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HomeMy WebLinkAbout10.19.00 Minutes CITY OF SOUTH SAN FRANCISCO REGULAR PLANNING COMMISSION MEETING MINUTES MUNICIPAL SERVICES BUILDING 33 ARROYO DRIVE October 19, 2000 CALL TO ORDER / PLEDGE OF ALLEGIANCE The meeting was called to order at 7: 30 p.m. ROLL CALL / CHAIR COMMENTS MEMBERS PRESENT: Commissioner D'Angelo, Commissioner Honan, Commissioner Romero, Commissioner Teglia, Vice Chairperson Meloni and Chairperson Sim MEMBERS ABSENT: Commissioner Baldocchi STAFF PRESENT: Planning Division: City Attorney: Engineering: Police Dept.: Water Quality: Bldg./Fire Prevo AGENDA REVIEW Thomas C. Sparks, Chief Planner Susy Kalkin, Principal Planner Steve Carlson, Senior Planner Mike Lappen, Senior Planner Allison Knapp, Consultant Planner Steve Mattas Richard Harmon Sgt. Mike Massoni Ray Honan Rocque Yballa Chief Planner Sparks noted that there was a minor cOlTection distributed to the Commissioners for the September 14th Special meeting minutes that they may chose to consider. He added that Commissioner Baldocchi phoned in and asked that the Commission continue the minutes to the next regular meeting because she was not able to attend this meeting. Chief Planner Sparks removed item #1 from the Consent Calendar and there was consensus to continue the item to the next regular meeting. ORAL COMMUNICATIONS - None CONSENT CALENDAR 1. Approval of Regular Meeting Minutes of August 3, 2000, September 7, 2000 and Study Session of September 14, 2000. 2. CellularOne/Elizabeth Pennington, Applicant P. G. & E., Owner Airport Blvd. @ Armour UP-00-056 and Categorical Exemption Class 1 Section 15301(b) Existing Public Utility Use Permit to allow a wireless telecommunication facility on an existing P. G. & E. tower. F:\File Cabinet\minutes\2000\1 0 1900 RPC.doc Page 1 of 9 Commissioner Teglia removed item #2 from the Consent Calendar. Motion Teglia / Second Romero to continue the minutes to November 2,2000. CONSENT CALENDAR -PUBLIC HEARING 2. CellularOne/Elizabeth Pennington, Applicant P. G. & E., Owner Airport Blvd. @ Armour UP-00-056 and Categorical Exemption Class 1 Section 15301(b) Existing Public Utility Use Permit to allow a wireless telecommunication facility on an existing P. G. & E. tower. Commissioner Teglia asked if the applicant would be willing to do additional landscaping to screen the equipment cabinet along with the fence. Senior Planner Carlson noted that the applicant is landscape the site. Staff proposes to have the applicant landscape the base of the tower with minimum 15 gallon size of mature type shrubs which would achieve a height of approximately 6 feet. He noted that the natural screen would be more effective than a fence. He also pointed out that the Engineering Division conditions were received too late to be included as part of the staff report and asked that the Commission incorporate the conditions in their motion. Commissioner Teglia asked if there would still be a fence at the site. Senior Planner Carlson noted that there could be a fence if the Commission desires. Commissioner Teglia recommends having a fence, especially if it is in a City park. Motion Teglia to approve UP-00-056. Commissioner Romero agreed with Commissioner Teglia with regard to the fence and asked if it was pludent to put the fence on the outside of the tower rather than the inside. He mentioned that it would look a lot better surrounding the exterior of the tower with some type of vine growth. Senior Planner Carlson noted that PG&E might have concerns with a fence on the outside close to the tower base, because it would interfere with access to the tower. Commissioner Romero asked if there was a way to work out an agreement with PG&E to allow them to have access to the inside. Senior Planner Carlson noted that there would probably have to be a greater clearance of 6-10 feet around the base of the tower, which would probably be 6-10 feet away from the base of the tower. Commissioner D'Angelo agreed with the Commissioners. He noted that if it is in a park and children are around it is more prudent to have a fence on the outside. Senior Planner Carlson suggested that the Commission open the Public Hear.ing if they wanted to discuss the project in greater detail. Public Hearing opened and Staff Report waived. Public Hearing closed. Commissioner Teglia withdrew his motion. Commissioner Romero noted that it would be the preference of the Commission to have the fence on the outside of the tower and to convey that request to PG&E. He noted that if there were a problem with the fence being on the outside then the fence would be left where it is proposed. Commissioner D'Angelo noted that it is a security issue also. City Attorney Mattas noted that the distance requirement that an exterior fence would have to have in relation to the base of the poles. He added that the Commission may provide direction if they would like a clear area between the tower and the fence, which would end up encompassing a larger of the park, in order to allow PG&E to have access to the tower. F:\File Cabinet\minutes\2000\1 0 1900 RPC.doc Page 2 of 9 Commissioner Honan pointed out that if the fence is moved out fmther it will look massive. Commissioner Romero noted that it could get as close to the tower as possible and still allow access to PG&E. Elizabeth Pennington, Cellular One, mentioned that PG&E has requested that Cellular One place the fence at the edge of the concrete pad. She noted that there are thTee PG&E towers in the same park and asked if the Commission wants Cellular One to put a fence only on one tower or all three towers. She pointed out that it would look awkward to have one fence on the outside, one with nothing and another with a fence inside a tower. Commissioner Romero noted that there are different materials being used at this particular tower than used on the others. Ms. Pennington stated that their suggestion had been a Redwood fence and were discouraged from using. She added that the Commission has their alternatives. Commissioner Romero noted that the pad extends slightly past the tower and if the fence would be placed at the edge it would be on the outside perimeter of the tower. Ms. Pennington replied that it is the concrete pad where the cellular equipment cabinet would sit, which within the PG&E tower footprint. Commissioner Romero requested that staff suggest to PG&E, as a possibility, to have a fence on the outside of the tower but would not like to see it extend outside of the tower base. Senior Planner Carlson replied that he would look into that. Commissioner Teglia / Second Romero to approve UP-00-056 with added landscaping requirement, Engineering Division conditions, and the direction that PG&E be contacted with the Commission's preference of a fence being close to the tower on the outside. Approved by unanimous voice vote. PUBLIC HEARING - AGENDA ITEMS 3. Golden State FlooringlRick Coates, Applicant Arthur Gilbert Real Estate Dev.-owner 240 Littlefield Ave. UP-00-OI0 and Categorical Exemption Section 15301 Class 1 Existing Facilities 120 day review of Sign Program and Use Permit allowing construction materials sales. Senior Planner Carlson presented the staff report. Bruce Chan, Landscape Architect, noted that it was not practical for the truck to drive into the site and tmn around and they revised the landscape plan to allow the trucks to enter on the left driveway and exit on the right driveway. He mentioned that they wanted to leave the configuration of the trees with additional areas on the southwest and southeast corners of the site. He added that they are willing to upgrade the trees. Vice Chairperson Meloni asked if the trucks drive around the building do they go on someone else's propelty. Mr. Chan noted that at the rear of the building there is 8 feet of landscaping and 12 feet to allow access for the trucks. He mentioned that the trucks are taken off the street and also noted that the rear landscaping is critical. He added that there is 35 feet of frontage landscaping, 10% of which is in the City right-of-way. Vice Chairperson Meloni asked if the trees that are planted in the area were there before. Mr. Chan noted that the trees were placed up against the building. He noted that the buildings inset columns are lined up with the trees. Cormnissioner Teglia noted that he has a hard time making a decision if the Commission does not have the documents with the revisions in front of them. Commissioner Honan asked if the applicant approached the City when they decided to do the modification. Mr. Chan noted that the landscape contractor and the applicant made the decision that the truck access needed to be maintained. Chairperson Sim agreed with Commissioner Teglia that the Commission needed to have documentation to make a decision on the revisions to the landscape plan. F:\File Cabinet\minutes\2000\101900 RPC.doc Page 3 of 9 Motion Meloni / Second D' Angelo to continue the item to December 7, 2000, and that the Commission have the revised plan and that the correct size of the trees be planted on the site. Unanimous voice vote. Public hearing opened. Dan Shattuc, 111 Belmont, noted that he is entering and exiting the City and encounters little points that stick out into the intersections. He mentioned that it is important that there be a good clean up of streets. He added that the landscaping is important and suggested that the City consider an ordinance in terms of trucking businesses that would control the in and out flow of trucks. Public Hearing closed. 4. Golden State FlooringlRick Coates, Applicant Arthur Gilbert Real Estate Development, Owner 240 Littlefield Ave. UP-00-OI0/MODl and Categorical Exemption Section 15301 Class 1 Existing Facilities Use Permit Modification allowing expansion of the hours of operation to 5 A.M. to 1 A.M. Senior Planner Carlson presented the staff report. Motion Teglia / Second D'Angelo to continue the item to December 7, 2000. 5. Valero Energy-owner RHL Design Group Inc.-applicant 2296 Westborough Blvd. UP-S5-722/MOD 2 and Categorical Exemption Class 1 Section 15301 Existing Facilities. Use Permit Modification allowing larger signs and allowing 24 hour operation. Senior Planner Carlson presented a staff report. Chris Paris, 1340 Arnold Drive-Martinez, asked if they could have 300 square foot as the maximum allowable square footage for the signage. He noted that second the price sign on Gellert Boulevard is a State required sign and asked that it be included. Senior Planner Carlson noted that there is a large price sign on the corner of the site Westborough and Gellert Boulevards and there is no need of a second price sign. He mentioned that if the applicant can give staff information on a State requirement for a sign on each side of the street then staff would recommend approval of the additional sign. Commissioner D'Angelo asked if the State requirement designates the size of the sign or just to have a sign on the property. Mr. Paris replied that there are some size requirements. Commissioner D'Angelo asked if the applicants request is the minimum required or does it exceed the requirement. Mr. Paris that it is the minimum. Commissioner D'Angelo suggested that the Commission defer any action until the applicant can produce their information to staff. Chairperson Sim asked if there was any urgency for the project to be approved. Senior Planner Carlson noted that the applicant would like some sign approved other than temporary banners that have been approved for 30 days. Chairperson Sim noted that action would be taken with additional conditions. He added that the issue is fairness to the other gas stations in the area, and maintaining the standards equal for all gas stations. Vice Chairperson Meloni asked if the secondary sign is needed can it be incorporated into the maximum sign area of 233 square feet recommended by Staff. Senior Planner Carlson stated that it would be large and therefore would have to delete something. He also pointed out that there was COnCelTI with the configuration of F:\File Cabinet\minutes\2000\101900 RPC.doc Page 4 of 9 the monument sign. He added that the Commission has previously approved rectangular shaped monument signs and Valero is proposing a different shape. He mentioned that the application could have been a type A sign permit, if it weren't for the monument sign and the increasing of the square footage. He added that staff recommends that the applicant modify the monument sign, so that the logo stays within the frame of the monument. He stated that if the applicant replaces the monument and canopy signs, that should give them the identification that they are seeking. Commissioner Teglia noted that a materials board is available but that there are not any color renderings for the signs, which is very important. He asked to see color renderings and final approvals before the signs are installed. He agreed with keeping the monument sign a rectangular shape, as has been approved in the past. He pointed out that there are no trees included in the landscaping, and asked what requirements can be added to upgrade the landscaping. Senior Planner Carlson noted that this could be included as part of the improvement package, since they are improving the appearance of the station. Chairperson Sim noted that the site had won an award through the beautification committee because of the vegetation. He asked what the City's objective is for that area. He also asked if there was space for trees. He asked staff if there was an overall plan for that cOlTidor. Senior Planner Carlson noted that there is not a master landscape plan for Gellert Boulevard. He added that there is room to plant trees along Gellert but planting trees along Westborough is difficult because the area is so small. Commissioner Romero noted that there are several discrepancies and unresolved issues between the applicant and staff that need to be resolved before any action is taken. He suggested that the Commission agree with the previous Planning Commission's decision with a maximum of 232 square feet. He noted that staff should bring out the differences and bring it back to the Commission. Public Hearing opened. Dan Shattuc, 111 Belmont Avenue, welcomed Valero to the City of SSF and gas stations are needed in the City. He added that he cares about the bay and wants to have a clean bay. He pointed out that it was important that there be no fuel spills, and nozzle stops prevent these types of problems. He mentioned how happy he was to see that Valero was trying to take out MTBE from their fuel and looking for other alternatives to mitigate that problem. He noted that lighting is very important because it is a 24 hour business operation. Motion Romero / Second D'Angelo to continue the item to November 16,2000, to allow staff to return with the information needed by the Commission. Approved by unanimous voice vote. 6. e- Translate (Project 101) Huntsman Architectural Group, Applicant Albert Bressie, Owner 600-790 Dubuque Ave. UP-00-024/MODl and Categorical Exemption Class 32 Section 15332 In Fill Development Use Permit Modification allowing conversion of furniture showroom and warehouse to office generating in excess of 100 ADT. Senior Planner Carlson presented the staff report. Tim Murphy, Huntsman Architectural Group, pointed out what improvements they had done and how they complied with the Design Review Board requirements. He added that they would remove the massive blue awnings, the parking has increased, there is as new landscape plan, and the electrical structures have been upgraded. He proceeded to show different views of the site F:\File Cabinet\minutes\2000\101900 RPC,doc Page 5 of 9 Commissioner Romero was surprised to see a Master Plan presentation when the Commission was to consider a use permit application. He added that the Commission has been asking for a Master Plan with prior applications and nothing has been brought before the Planning Commission for review. He added that he would not like to penalize applicants because the property owners have not gone forward with their commitment. He noted that he encourages new companies to come into the City but noted that this site needs a significant amount of work. He added that the renderings are beautiful and wanted to see more detailed information. He mentioned that the SEIR is a different issue and as long as the Master Plan has been brought up, it needs to be discussed. Chief Planner Sparks noted that staff was uneasy about bringing this forward to the Commission. He added that the Master plan is not a completely separate issue from the SEIR. He added that the conversion of the project is what is being examined in the East of 101 traffic. He added that the Master Plan has been pending because of the review of the SEIR. He noted that the proposal before the Commission does not result in increase of traffic and that is why staff decided to have that pOltion go forward. Commissioner Teglia noted that if the proposal were only for the use permit he would not have any problem approving it. He added that it seems to be that the Commission is being asked to approve the aesthetic improvements, which need to be palt of the entire plan. He mentioned that improvements are needed but does not want to give early approvals that have not been thoroughly examined. Senior Planner Carlson noted that it was not his intent to confuse the Commission and the applicant was to make a brief presentation on the master plan at Staff's suggestion. He added that the applicant is aware that they will have to make changes as the Commission wishes. Commissioner Teglia asked if e-translate was going into F, I, J and O. Senior Planner Carlson noted that yes they would occupy those and the Office Depot will stay vacant. Chief Planner Sparks noted that the Commission is looking for the opportunity to make changes to the Master Plan and will be able to do that when the plan goes before the Commission. He mentioned that the Use Permit is stricti y for the use and not the decoration. Commissioner Romero noted that he does not want to miss the opportunity to see the Master Plan go forward and thinks it is important to sepal"ate the application for the use from the Master Plan for Project 101. He was concerned that another six months or a year will go by without having the Master Plan go forward and at that time having an application for a Use Permit before the Master Plan. He noted that the Commission needs some type of commitment from the property owner that they will go forward with the Master Plan application to improve the site. Mr. Murphy assured the Commission that this is the case and at the moment they have a building permit in process for the administrative approvals. Chief Planner Sparks noted that the Master Plan has a number of issues and if the Commission is interested in having a study session on the plan, staff can certainly bring that to a special meeting. Commissioner Romero noted that he was out on the site and there is no striping on the parking lot and the area needs progress. Chairperson Sim noted that the Commission wants to be proactive and wants to spot the issues and work to make things better. He agreed with having staff plan a study session on the Master Plan. Commissioner Teglia asked when the SEIR would be going forward for certification. Chief Planner Sparks noted that it should be finished by the end of the year, and it should go before the Commission and Council early next year. Commissioner Teglia asked if the building permits being issued by the Building Division would contradict anything the Commission approves at that time. Chief Planner Sparks noted that it does not because the issue is dealing with traffic. He pointed out that the use permit being proposed was brought forward because there will not be any increase in traffic over the previous uses. He noted that any occupancy that increases the traffic over what the project generated before would not be allowed. Commissioner Teglia asked if the employees would be required to park on the Office Depot side. Senior Planner Carlson noted that there is not a designated al"ea for required parking. He added that there are adequate spaces for the tenant. F:\File Cabinet\minutes\2000\101900 RPC.doc Page 6 of 9 Motion Romero / Second Teglia to approve UP-00-024/MOD 1. Approved by unanimous voice vote. Recess taken at 8:40 p.m. Recalled to order at 8:50 p.m. 7. Bay West Cove Specific Plan Amendment Slough BTC, LLC and Hines/Oyster Point LLC, Owner/Applicant SP-97-027/MODl and EIR-97-027/MODl Consideration of a Supplemental EIR and Amendment of the Bay West Cove Specific Plan to allow the following uses on 42.2 acres of vacant land located at the northwest corner of Oyster Pt. Blvd. and US 101: Planning Area 1 (Hines): a maximum of 600,000 gsf office, 20,000 gsfrestaurant/retail and either 350 hotel rooms or 200,000 gsf office on 20 acres; Planning Areas 2 and 3 (Slough Estates): a maximum of 564,000 gsf office/R& D, 10,000 gsfrestaurant/retail and 8,000 gsf childcare facility (80-100 children) on 22.2 acres. Principal Planner Kalkin presented the staff report with two additional comments to be included into the motion. TAPE 2 Lisa Burke, Hines, and design group gave a brief presentation on their portion of the site. Bill Rogalla, Slough Estates, and design group gave a presentation on their portion of the site. Public Hearing opened. Dan Shattuc, 111 Belmont A venue, was impressed by the professionalism of the presentation. He asked if the EP A had been asked to review the site from the aspect of its toxic nature. He recalled that BCDC, at their meetings, had a concern with regard to cleaning up the slot and asked if it still remained. He mentioned that the Bay Trail is going to be along the lagoon and it is exposing people to a potential health hazard, until all the toxics are out of the site. He added that water and the type of soil either holds the slot back or lets it ride, which may allow toxics to flow into the Bay. He noted that he worked with a park in the South Bay for which he required that one of the toxic waste sites needed to be capped with certain types of soil. He pointed out that the State EP A should get involved because the applicant should not be let off the hook. He pointed out that the fish and crab will be exposed to these toxics. He added that the piers are historical monuments to the City and should not be removed. Mr. Shattuc noted that sea life cycle could bring the bay back to life. He mentioned that moving that they would have to move the soil and there would have to be dust control measures taken. He asked that railway transportation be considered because it is near by. He mentioned that the endangered species review has been missed. He added that the project is going to be an asset to the City and that a thorough mitigation score sheet needs to be done. Public Hearing closed. Chief Planner Sparks noted that Mr. Shattuc's issues are being handled at the state level. He mentioned that California EP A and BCDC are dealing with the cleanup of the slot and monitoring of the cap. Public Hearing closed. Commissioner Honan, commenting on the Slough proposal, noted that the entry way goes between the two buildings to get into the parking lot. She asked if there will be pedestrians walking between the two buildings to get to work. Mr. Chamorro noted that if they are going to the garage they have direct access from the garage to the entrance to the buildings. He added that there will also be crosswalks across the main drive that goes to through the site. He pointed out that there were two elevators and stairways that would lead to the buildings. F:\File Cabinet\minutes\2000\101900 RPC.doc Page 7 of 9 Commissioner Honan asked if there would be pedestrian crossing where the driveway is accessed. Mr. Chamorro pointed out where the main access to the garage would be and how the pedestrian access would not be near that location. Commissioner D'Angelo noted that the restaurant appears to fairly large and asked what the envisioned capacity is. Mr. Chamorro noted that it is a 5,000 square foot restaurant. Commissioner D'Angelo noted that it appears to have limited parking in the vicinity and asked where the parking is envisioned. Mr. Chamorro pointed out that there are two parking areas that will be used for evening use for the use restaurant. Commissioner D'Angelo noted that the applicant envisions an evening restaurant rather than a daytime restaurant. Mr. Chamorro noted that they encourage a daytime restaurant with an outdoor seating area. Commissioner Teglia noted that a nighttime restaurant with the parking works, but that there will also be a lunch crowd. He asked if there would be a restriction on the parking near the restaurant to encourage offsite visitors to the restaurant to park onsite for the lunch. Mr. Chamorro noted that they will try to encourage that all the tenants of the buildings park in the parking structure. He noted that this has been one of the reasons why they have been adamant about maintaining some parking in front of the buildings, which will be short term parking for the visitors. Commissioner Teglia noted that he would encourage that and would like to see that as part of the plan. He mentioned that he is impressed with Hines' treatment of their parking structure and the way the landscaping was tied in. Commissioner Honan was impressed by the way both developers contributed to make a good project. The Commission agreed with Chairperson Sim with regard to the presentation. Commissioner Teglia suggested that a modification be done in the Specific Plan for The Britannia Technology Center, page 6, Site Plan Development Standards, Section 3.1.4. He mentioned that it has left open the subject of the BCDC 100 foot zone encroachment. He noted that BCDC has final approval and no encroachments are allowed unless it has the Commission's final approval. He mentioned that an authorization for an encroachment for the restaurant and eliminating the minor encroachments near Veterans Boulevard were discussed at the last meeting and wanted to see a strengthening to reflect the City's policy language. He added that it is the policy of the City not to encourage encroachment of that zone, however, the necessity of encroachment is recognized only in the vicinity of the restaurant. City Attorney Mattas noted that the language is appropriate just as drafted by Commissioner Teglia and the point about final approval can be addressed by inserting the word final where it indicates that there must be approval by the BCDC. Commissioner Teglia added that the City's policy does not encourage encroachments and is being authorized specifically in the East section near the restaurant due to the topography. He mentioned that he is pleased with the application. Motion Teglia / Second Meloni recommending approval of the Specific Plan and the Certification of the EIR to the Council, with conditions added by the Principal Planner Kalkin regarding TDM reporting periods, and correction to the Specific Plan by Britannia. Approved by unanimous voice vote. ADMINISTRATIVE BUSINESS 8. Items from Staff Chief Planner Sparks noted that the Commission had before them some materials on the Terrabay project for the upcoming meeting. Consultant Planner Knapp noted that the Commission has the Specific Plan and three color rendeIings for review prior to the meeting. Sshe added that the applicant is proposing 665,000 gross square feet of office, which has a 9,000 square foot day care center and a 4,000 square foot performing arts center. She mentioned that the City is negotiating with the applicant a minimum of 32 moderate income units. She noted that the ArtRise site F:\File Cabinet\minutes\2000\101900 RPC.doc Page 8 of 9 may not accommodate the 32 units, but there is a vacant site across the street from the ArtRise lot and the applicant may contribute to the Willow Gardens project to help offset the difference. She added that there is a proposal of 166 residential units on the residential portion of TelTabay. She mentioned that there is a recreation parcel and YMCA has been asked to put a facility on the site, should this not occur it will be donated as open space to the County. Vice Chairperson Meloni asked if the Commission can get a footprint of the proposal for the residential compared with the original of the high-rises. Consultant Planner Knapp noted that it has been done and will be in the packet. 9. Items from Commission Commissioner Teglia noted that landscaping requirements for use permits degrade over time and an example of that is the Chevron station on the corner of Westborough and EI Camino. He asked to have a copy of the original landscape plans and a recommendation from staff on how to bring it back to compliance. Chairperson Sim noted that the signalization on Westborough and Galway is off and asked if this can be reviewed. Commissioner Honan noted that Commissioner Teglia was correct with a the landscaping issue at the gas stations. She mentioned that the landscaping has decreased and asked if the gas stations could be forced to uphold the City's landscape standards. 10. Items from the Public Commissioner Teglia noted that he has reviewed the remediation plan for the slot at the Bay West Cove site and US Steel is working on it. Dan Shattuc noted that he had given some information on the Commercial Aquatic Vegetation to the Commission. He noted that if the City is successful on making this happen it will be an environmental asset to the City and its residents. He added that the CALFED program addresses environmental issues and urged the City to send letters to Senators to get the funding to get better projects. He noted that South San Francisco has poor signage and it is a safety issue. 11. Adjournment Motion Meloni / Second Honan to adjourn the meeting. Adjourned by unanimous voice vote. The meeting was adjourned at 10:40 .m. ~_.'" . /') ~ /' / / ,"_. ,.,/ '"", :../" ,t:, j ~ fI/J Thomas C. Sparks Secretary to the Planning Commission City of South San Francisco 0m~ Eugene Sim, Chairperson Planning Commission City of South San Francisco NEXT MEETING: Regular Meeting November 2,2000, Municipal Services Building, 33 AlToyo Drive, South San Francisco, CA. NOTE: Staff Reports can now be accessed on the website. www.ci.ssf.ca.us (Economic & Community Development/Planning webpages). TCS/bh F:\File Cabinet\minutes\2000\101900 RPC.doc Page 9 of 9