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Rockville Planning Commission Mayor and Council Chambers The City of Rockville Planning Commission convened in regular session in the Mayor and Council Chambers at 7:00 p.m., Wednesday, November 1, 2006. | ||||||
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Commissioner Ostell announced that CPD2006-00042, Thomas Farm Community Center would be the first item on the agenda this evening. REVIEW AND ACTION Comprehensive Planned Development CPD2006-00042, Thomas Farm Community Center The applicant is requesting approval for construction of a 17,868 square foot community center at the southwest corner of Fallsgrove Drive and West Montgomery Avenue (MD 28) in the Fallsgrove community in the R-S Zone. Mr. Hurlbutt presented the staff report. Mr. Hurlbutt stated that on February 22, 2000, the Mayor and Council approved CPD1999-0004, authorizing development on the former Thomas Farm site, now known as the Fallsgrove. Mr. Hurlbutt stated that the applicant is proposing a one-story building for a City owned and operated Community Center to be built in the Fallsgrove neighborhood at the intersection of West Montgomery Avenue and Fallsgrove Drive, on land dedicated to the City as parkland by the Fallsgrove developer. Mr. Hurlbutt noted that there has been a change in the building size, which is now 18,086 square feet. Mr. Hurlbutt said that one of the constraints of the property is a gas easement that is located in the northeast corner that runs through the subject property that prevents any structures and trees from being placed within that easement. In addition, there is a large forest conservation area to the southeast where the Community Center would be located. There is also an existing tot lot to the west and an existing trail that connects to the Millennium Trail, which runs through the forest conservation easement. Mr. Hurlbutt stated that restraints of a future park to the west and a future school site have affected the placement of the community center. Access to the property is off Fallsgrove Drive and it lines up with the apartment complex across the street. There are 120 parking spaces proposed; 104 of those spaces would be built initially along with the drop-off circle. The site only requires 90 parking spaces. There are handicapped spaces located down by the tot lot. Some of the parking would be used for park users. Condition 11, in the staff report, addresses the crosswalk across Fallsgrove Drive. Staff has asked that the crosswalk be realigned closer to the intersection. The applicant will work with the Department of Public Works to ensure that happens. The community center’s landscape plan shown is not the final landscape plan. It has been over planted by 23 trees, and, upon the requirement of the Forest Conservation Plan (FCP), Condition 12, in the staff report, it addresses this and states that the applicant will work with forestry to make appropriate changes and insure that the required number of trees are planted. Mr. Hurlbutt stated that some thinning in that area would insure that the trees survive. Mr. Hurlbutt stated that the community center would have a 5,700 square foot gymnasium, two multipurpose rooms, locker rooms, a kitchenette, storage areas and offices. The community center has tried to incorporate green building principles such as a geothermal system to provide energy efficient heating and cooling. The structure would be one-story with masonry and glass elements and a curved metal roof. Commissioner Britton questioned the extra amount of work that would have to be done to allow the City to be LEED certified. Mr. Hurlbutt replied that the Mayor and Council asked that question during the schematic review of the project. Mr. Hurlbutt stated that he felt that the applicant could address that question more clearly. Burt Hall explained that the City did look at a LEED certification through the formal process and assessed that the cost to the project would require many workshop type meetings at the beginning as well as a large amount of consultant hours. They added up the cost and it amounted to approximately $60,000 to the project cost. This project is very tight on budget with the increase of construction costs. Mr. Hall noted that they discussed that cost at the Mayor and Council worksession. He noted that when the Mayor and Council looked at the design; their decision was to direct staff not to go for official LEED certification, but to track points on the LEED scale and go with that as an alternative. The Commission discussed concerns regarding the incorporation of LEED principles into the design of future buildings, considering and evaluating the cost of pervious surface for the parking lot for this project as well as other parking lots in Rockville, bioretention facility as stormwater management for the site, and per the Mayor and Council’s request to expand the community center’s kitchenette to a full kitchen, how many people could meet in the multipurpose rooms and whether there would be a portable stage available for use in the community center. Commissioner Hill inquired whether there was consideration for any other configuration of the parking lot. Mr. Hall replied that his department looked at all possibilities for other access points to the facility such as coming in from West Montgomery Avenue, coming in from farther east closer to the community center and with the curve on Fallsgrove Drive and the hill that it goes over, this was the only alternative. Mr. Hall said they worked with Public Works/Transportation and had several onsite meetings to look at other ways to provide access into the facility. There was also a value seen in putting the entrance opposite to make a four-way intersection there and then lining up the parking along the linear access road. The other factor was that this provides parking near the park, which is to the west of the community center and they feel that there will be quite a few people driving to the park as well as to the community center. Therefore, the long linear parking lots will serve both the community center and the park. In response to Commissioner Hill, Mr. Hall said that the rationale to provide more parking than the requirement was to serve both the community center and the park. Commissioner Hill questioned whether the scale of this facility would constrain the size of a school that could go in this area of the City. Mr. Hall replied that this would be a very tight site for a school; the City is working with the school board; they know what the constraints are and they have shown the City how they would fit a school on the site. The school board has built schools on sites this small, but this site would be very tight for a school Commissioner Hill asked what would be going into the fitness center. Ms. Henry explained that there would be cardio machines, individual stretching areas, and individual weight areas. Ms. Henry noted that this is not a very sports specific facility. In response to Commissioner Hill, Ms. Henry stated that this facility would not be comparable to a commercial facility, but it will be much less expensive than a commercial facility. Commissioner Hill expressed his concern that this facility would be undercutting a reliable business sector in the community. Mr. Hall explained that they have found these facilities, both at Twinbrook and Lincoln Park community centers to be very popular because they provide affordable recreation and fitness facilities to residents. They have received no complaints from private sector providers due to the type of facilities the City provides. Mr. Hall noted that he is not aware that these facilities were raised as an issue by any businesses. Commissioner Hill inquired about the comparative scale of the proposed facility over other community centers. Mr. Hall explained that this facility is about 18,000 square feet; the main building at Twinbrook is about 13,600 square feet with a 2,300 square foot annex that serves as a complimentary facility to the Twinbrook Recreation Center. The Lincoln Park Community Center is about 14,000 square feet. Commissioner Hill stated that because of a step up in facility size, is there any concern about equivalent service to the residents in this process. Mr. Hall replied that this is the only fitness and recreation community center that the City will have west of I-270; it is the City’s first building west of I-270. Therefore, if anything, the western side of the City has been long underserved. Both of the City’s other community centers and several other small community centers are all located east of Route 355. Mr. Hall said he feels this is balancing the City’s community recreation facilities largely. Commissioner Hill noted that this facility is located practically out of the City. Mr. Hall said that this facility is very close to King Farm community and could be very easily reached through the existing road transportation system and, on the practical side, they have looked at sites on the west side of Rockville for decades and, short of going into one of the City’s existing parks on the west side of town, which would probably not be acceptable to the local community that uses that neighborhood park, this is really the first opportunity that they have had to finally build a community center on the west side of town. Mr. Hall stated that they would be glad to look at other opportunities on the west side of town, but must obtain cooperation from HOA associations and other groups as well. Commissioner Hill expressed his concern that the City is building a facility that people have to drive to, the people in Thomas Farm can walk a fair distance to it, and it is relatively close to Woodley Gardens, but there is no road connection to the site. This is not a real prime site. Everything else around is office park. Mr. Hall replied that this site is right on the millennium trail, they are providing a pedestrian bike bridge across I-270 as well as a good multi-modal transportation system providing access to this site. The Commission continued to discuss concerns about the traffic control devices. Mr. Hall explained that the Transportation Division is not recommending a stop sign at the intersection of Fallsgrove Drive and West Montgomery Avenue. If they feel that it is an issue, it could be turned into a four-way stop. Commissioner Johnson inquired about bike racks. Mr. Hurlbutt explained that four bike racks would be located in front of the community center. Commissioner Johnson felt that four bike racks would not be enough. Mr. Hall stated that they would be very glad to add more bike racks. Commissioner Johnson noted that the pedestrian access does not look good. It needs some pedestrian connection from the parking lot across the grounds. Mr. Hall replied that a sidewalk on the south side of the parking lot connects from Fallsgrove Drive to the community center. Commissioner Johnson inquired about the bus access to the center. Mr. Hall explained that there is a ride-on bus stop to the east of the intersection. Commissioner Ostell asked whether the tree conservation area would be impacted and would be possible to make this facility a two-story building with a smaller footprint. Mr. Hall explained that a two-story building would add significant operating costs. Commissioner Ostell mentioned a letter from the Environmental Commission; it mentioned focusing on energy efficiency. Sue Mullineaux, Principal at DCMM Architects explained that when they began this project, they were instructed to design the building and look at the building in terms of energy efficiency from a LEED based minimum efficiency requirement. This building would be built 33 percent above the base LEED standards from ASHRAE to the guideline for energy efficiency. The building is designed to incorporate natural daylight, shading mechanisms to shade windows in the summer time. The Commission questioned the energy system for the proposed building and requested an update on the progress of the storm ponds on the site. Faith Klareich, Chair of the Commission on the Environment stated that the Environment Commission would like to partner with the Planning Commission to work together to make the City more sustainable. Ms. Kareich stated that siting becomes a very important part of the types of technologies that the Planning Commission can deploy to make a building energy efficient. She said her hope, in coming before the Planning Commission this evening, is for future projects, that both Commissions can work together and look at ways in which they can get feedback on such projects. Commissioner Ostell asked if the City routinely contacts the Environment Commission when they are building a City building. Ms. Klareich replied that they rely a lot on the liaison to the Planning Commission to make them aware of projects. Often they find out about these projects much later in the process. It would be great to find a better way to get into the process earlier. The following citizen testified: Chuck Howard, resident of Fallsgrove, stated he does not live along Fallsgrove Drive. He lives across the street in one of the condominiums. Mr. Howard stated that, from what he heard this evening, he feels this project could degrade the lives of the residents in Fallsgrove to a much greater degree than he originally thought. He recommended keeping the parking, etc in the confines of that property. Commissioner Ostell noted that a party of 300 would not be typical. Mr. Hall noted that it would be a highly unusual use. The multi-purpose rooms would be used for classes of 5-20 at a time. Functions would occur a few times a year. Commissioner Johnson questioned what happens if they do have 300 people there. Mr. Hall replied that they have looked at other options such as a shuttle system. Mr. Hall said that they could work with the shopping center down the street. There is on-street parking on Fallsgrove Drive. Commissioner Britton stated that he would like to consider waiting on any action on this and getting more information on pervious surface issue and whether this Commission might want to request that it be part of the project based on initial cost and raise the bar for private applicants that come in before the Planning Commission. Commissioner Britton noted that he believes the City should start with its own projects. Jerry Daus stated that he has a list of several sites. He said they have half a dozen local sites with experimental slabs that have not been installed as a full use situation. He said he would be happy to look into the pricing to see how it compares with asphalt. Commissioner Britton questioned if the City were to use the pervious surface in some way, would that eliminate the need for bio retention ponds. He asked staff to find out whether it would be practical to use pervious surfaces in the City, and to hold off on this project to raise this building up as a showcase. Mr. Hall responded that they have a minimum of 27 points on the LEED scale, which would make this project a LEED certified building, which would be the first in the City’s history. There is a potential to have substantially more points on decisions that have to be made in the final 20 percent of the design process. Mr. Hall noted that he believes the City will be meeting the minimum LEED certification points and, potentially, have substantially more points for this proposed building. Mr. Hall replied that they are willing to look into the pervious surface parking lot construction, and would welcome that as a condition for the approval. Commissioner Hill asked whether there would be a hardship in scheduling if this project is not approved at this time. Mr. Hall replied that it would have an effect on the scheduling because they are running behind due to the analysis on the geo thermal system and to design that as well as running the test wells. They are hoping to keep the project on schedule. Commissioner Hill asked if there was something tangible in terms of impact related to that schedule or is that just a schedule that was set to have this project built? Mr. Hall explained that the only tangible thing is the expectations of the community and they are looking at a 6.5 inflation factor per year in construction costs. Therefore, each month that this project is delayed would be an increase in the budget. Commissioner Hill stated he agreed with Commissioner Britton in terms of this is a good thing to do in the City, but he is not quite ready to hang approval or denial of the application that is in front of them on that factor alone. Commissioner Hill suggested that the Commission make a recommendation, without the force of a condition of approval, that says that the Commission believes the City should be pursuing this and vote on this now. Commissioner Johnson recommended a condition that the City looks into the pervious surface. He agreed with Commissioner Hill to go forward with this application. Commissioner Holtz noted that he was in favor of that, but to implore Recreation and Parks Department to work with the Environmental Commission and he agrees with the comments made by Commissioner Britton about this project being a LEED scored building. Commissioner Britton said he could go for a condition of approval. Commissioner Hill stated that one of the conditions that the Commission expects to have a staff report within 60 days regarding pervious surfaces. The following citizen testified: Ken Richter, Fallsgrove resident, stated that this project is benefiting Fallsgrove primarily. Mr. Richter stated that they do not want a baseball field with lighting at the community center. He wants to obtain some assurance tonight that that would not be in the future plans. Mr. Richter expressed concern regarding the usage of the park such as a 300-person function or a sporting event. He expressed concern about the overflow on Fallsgrove Drive and the usage with the property adjoining this site. Mr. Hall stated that there is no school in the budget; the site is only reserved at the moment. Mr. Hall stated that the only park feature would be a playground. The City will be sending out surveys to all of Fallsgrove residents asking them about 15 park amenities, dog park, etc. use the results of that survey to design the park. The City will hold a public meeting once a concept design is in place. Commissioner Holtz noted that, in addition to the surveys, the City might also want to speak to the King Farm community. Commissioner Ostell expressed concern about the traffic and signals in that area. Mr. Hall replied that no facility is there now, and from standpoint of the Recreation and Parks Department, they would welcome a four-way stop at that intersection. They need input from the Transportation Division on that issue. After further discussion regarding great concerns with safety issues with the intersection, Commissioner Holtz moved, seconded by Commissioner Wiener to approve Comprehensive Planned Development CPD2006-00042, Thomas Farm Community Center per staff conditions and subject to Condition 13 for additional bike racks to be put into the facility, Condition 14, that the Commission receive a report within 60 days concerning the possibility of the use of pervious materials for the parking lot for the proposed facility and request that the Environmental Commission be a part of that process and finally, that a four way stop sign be put there at the time of the occupancy permit. Ms. Block pointed out to the Commission that the intersection would have to meet warrants under the Traffic Manual for various traffic control measures before a stop sign could be installed. Commissioner Holtz agreed and stated that a four way stop should be put at the intersection as long as it meets the warrants. The motion passed unanimously. Martin Goldberg, Fallsgrove resident stated that Fallsgrove Drive is heavily trafficked. The residents living in the condominiums near the site would be upset if they lost any parking on Fallsgrove Drive because of the proposed facility. Mr. Goldberg stated that he could see traffic backing up on Fallsgrove Drive when this facility is built. In response to Commissioner Ostell, Commissioner Johnson stated that a minimum of 10 bike racks would be sufficient on the site. Commissioner Hill stated that before proceeding on this application, he would request that the Commission adjourn into Executive Session to consult with Legal Counsel on how to go forward with these proceedings. In response to the Commission, Commissioner Hill explained that it is his concern that the City is already engaged in a process of reviewing the plan upon which this approval would be based. He said he would like to obtain legal advice on the Commission’s options related to that. The approval of this item would be based on the Phase II of the Town Center Master Plan, which is already under formal review within the City. In response to questions from the Commission, Mr. Wasilak explained that when the Phase II Study was done, it was assumed that this project was under design. Commissioner Britton inquired how many Commissioners would not want to review this project tonight because of the review of the Town Center Master Plan. He said he would want to go forward because he does not feel there is hindrance in doing so with any review going on in the Town Center Master Plan. Commissioner Hill stressed that his request is not based on outcome, but on action on consulting with Legal Counsel. After further discussion and staff’s explanation of the matter, Commissioner Hill moved to adjourn into Executive Session. The motion failed due to lack of a second to the motion. Use Permit USE2006-00697, Rockville Town Square, LLC The applicant is requesting approval of 287 multifamily units, 6 live-work units, and 9,037 square feet of retail space and fitness center in the TC-3 Zone at 255 North Washington Street. Ms. Torma presented the staff report. Ms. Torma stated that KSI has provided color renderings of the project to the Planning Commission. She stated that the Planning Commission approved the Preliminary Development Plan (PDP) on July 14, 2004 and this was the last application to be approved by the Planning Commission. Ms. Torma stated that the applicant is proposing multi-family units that include a mix of studios, one and two-bedroom units. The live/work units are designed to be flexible with a maximum number of six units. The applicant also proposes commercial space for retail and restaurant use along with outdoor eating. The applicant proposes this to be a gateway building at the North Washington Street intersection and the future extension of Maryland Avenue. Ms. Torma stated that the total square footage of commercial and office space is 6,549 square feet and proposed on the first floor of the building, fronting along Beall Avenue and North Washington Street. Ms. Torma stated that there is parking for a drive-thru and convenience parking specifically for the bank. 15 percent of the total multi-family units would be MPDUs. The PDP approval does allow for minor reallocations of floor area or uses within the overall development envelope. Configuration of amounts of retail, the bank, live/work units are to be approved by the Planning Commission this evening. Ms. Torma presented the site plan that was presented to the Commission in 2004. She pointed out the locations of the duplexes (live/work units on the second floor), the drive-thru lanes for the bank, convenience parking for the bank, retail space with a lobby, parking and loading, service drive for the future connection to Maryland Avenue. There is much space that is taken up by the drive-thru area and the proposed parking. Ms. Torma presented the current floor plan of the building. Ms. Torma pointed out a correction to Condition 25b in the staff report. She said the public sidewalk easement should be a 10 feet, not 8 feet. Commissioner Britton questioned the building height and density. He said he recalls that the building had 8 stories and that the height of the building was an issue. Mr. Wasilak explained that the footage varies by each frontage of the building. Along N. Washington Street there is a 75-foot limit and along Beall Avenue there is an 85-foot limit. It is maximized to 95 feet on the eastern frontage. There is a tower element that now projects up to 100 feet. The east façade is 10 stories. The Commission discussed concerns regarding the elevations, height of the building, setbacks, sidewalk widths, bike racks, medians as they impact the width of the streets. Nancy Regelin, Attorney, representing the applicant, described the open space, medians, and the widths of the streets and sidewalks. The Commission further discussed open space. Nancy Regelin, Attorney, answered green space questions. Pam Tyrell, Vice President in the Multi-family Division of KSI, presented a power point, which described all of the design work of the building and the relocation of Bank of America, which took two years to find a suitable site for the bank. Ms. Tyrell stated that they hired a new design team to make the changes on the building. They have removed the drive-thru bank, decreased the number of residential units from 325 to 293, increased the sidewalk widths to accommodate enhanced streetscape around the building, made changes to the architectural style of the building to insure an appropriate transition between the West End and Town Center, and they met the West End Civic Association and City staff to develop an acceptable traffic and pedestrian safety mitigation plan. Ms. Tyrell described the street level plan of the site. Ms. Tyrell also discussed the height of the building, planting strip, 8 foot sidewalk, landscape strip, pedestrian plaza, pedestrian crosswalks, pedestrian signalization, art glass design, outdoor spaces, roof top terraces, financial contributions for the City and the community regarding traffic mitigation, bus shelter, pedestrian improvements, public art, schools, traffic impact taxes and TDM contribution. Commissioner Britton inquired whether architectural detail incorporated into a building acceptable under the Public Art Ordinance. Ms. Regelin replied that, if an artist designs it and it is a singular piece, it can be incorporated into the façade of the building, but the art must be designed by an artist and specifically designed for the site. The public art is actually art glass pieces that will be hung inside the upper transom. The Commission further discussed concerns regarding setbacks, sidewalk widths, landscaping, the age of the building, materials of the building, service loading, and recycling. Ms. Regelin asked that Condition 25b regarding public sidewalk easement be changed back to 8 feet due to landscaping issues. The following citizens testified: 1. Patricia Woodward, President of West End Citizens Association (WECA) stated that they are very excited about the finality of this project. Ms. Woodward stated that she attended the TCAT meeting where there were two representatives from Peerless Rockville, who were telling them of their thoughts and reasons for designation of the Suburban Bank of Amerca building. On October 19, the Board met and reviewed the latest development. Ms. Woodward stressed that WECA is against the designation and want KSI to proceed. 2. Andrew Field, Vice President of WECA expressed his support of the KSI project. He said they are not for this designation. He urged the Planning Commission to vote in favor of KSI, which would be far better than what it is there now. 3. Eileen McGuckian, Peerless Rockville stated that she was surprised by what she has heard. Peerless Rockville has never proposed historic designation by the City of Rockville either for the Chestnut Lodge Activities Buildings or for the pink bank. Peerless Rockville’s presentation on October 17, 2006 at the TCAT meeting was interrupted and the presentation was not completed, but it was not going to include a request for designations. Ms. McGuckian stated that Peerless Rockville has never been against the KSI project, but rather is there some way the applicant might incorporate some identification of the recent past building into that future project. 4. Terry Lachin, Peerless Rockville presented the history of the 1965 Suburban Trust building also known as the pink bank. Ms. Lachin stated that as part of Peerless Rockville’s recent past initiative, which is currently in its forth year, they have surveyed and photographed 250 individual properties representing all building types in Rockville. They have conducted supplemental research and sponsored a variety of outreach and education programs including the recent October 17 Symposium at the City, which will be televised in the near future on the Rockville Channel in its entirety. Peerless Rockville’s purpose in doing the surveys is to document and to advocate for a critical era in local history in the 1950s, 60s and 70s when Rockville was transformed from a small town into a suburban city. It is important to keep in mind as they consider the ultimate fate of the Suburban Trust Building and she would like it part of the public record that this building is closely associated with major changes in local and regional banking industry and that it also housed the Rockville Library from 1966 to 1971 and Law Offices of Vivian Simpson, who was the first woman attorney in Montgomery County and Maryland’s first woman Secretary of State among many other distinctions. Eileen McGuckian stated that this building is one of post war construction in the City. People are beginning to realize that the City is in danger of destroying the landmarks of the City. They have to take stock of what history and architecture the City has and get the information out to residents. Peerless Rockville knows that KSI has permission to demolish the building for the new development and ideally, they would like this building to remain as a viable part of the Town Center. 5. Jack Gelin, member of the WECA, said he was appearing on his own behalf. He said he is in opposition to retaining the pink bank as well as historic designation of the pink bank. Mr. Gelin stated that he is very excited about this project. 6. Bridgett Newton, past president of WECA and Chair of Town Center Action Team (TCAT) stated that WECA did not support the KSI project until this evening. The reason being that WECA felt it was the building was too high and would overwhelm the community. Once the Planning Commission and the City approved the project, and the City staff had implemented some mitigation on WECA’s behalf, which they did not support as well. The WECA decided they better become proactive and get involved and change things around so that they benefited and were not caused more undue harm and that is where the mitigations came from. Ms. Newton stated that this project does what nothing else in the Town Center does for the West End. The Federal Realty project is a wall to the West End community; this project opens the door by putting home fronting with N. Washington Street and it is a very welcoming coexisting unit with the West End community. 7. Martin Weilman, resident of Town Center, specifically Victoria stated that he was speaking on behalf of Victoria’s Board of Directors that they are in support of the project. The Commission complimented KSI for reaching out to the community and with a great project. Commissioner Holtz moved, seconded by Commissioner Johnson to approve Use Permit USE2006-00697, Rockville Town Square, LLC per staff recommendations per staff recommendations and Condition 25b to reflect 8 feet and Condition 40 that the applicant must provide recycling and trash at one place on each floor. The motion passed on a vote of 6-0-1 with Commissioner Hill abstaining. Bridgett Newton invited everybody who is interested in exploring what the City can do with Phase II at the TCAT meeting in the Rockville Chamber of Commerce Conference Room, Tuesday, November 21, 2006 from 7:00 to 9:00 pm. The applicant is requesting approval for a single record lot of 100,200 square feet (2.30096 acres) as Lot 23, Block D, City Center, in the TC-3 Zone at 255 North Washington Street. Ms. Torma presented the staff report. Commissioner Johnson moved, seconded by Commissioner Wiener to approve Final Record Plat PLT2006-00462, Town Square, LLC per staff recommendations. The motion passed unanimously. COMMISSION ITEMS Chief of Planning Report Mr. Wasilak reported that there would be an executive summary of the draft Twinbrook Neighborhood Plan on November 9 and 16. There will also be a worksession with the Mayor and Council and the Planning Commission prior to the meeting. Mr. Wasilak stated that the monopole at Julius West would be on the November 15, 2006 agenda. Mr. Wasilak stated that the Mayor and Council put a moratorium on new projects over the coming year, but not impacting those projects already in the process. Staff is in the midst of revising the list. Minutes Commissioner Medearis moved, seconded by Commissioner Hill to approve the minutes of Meeting No. 18-06. The motion passed unanimously. ADJOURN After further discussion, the meeting adjourned at 10:28 pm.
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