affordability
of two BMR units, 2) making findings that the expenditure of up to $300,000 from
the Low -and Moderate -Income Housing Fund to subsidize the purchase of BMR
Units at City Lights will be of benefit to the El Camino Corridor Redevelopment
Project Area, and 3) approving an amendment to the Affordable Housing Trust Fund
205 for use of the excess proceeds.
Motion- Councilman Garbarino/Second- Councilman Gonzalez: to approve Consent
Calendar items 1, 2, 4, 6, 8 and 9. Unanimously approved by voice vote.
Item No. 3: Council sought clarification as to whether an annexation fee was proposed to
be assessed. Chief Planner Kalkin advised an annexation fee had not been proposed.
Council directed staff to encourage the parking place commission to consider an
annexation fee.
Motion- Councilwoman Matsumoto/Second- Councilman Gonzalez: to accept a petition
to Annex into Parking District 1 - 423 Baden Avenue (Assessor's Parcel No. 012-322-210).
Unanimously approved by voice vote.
Item No. 5: Councilman Garbarino stated he understood the fiscal rationale for the
proposed outsourcing but wanted some assurance there would be a check on the quality of
service received by retirees.
Director of Human Resources Mount responded the particular benefits servicing vendor
was selected because staff was confident retirees would receive at least the quality of
service presently received in house. The vendor had a lot of experience dealing with
retiree-specific issues.
Motion- Councilman Garbarino/Second- Councilman Gonzalez: to approve Resolution
no. 63-2010. Unanimously approved by voice vote.
Item No. 7: Councilwoman Matsumoto advised she believed Fire Chief White provided a
very thorough presentation on this item at a previous study session but requested
clarification on the bidding process.
Fire Chief White explained the base bid/ bid alternate structure was required to ensure the
flexibility necessary in the event certain segments of the project cost more than anticipated
and further to protect against going over budget.
City Engineer Razavi explained the project would be going out as a construction bid for the
lowest bidder and an architect had been selected. He noted strategic decisions as to what to
include in the base bid and what to exclude had been made.. This balance was necessary to
avoid the risk of a rebid process.
Motion- Councilman Gonzalez Garbarino/Second- Councilman Garbarino: to approve
Resolution No. 65-2010. Unanimously approved by voice vote.
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LEGISLATIVE BUSINESS
10. Waive reading and introduce an Ordinance amending Section 8.16.040 of the South
San Francisco Municipal Code regarding Location of Receptacles on Designated
Collection Days.
Fire Chief White presented the staff report recommending waiver of reading and
introduction of the ordinance amending section 8.16.040. The ordinance governs pick up
of solid waste. The ordinance was proposed to formalize the current practice requiring that
trash receptacles be kept out of public view on non collection days. Accordingly, the new
language established that receptacles were to be within 8 feet of the street on non collection
days, so as to prevent such receptacles from taking up parking spaces or otherwise serving
as a nuisance.
Councilwoman Matsumoto thanked resident, CAT and CPTF member Ezio Nurisio for
bringing the ordinance to staff and Council's attention.
Motion- Councilman Garbarino/Second- Councilwoman Matsumoto: to waive reading
and introduce an Ordinance amending Section 8.16.040 of the South San Francisco
Municipal Code regarding location of receptacles on designated collection days.
Unanimously approved by voice vote.
PUBLIC HEARING
1 1. Zoning Ordinance Update P07-0136: ZA07-0007, ND07-0004
a.) Continued from May 26, 2010 Continuation ofd Comprehensive City-Wide Zoning
Ordinance Update and Zoning Map Update, and consideration of Planning
Commission's recommendation of approval regarding changes and clarifications to
the Draft Ordinance, including to the Draft Zoning Map (changing certain identified
areas from Freeway Commercial to Business Commercial); The Employment District
Land Use Regulations regarding Automobile/Vehicle Sales and Service uses in the
Business Commercial District in the East of 101 area, and "Freight/Truck Terminal
and Warehouse" and "Outdoor Storage Uses" as described in Table 20.110.002; as
well as the excavation and grading standard for slopes in excess of 30%, as described
in Section 20.160.004 of the Draft Hillside Overlay District Regulations. A
Resolution making findings and adopting the Initial Study and Negative Declaration
for the South San Francisco Zoning Ordinance and Map Update. An Ordinance
making findings, repealing Title 20 of the South San Francisco Municipal Code,
except for Chapter 20.25, and adopting the South. San Francisco Zoning Ordinance
and Map Update.
Public Hearing opened: 7:52 p.m.
Vice Mayor Mullin stated that he produced instructional sales training videos for
Genentech within the past year. While the FPPC had opined that this work did not present
a conflict such that the Vice Mayor should be precluded from voting on the mobile vendor
services portion of the issue before Council, the opinion letter was not yet received.
Accordingly, out of an abundance of caution, he would abstain from discussion and voting
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on the mobile vendor services issue by removing himself from the Dais and Council
Chambers.
Upon his departure, the mobile vendor services issue was heard.
Senior Planner Beaudin presented the staff report. He noted that at the previous meeting on
the issue, Council directed staff to continue to work with the East of 101 business
community to refine the regulations related to mobile vendor services. Staff had done so
and recommended very minimal siting requirements and a streamlined review and approval
process consistent with fixed location businesses within the City.
Geraldine O'Connor of Genentech's Local Government Affairs Department addressed
Council and advised she appreciated the time and consideration staff had put into drafting
changes benefitting the Company's ability to operate East of 101. She noted that the
Company had discreet and high standards. At present the Company was not utilizing
mobile vendor services for anything that might be offensive to public view. She further
noted that do to a significant upcoming renovation, the Company would be contracting
with mobile vendors for food services. She stated that with modified language, Genentech
would be pleased to continue to operate under the proposal. The recommendation for
modified language included adding the phrase "reasonable" before the word "conditions"
under note 2 at page 20.
Councilwoman Matsumoto and Councilman Garbarino clarified that there was no note 2,
but there was an "other" under note 1 on page 20 where Genentech's proposed language
could be accommodated.
Councilwoman Matsumoto noted that the provisions relating to mobile vendor services
would regulate all businesses in the City and were not specific to Genentech.
Staff so confirmed.
Motion -Councilwoman Matsumoto/Second- Councilman Gonzales: to approve errata
item no. 1 Section 20.350.027 updating mobile vendor services regulations and to place the
word "reasonable" before the word "conditions" appearing under the heading "Other."
AYES: Councilmembers Gonzalez, Garbarino and Matsumoto; NOES: Mayor Addiego;
ABSTAIN: Vice Mayor Mullin; ABSENT: None.
Councilman Mullin came back to the Dais at 8:02 p.m. Senior Planner Beaudin presented
the remainder of the staff report at this time.
Senior Planner Beaudin began by stating that at the Regular City Council Meeting on May
26, 2010, Council had directed staff to revisit four specific issues with the Planning
Commission. Those issues were addressed at a public hearing at the Planning Commission
Meeting on June 17, 2010. At that meeting the Commission supported the changes to the
ordinance that were being presented. Staff was now before Council with a three part
recommendation including that Council: 1) conduct the present public hearing on the
proposed changes and clarifications vetted by the Planning Commission; 2) make findings
and adopt a resolution to approve the Initial Study/Negative Declaration; and 3) Waive
reading and adopt an Ordinance to repeal Title 20 -Zoning, except for the ECRMX Zone
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District (Chapter 20.25), and. adopt a new City-wide zoning ordinance and zoning map,
including changes in the Errata dated July 14, 2010.
Senior Planner Beaudin highlighted the Planning Commission's recommendations. He
first noted the recommendation that the City change the zoning map to establish a Business
Commercial Zoning District for certain properties currently zoned Freeway Commercial.
This was proposed in three areas and would allow many of the same uses allowed in
Freeway Commercial. The switch would not affect the legal nonconforming status of
certain businesses presently operating in the affected areas. He also noted certain changes
proposed as Hillside Overlay District Regulations. He explained the intent behind the
zoning language covering this district had not changed, but it was updated to address
potential conflicts. The changes were proposed to bring the ordinance consistent with the
General Plan. With respect to Hillside Areas in excess of 30% the Subsection was
modified to incorporate the relevant policy language from -the General Plan, as well as
findings of approval that the review authority could use to assist in making decisions. Also,
a clarification established that the waivers and modifications section did not specifically
limit or allow deviations from the general development standard to 10 percent. He noted
that staff had received letters of concern regarding this requirement. Senior Planner
Beaudin next stated that at Council's direction, staff was recommending that the medical
marijuana moratorium remain in place for another year past the expiration of the current
moratorium in October. This was recommended to address Council's concern over the
outcome of the broader legalization question scheduled to appear on the November ballot.
Finally, Senior Planner Beaudin noted that item 10 had been added to the errata to correct a
typographical error with respect to Table 20.130.003 pertaining to maximum lot coverage.
He stated that the Initial Study/Negative Declaration had been prepared by Dyett & Bhatia
and noted that no comments raised a significant environmental concern. Further, the
proposed changes and clarifications did not require any revisions to the environmental
review. Senior Planner Beaudin concluded the presentation with a reminder about the
goals of the zoning ordinance update, which included streamlining the review process and
making the regulations and rules more transparent for code users. Unnecessary regulations
were being removed and/or updated for relevance to the present community and to bring
the code in compliance with state and federal law.
Attorney Mark Zafferano representing Philip Bill addressed Council regarding the Hillside
Overlay District Regulations. He first noted that his client's engineer had recommended
removal of the word "steep" as a modifier for " 30%" since 30% was an absolute figure that
did not require qualification. He also questioned the use of 30% as the triggering standard.
He noted there was no Geotechnich evidence supporting this number. He then questioned
the accuracy of Table 20.130.002 opining that an inconsistency between the minimum lot
size, average density and slope requirements existed in the code.
Melissa Brant representing 160 South Linden Avenue thanked Council and staff for their
work on the zoning code. She appreciated that property owners in the Lindenville Area
and staff and Council had been. able to compromise on 90°~0 of the issues.
Jim Forbes, the owner of certain affected properties, was encouraged by the proposal and
discussions he had with staff regarding it. He noted a few concerns. First, he found that
getting a business license in the City was a confusing process. He didn't understand why
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businesses that were simply storing goods within the City's boundaries were required to
obtain a license. He next commented that the 10% inclusionary landscape item for single
story industrial property was very onerous. He noted he had two tenants declare
bankruptcy based upon onerous requirements such as these.
Public Hearing Closed: 8:22 p.m.
Vice Mayor Mullin requested the reasoning behind the 30`% slope triggering factor with
respect to hillside property regulations.
Senior Planner Beaudin responded that it was a community specific standard. He noted
that communities in the Bay area regulate 0 all the way up to 50% slopes. He noted that
30% was chosen to preserve certain Hillside aspects within the City, but that the ordinance
left room for the applicant to come forward and propose a project adjusting the standards
based upon specific findings of approval. The reason for such conditions generally,
however, was that certain grading was necessary for such a project to be consistent with the
General Plan. The General Plan addresses 30%, but also speaks to neighborhood character,
scale of development and aesthetics. Further, the standard was developed to minimize
disturbance of terrain and natural features.
Vice Mayor Mullin next questioned whether South San Francisco was stricter with respect
to this standard than the remainder of the State.
Ms. Miller of Dyett and Bhatia stated there was a wide range of variation within Bay area
communities, which was the sample studied. She stated that 30% was not based upon
geotechnical standards, as any type of density could likely be engineered. It was more
based on the community's desire to preserve topography, which had been thoroughly
vetted during multiple hearings held on the issue.
Vice Mayor Mullin questioned whether there were any slope regulations in place specific
to the property when Mr. Bill purchased it 20 years prior.
Mr. Bill commented that at the time of purchase he believed the regulations to be 6 houses
per the acre with no open space regulations.
Councilwoman Matsumoto requested clarification relating to density issues in Table
20.130.002.
Assistant City Attorney Grossman stated there was no inconsistency. He noted the cited
table states a minimum lot size standard. Density though is established by the General Plan
and the same standard was incorporated in the draft zoning ordinance.
Councilman Garbarino stated he could support the regulations because property owners
had an opportunity to apply for relief with specific projects meeting certain conditions of
approval.
Councilwoman Matsumoto stated that people in the neighborhoods close to Sign Hill and
its back are passionate about the topography and preservation of it. She stated confidence
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in the ability of the current property owners to come up with an appropriate project. But
noted she wanted the ability to review such projects generally.
Councilman Gonzalez stated concern for protecting the hillside.
Pursuant to City Manager Nagel's suggestion, Council decided to take the remaining errata
items (2-10) in turn deciding upon each proposal separately and then addressing the
complete ordinance including the decisions on the 10 errata items, at the item's close.
Motion- Vice Mayor Mullin/Second- Councilwoman Matsumoto: to approve errata item
no. 6 modifying Section 20.160.004 with the additional caveat that the word "steep" be
removed from the Section. Unanimously approved by voice vote.
Council next considered errata item no. 7 pertaining to Section 20.130.001 -Parks and
Open Space Districts. The proposed changes clarified that, per the General Plan, the
general restriction on residential development to one unit per 20 acres, does not apply to
the north side of Sign Hill. Property in this area would be subject to a development
standard of one unit per acre, subject to discretionary review.
Motion- Councilman Gonzalez /Second- Vice Mayor Mullin: to approve errata item no. 7
and the proposed changes to Section 20.130.001. Unanimously approved by voice vote.
Council then considered errata item no. 8 relating to Section 20.510.001 -Waivers and
Modifications. Language proposed in this section would clarify that application of the
Chapter is not limited to instances where waivers or modifications are necessary to comply
with the identified federal and state statutes.
Motion- Councilman Gonzalez /Second- Councilman Garbarino: to approve errata item
no. 8 and the proposed changes to Section 20.510.001. Unanimously approved by voice
vote.
Council next considered errata item no. 9 relating to Section 20.350.025. The proposed
language removed the medical marijuana section from. Zoning Ordinance.
In response to a question from Vice Mayor Mullin, City Attorney Grossman noted the
current moratorium would expire in October and could be extended for another year.
Motion- Councilman Gonzalez /Second- Councilwoman Matsumoto: to approve errata
item no. 9 and the proposed deletion of Section 20.350.025 from the draft zoning
ordinance. Unanimously approved by voice vote.
Council next considered errata item no. 10 pertaining to Table 20.130.003 and correcting a
typographical error regarding the percentage of maximum lot coverage.
Motion- Councilwoman Matsumoto /Second- Councilman Garbarino: to approve errata
item no. 10 recommending that a typographical error in the last row of the Table
20.130.003 be corrected. Unanimously approved by voice vote.
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Council next considered errata item no. 5 relating to Table 20.110.002 -Land Use
Regulations Allow "Freight/Truck Terminals and Warehouses" and "Outdoor Storage"
uses to be permitted uses (not subject to a Minor Use Permit). Senior Planner Beaudin
explained that this would permit certain industrial uses to continue to operate pursuant to
review and conditions.
Motion- Councilman Gonzalez /Second- Vice Mayor Mullin: to approve errata item no. 5
and Table 20.110.002 as pertinent to Freight/Truck Terminals and Warehouses and
Outdoor Storage uses. Unanimously approved by voice vote.
Council then took up errata iterri no. 4 regarding Table 20.110.002 -Land Use Regulations
prohibiting automobile/vehicle rentals; automobile/vehicle repair, major;
automobile/vehicle service and repair, minor; automobile/vehicle washing; and service
station in the East of 101 area. Senior Planner Beaudin explained these uses would be
subject to a conditional use permit as in every other part of the City.
Motion- Councilman Gonzalez /Second- Councilman Garbarino: to approve errata item
No. 4 and Table 20.110.002 as pertinent to automobile/vehicle rentals; automobile/vehicle
repair, major; automobile/vehicle service and repair, minor; automobile/vehicle washing;
and service station in the East of 101 area. Unanimously approved by voice vote.
Council next considered errata item 3 pertaining to the zoning map and recommending
certain changes in response to requests that the City consider a Business Commercial (BC)
zoning district for certain properties, which were zoned Freeway Commercial (FC). This
would facilitate broader use of the properties.
In response to a question from Councilman Garbarino, Senior Planner Beaudin stated
established industrial uses would continue as legal nonconforming uses and have all the
new flexibility added to the ordinance regarding such properties.
Mayor Addiego commented that in these economic times it would be important to work
with businesses seeking to open shop in the City.
Councilman Garbarino commented on the importance of not confusing vision with reality.
Councilwoman Matsumoto noted the importance of reviewing such projects on a case by
case basis. She expressed concern over the parking of cars related to automotive
businesses.
Mayor Addiego stated he would tolerate issues associated with automotive businesses if
empty blighted properties were the alternative.
Director of Economic and Community Development VaxiDuyn pointed out that adopting
this provision would not change the fact that there currently was no market, automotive or
not, for the properties at issue. He noted the language provided flexibility if such a market
opened up, but would ensure review. He further noted that allowing automotive
businesses in the area at issue could raise NPDES and water quality control issues.
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Councilman Garbarino commented that as long as the businesses currently operating were
allowed to continue, he could support the item.
Motion- Councilman Garbarino/Second- Councilwoman Matsumoto: to approve errata
item No. 3 and recommended changes to the zoning map. Unanimously approved by voice
vote.
Finally, Council considered errata item no. 2 relating to Table 20.110.002 -Land Use
Regulations -Employment Districts Further clarification of language present in Resolution
84-97 and the City's General Plan.
Motion- Councilman Garbarino /Second- Councilman Gonzalez: to approve errata item
No. 2 relating to Table 20.110.002 as pertinent to Employment Districts anal Resolution 84-
97.
Assistant City Attorney Grossman advised Council that the remaining steps were to
consider the resolution and zoning ordinance in its entirety.
Motion- Councilwoman Matsumoto /Second- Councilman Gonzalez: to approve
Resolution no. 68-2010 making findings and adopting the Initial Study and Negative
Declaration for the South San Francisco Zoning Ordinance and Map Update.
Motion- Councilman Gonzalez/Second- Councilwoman Matsumoto: to waive reading
and introduce an Ordinance making findings, repealing Title 20 of the South San Francisco
Municipal Code, except for Chapter 20.25, and adopting the South San Francisco Zoning
Ordinance and Map Update, including the errata items previously approved by Council.
12. Public Hearing (continued from 5/12/2010 & 6/9/10) Project #: P08-0065 LEE,
ALFRED TR ET AL -Applicant LEE, ALFRED TR ET AL -Owner 465 GRAND
AVE APN - 012305050 Tentative Subdivision Map establishing a mixed-use
condominium comprised of six residential dwellings, a commercial unit, common
area and a residential parking garage, Use Permit and Design Review allowing a
24,927 square feet 3-story mixed-use development comprised of 5,442 square feet of
six residential dwellings, ground floor commercial, and an underground residential
garage parking, an Affordable Housing Agreement allowing twenty percent of the six
dwellings to be restricted to moderate income households, and a Parking Exception
for 13 parking spaces in the Downtown Parking District, at 465-467 Grand Avenue,
in the Downtown Commercial (D-C-L) Zone District in accordance with SSFMC
Title 19 and Chapters 20.26, 20.74, 20.81 & 20.85. Subprojects: SA08-0001, UP08-
0010, DR08-0031, AHA08-0001.
Public Hearing opened: 9:11 p.m.
Council continued this item to its regular meeting of August 11, 2010.
Public Hearing closed: 9:11 p.m.
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13. Mixed Use Development MP, SOUTH CITY L P/Owner Mid-Pen Housing
Coalition/Applicant 636 EL CAMINO REAL P09-0041: SA09-0001 Vesting
Tentative Subdivision Map to create a seven (7) unit condominium as part of a mixed-
used commercial residential project on a 2 acre site located at 636 El Camino Real in
the El Camino Real Mixed Use (ECRMX) Zone District in accordance with SSFMC
Titlel9 (Subdivision Ordinance).
Public Hearing opened: 9:12 p.m.
Chief Planner Kalkin presented the staff report noting that at its June 23, 2010 meeting the
City Council had reviewed and approved a negative declaration and design review and
draft affordable housing agreement for a mixed use affordable housing project at 636 El
Camino Real. Mid Peninsula Housing Coalition and their affiliated entities plan to own the
two buildings comprising the development into perpetuity. The two owners who will own
the separate buildings will be limited partnerships in order to meet the requirements of the
low income tax credit program. Both partnerships will have Mid Peninsula Housing
Coalition Affiliate as general partner. From a functional standpoint, the project will
continue to operate as a single cohesive development. In accordance with South San
Francisco Municipal Code Subdivision Regulations, the proposed Vesting Tentative
Subdivision Map requires approval by the City Council. The City Engineer and City staff
reviewed the proposed map and determined its compliance. Accordingly, staff
recommended that Council adopt a resolution approving SA09-0001, subject to conditions
of approval. .
Public Heanng closed: 9:22 p.m.
Councilwoman Matsumoto requested clarification as to whether rental units or
condominiums were being proposed.
Director of Economic and Community Development VanDuyn advised the developer was
subdividing the two buildings, but was not creating condos for each portion. Rather, the
project was being bifurcated for financing purposes.
Motion- Councilman Gonzalez/Second- Councilman Garbarino: to approve Resolution
no. 69-2010. Unanimously approved by voice vote.
COMMUNITY FORUM
None.
ADJOURNMENT
Being no further business, Mayor Addiego adjourned the meeting at 9:24 p.m. in honor of
Julia Andrea Gonzalez and Michael Davina.
S ubmitted, by: Appr ved:
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