HomeMy WebLinkAbout2. PLN-18-00189 - 8441 FlorenceSTAFF REPORT
PLANNING DIVISION
DATE: MARCH 20, 2019
TO: PLANNING COMMISSION
SUBMITTED BY: ALDO E. SCHINDLER, DIRECTOR OF COMMUNITY DEVELOPMENT
REVIEWED BY: GUILLERMO ARREOLA, PRINCIPAL PLANNER
PREPARED BY: MADALYN WELCH, ASSISTANT PLANNER
SUBJECT: PLN-18-00189 (CONDITIONAL USE PERMIT) A REQUEST TO ALLOW
“AROUND THE WORLD CHILDREN’S CENTER” TO OCCUPY AN
EXISTING BUILDING AT A CHURCH FACILITY TO OPERATE A
PRIVATE PRESCHOOL (AGES 2 THROUGH 4) AND PRIVATE
ELEMENTARY SCHOOL (AGES 4 THROUGH 8).
LOCATION: 8441 FLORENCE AVENUE
ZONING: C-P (PROFESSIONAL OFFICE)
REPORT SUMMARY
Around the World Children’s Center (hereinafter referred to as “the applicant”) is requesting a
conditional use permit to allow and operate a private preschool for 35 children, ages 2 through
4, and an elementary school for 30 students, ages 4 through 8, at an existing church property.
The applicant is proposing to occupy 1,700 square feet of the first floor of a 4,620 square foot
education building located at the rear of the site. After reviewing the materials and information
submitted with the Land Use Permit Application, staff recommends that the Planning
Commission adopt the following resolution:
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-18-00189 (CONDITIONAL USE PERMIT): A REQUEST TO
OPERATE A PRIVATE PRESCHOOL AND ELEMENTARY SCHOOL IN AN EXISTING
EDUCATION BUILDING AT A CHURCH FACILITY, DOWNEY MEMORIAL
CHRISTIAN CHURCH DISCIPLES OF CHRIST, LOCATED AT 8441 FLORENCE
AVENUE AND ZONED C-P (PROFESSIONAL OFFICE)
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 2
BACKGROUND
The project site is located on the north side of Florence Avenue and to the west of Brookshire
Avenue. The subject property is zoned C-P (Professional Office) with a General Plan land use
designation of O (Office). This subject site is approximately 66,043 square feet and is currently
developed with three buildings, a sanctuary, a fellowship hall and an educational building which
is also used for office space totaling 12,065 square feet and approved through Zone Exception
60-176 and built in 1978. As of this date, the sanctuary and fellowship hall is being occupied
and will continue to be occupied by Downey Memorial Christian Church Disciples of Christ. The
rear two-story education building is currently being used for office space and Sunday school for
the church. The remainder of the lot is improved by a parking lot comprised of 75 parking
spaces and landscaping. The neighboring uses include single family residential to the north, a
bank to the south, offices and single family residential to the east, and offices to the west.
In 1960, the Planning Commission approved Zone Exception 176, allowing an addition to an
existing church building to provide a chapel, as well as allowing the use of two additional
buildings on the lot for Sunday school meeting rooms and offices, thereby establishing a
sanctuary, fellowship hall and education building at the subject property.
In 2012, the Planning Commission denied a variance (PLN-12-00238), which was a request to
deviate from the municipal code in order to exceed the maximum allowable size for the
monument sign as well as encroach into the required front setback.
On December 12, 2018, the City’s Planning Division accepted a planning application from the
applicant for a Conditional Use Permit to allow the operation of both a preschool and elementary
school for a total capacity of 65 children in the education building. Staff deemed the application
incomplete on January 9, 2019. The applicant resubmitted the application on January 29, 2019.
Staff completed the review of the resubmitted materials and the application was deemed
complete on February 11, 2019. Staff mailed noticing of the pending public hearing to all
property owners within 500 feet of the subject site and the notices were also published in the
Downey Patriot.
DISCUSSION/ANALYSIS
Downey Municipal Code Section 9314.04 states that private school facilities in the C-P zone
require a Conditional Use Permit. As such, the applicant is requesting approval of a private
preschool and elementary school at an existing church facility.
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 3
Figure 1 – Florence Avenue Street View
The proposed area will involve 1,700 square feet of the 1,824 square foot, first floor of the
education building. The preschool will have 35 children between the ages of 2 through 4, and
the private elementary school will have 30 children between the ages of 4 through 8, for a total
of 65 children. The occupancy for the area of the first floor to be used by the school is 79
persons; therefore, with 65 students and 8 staff members, the size of the space is adequate for
the proposed use. The preschool and elementary school will operate from 6:30 a.m. to 6:00
p.m., Monday through Friday. The church related uses on this property have operating hours on
the weekends, as well as weekdays between the hours of 6:00 p.m. through 10:00 p.m. Since
the hours of operation of the proposed use will not conflict with the church’s hours of operation,
potential traffic impacts will be reduced on Florence Avenue.
Public Works reviewed the potential impact on both eastbound and westbound traffic along
Florence Avenue. The painted median in the middle of Florence Avenue provides an ample
amount of queuing area to make a left turn onto the site without impacting eastbound traffic. The
intersection at Florence and Brookshire also allows U-turns to be made, which provides another
way of accessing the site. In addition, the site is parked adequately, has a deep, horse-shoe
shaped drive aisle with plenty of queuing space for parents to pick up and drop off their children.
The portion of the education building for this proposed use has a total of five classrooms, four
restrooms, an office and kitchen. The classrooms will operate with a range of 6 to 24 students
per room, as each room varies. The 1,920 square foot grass area located to the east of the
proposed classrooms and to the west of the parking lot will be used as an outdoor playground.
This proposed outdoor play area is separated from the residential properties to the east by 113
feet. The playground area is required to be enclosed with fences of 48” in height for safety
purposes. With one lunch period and two recesses, all in 20 minute durations and alternating
between the elementary students and the preschool students, Staff anticipates that the
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 4
playground noise will be at a reduced level considering not all students will be outside at the
same time. A condition is also placed on the hours of outdoor activity to ensure that noise will be
kept at a minimum during normal business hours, starting at 8:00 a.m. to 6:00 p.m. The existing
buildings on the proposed site as well as the parking lot will serve as a noise buffer to the
surrounding residential properties.
There are a total of 75 parking spaces on the subject property, of which two are ADA
accessible. The number of parking that is required for both the school and church uses comply
with the City’s Municipal Code. However, 75 parking spaces require three ADA accessible
spaces. Therefore, a condition is placed to ensure that this requirement is completed prior to
operation of the proposed use. In addition, two driveways for this property are located off
Florence Avenue, one is used for entering the site and the other for exiting, therefore it is
anticipated that the on-site flow of traffic will not create any traffic congestion on-site or on
Florence Avenue. Furthermore, the school programs end at 2:50 p.m., therefore most of the
children are picked up in the early afternoon between 3:00 p.m. and 4:00 p.m., reducing the
potential of any on or off-site traffic at 6:00 p.m. between the school and church uses.
DEVELOPMENT REVIEW COMMITTEE
On December 27, 2018, the Development Review Committee (DRC) discussed and evaluated
the aspects of PLN-18-00189 that pertain the Planning, Police, Fire, Engineering, and Building
and Safety matters. The Fire, Building and Safety and Public Works Departments provided their
standard conditions of approval, but did not express any concerns about the proposed project.
ENVIRONMENTAL ANALYSIS
Staff has reviewed the proposed use for compliance with the California Environmental Quality
Act (CEQA). Upon completion of this review, staff determined that this request is categorically
exempt from CEQA, pursuant to Guideline Section No. 15303 (Class 1, Existing Facilities).
Categorical Exemptions are projects, which have been determined not to have a significant
effect on the environment and have been exempted from the requirements of CEQA.
CONDITIONAL USE PERMIT
Pursuant to requirements of Downey Municipal Code Section 9824.06 (CUP), staff recommends
that the Planning Commission make the following findings to approve the request:
1.That the requested Conditional Use Permit will not adversely affect the intent and
purpose of this article or the City’s General Plan or the public convenience of
general welfare of persons residing or working in the neighborhood thereof;
Around the World Children’s Center is requesting a use of a private preschool and
elementary for 65 children at a church facility that is currently being used for offices and
Sunday school. The proposed use is consistent with the City’s General Plan Land Use
Chapter Goal 1.2, Policy 1.2.1., and Program 1.2.1.5. This land use goal of creating and
encouraging a livable community environment is implemented by the proposed location
and use of a private preschool and elementary. The existing building is surrounded by
residential uses and will provide services for the residents of the community.
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 5
2.That the requested use will not adversely affect the adjoining land uses and the
growth and development of the area in which it is proposed to be located;
The proposed preschool and elementary school are meant to serve as compatible uses
to the existing church and office uses. There will be no expansion of existing buildings,
as the schools will utilize existing space within the education building. The operation of
the school will be during normal business hours. In addition, proposed playground will
be centrally located between the activity building to the west, the 113-foot wide parking
lot to the west, and the educational building to the north, all of which will serve as noise
buffers and reduce the noise impacts associated with a small playground on adjacent
residential properties. Conditions have been added to further reduce the possible noise
impacts associated with the playground, such as prohibiting the parking lot from being
used as a playground and limiting the hours that outdoor activity can take place. As
proposed and conditioned, staff believes the proposed use will not adversely affect the
adjoining land uses and growth and development of the area in which the proposed use
is to be located.
3.That the size and shape of the site proposed for the use is adequate to allow the
full development of the proposed use in a matter not detrimental to the particular
area; and
The proposed use will operate 1,700 square feet of the 1,824 square foot, first floor of
the education building. This is an existing two-story structure located at the north end of
the property and is currently used for office space and Sunday school for the existing
church. Since the hours of operation of the proposed use will not conflict with those of
the church, this will ensure that there will be no traffic congestion created with this
proposed use. The existing building in which the proposed use is to occupy is built for
Sunday school and office use with an occupant load of 79 persons. Therefore, this
space is adequate to allow the full development of the proposed use of 65 students and
8 instructors, totaling 73 persons. Therefore, the size and shape of the site is adequate
to accommodate the proposed use and will not be detrimental to the area.
4.That the traffic generated by the proposed use will not impose an undue burden
upon the streets and highways in the area.
The project site has two driveway access points along Florence Avenue. With the church
and proposed schools operating at opposite times, there will be a sufficient amount of
parking for all uses on site. Per Downey’s Municipal Code, the site includes driveways
that comply with the Downey Municipal Code with both driveways being at least 15 feet
in width. Therefore, the layout of the parking lot will accommodate the on-site traffic
generated by the proposed schools. Per the City’s General Plan, Florence Avenue is a
major arterial roadway. Issue 2.1 of the General Plan addresses the circulation network
for the city and states that major arterials are designated to serve as through routes for
traffic crossing the City and major arterials are able to manage high volume traffic with
six travel lanes. Furthermore, the traffic generated by this proposed use will not impose
an undue burden upon the surrounding streets or highways.
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 6
CORRESPONDENCE
As of the date that the report was printed, staff has not received any correspondence regarding
this matter.
CONCLUSION
Based on the analysis contained in this report, the proposed request to operate a private
preschool and elementary school in an existing building at a church facility can provide a benefit
to the community and as conditioned to not adversely impact the surrounding residential areas.
Furthermore, staff believes that all findings required for approval can be made in a positive
manner. As such, staff recommends that the Planning Commission approve the Conditional Use
Permit (PLN-18-00189), subject to the conditions of approval as stated in the Planning
Commission Resolution.
EXHIBITS
A.Maps
B.Draft Resolution
C.Plans
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8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 7
EXHIBIT ‘A’
Vicinity Map
PC AGENDA PAGE 7
8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 8
Zoning Map
Subject Site
PC AGENDA PAGE 8
8441 Florence Ave – PLN-18-00189
March 20, 2019 – Page 9
Aerial Map
Subject Site
PC AGENDA PAGE 9
RESOLUTION NO. 19-______
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DOWNEY
APPROVING PLN-18-00189 (CONDITIONAL USE PERMIT): A REQUEST TO
OPERATE A PRIVATE PRESCHOOL AND ELEMENTARY SCHOOL IN AN EXISTING
EDUCATIONAL BUILDING AT A CHURCH FACILITY, DOWNEY MEMORIAL
CHRISTIAN CHURCH DISCIPLES OF CHRIST, LOCATED AT 8441 FLORENCE
AVENUE AND ZONED C-P (PROFESSIONAL OFFICE)
THE PLANNING COMMISSION OF THE CITY OF DOWNEY DOES RESOLVE AS FOLLOWS:
SECTION 1. The Planning Commission of the City of Downey does hereby find,
determine and declare that:
A.On December 12, 2018, an application was submitted by James and Suzie
Phillipy (hereinafter “the Applicant”), requesting a Conditional Use Permit to
operate a private preschool for 35 children between the ages of 2 through 4, and
elementary school for 30 children between the ages of 4 through 8 at an existing
church facility, located at 8441 Florence Avenue, on property zoned C-P
(Integrated Off and Professional Area),
B.On January 9, 2019, staff deemed the application incomplete; on January 29,
2019, the Applicant re-submitted the Conditional Use Permit application.
Accordingly, staff deemed the application complete on February 11, 2019; and,
C.On March 7, 2019, notice of the pending Public Hearing was sent to all property
owners within 500’ of the subject site and the notice was published in the
Downey Patriot; and,
D.The Planning Commission held a duly noticed public hearing on March 20, 2019,
and after fully considering all oral and written testimony, facts, and opinions
offered at the aforesaid public hearing, adopted this resolution.
SECTION 2. The Planning Commission further finds, determines and declares the
environmental impact of the proposed development has been reviewed and has been found to
comply with the California Environmental Quality Act (CEQA) and is categorically exempt from
CEQA, pursuant to Guideline Section No. 15301 (Class 1, Existing Facilities).
SECTION 3. Having considered all of the oral and written evidence presented to it at
said public hearings, the Planning Commission further finds, determines and declares that:
A.The requested Conditional Use Permit will not adversely affect the intent and
purpose of this article of the City’s General Plan or the public convenience of
general welfare of persons residing or working in the neighborhood thereof.
Around the World Children’s Center is requesting a use of a private preschool
and elementary for 65 children at a church facility that is currently being used for
offices and Sunday school. The proposed use is consistent with the City’s
PC AGENDA PAGE 10
Resolution No. 19-______
Downey Planning Commission
General Plan Land Use Chapter Goal 1.2, Policy 1.2.1., and Program 1.2.1.5.
This land use goal of creating and encouraging a livable community environment
is implemented by the proposed location and use of a private preschool and
elementary. The existing building is surrounded by residential uses and will
provide services for the residents of the community.
B.The proposed preschool and elementary school are meant to serve as
compatible uses to the existing church and office uses. There will be no
expansion of existing buildings, as the schools will utilize existing space within
the education building. The operation of the school will be during normal
business hours. In addition, proposed playground will be centrally located
between the activity building to the west, the 113-foot wide parking lot to the
west, and the educational building to the north, all of which will serve as noise
buffers and reduce the noise impacts associated with a small playground on
adjacent residential properties. Conditions are in place to further reduce the
possible noise impacts associated with the playground, such as prohibiting the
parking lot from being used as a playground and limiting the hours that outdoor
activity can take place. The proposed use will not adversely affect the adjoining
land uses and growth and development of the area in which the proposed use is
to be located.
C.The size and shape of the site proposed for the use is adequate to allow the full
development of the proposed use in a matter not detrimental to the particular
area. The proposed use will operate 1,700 square feet of the 1,824 square foot,
first floor of the education building. This is an existing two-story structure located
at the north end of the property and is currently used for office space and Sunday
school for the existing church. Since the hours of operation of the proposed use
will be opposite as the church, this will ensure that there will be no traffic
congestion created with this proposed use. The existing building in which the
proposed use is to occupy is built for Sunday school and office use with an
occupant load of 79 persons. Furthermore, this space is adequate to allow the
full development of the proposed use of 65 students and 8 instructors, totaling 73
persons. Therefore, the size and shape of the site is adequate to accommodate
the proposed use and will not be detrimental to the area.
D.The traffic generated by the proposed use will not impose an undue burden upon
the streets and highways in the area. The project site has two driveway access
points along Florence Avenue. With the church and proposed schools operating
at opposite times, there will be a sufficient amount of parking for all uses on site
with 75 spaces including three ADA accessible parking spaces that meet
California Building Code Chapter 11b. Per Downey’s Municipal Code, the site
includes driveways that comply with the Downey Municipal Code with both
driveways being at least 15 feet in width. Therefore, the layout of the parking lot
will accommodate the on-site traffic generated by the proposed schools. Per the
City’s General Plan, Florence Avenue is a major arterial roadway. Issue 2.1 of
the General Plan addresses the circulation network for the city and states that
major arterials are designated to serve as through routes for traffic crossing the
City and major arterials are able to manage high volume traffic with six travel
lanes. Furthermore, the traffic generated by this proposed use will not impose an
undue burden upon the surrounding streets or highways.
PC AGENDA PAGE 11
Resolution No. 19-______
Downey Planning Commission
SECTION 4. Based upon the findings set forth in Sections 1 through 3 of this
Resolution, the Planning Commission of the City of Downey hereby approves the Conditional
Use Permit (PLN-18-00189), subject to conditions of approval attached hereto, which are
necessary to preserve the health, safety and general welfare of the community and enable the
Planning Commission to make the findings set forth in the previous sections. The conditions are
fair and reasonable for the accomplishment of these purposes.
SECTION 5. The Secretary shall certify the adoption of this Resolution.
PASSED, APPROVED AND ADOPTED this 20th day of March 2019.
Steven Dominguez, Chairman
City Planning Commission
I HEREBY CERTIFY that the foregoing is a true copy of a Resolution adopted by the Planning
Commission of the City of Downey at a regular meeting thereof held on the 6th day of February
2019 by the following vote, to wit:
AYES: COMMISSIONERS:
NOES: COMMISSIONERS:
ABSENT: COMMISSIONERS:
ABSTAIN: COMMISSIONERS:
Mary Cavanagh, Secretary
City Planning Commission
PC AGENDA PAGE 12
Resolution No. 19-______
Downey Planning Commission
CONDTIONAL USE PERMIT (PLN-18-00189)
CONDITIONS OF APPROVAL
PLANNING
1.This approval is to permit preschool and elementary school activities at Downey
Memorial Christian Church Disciples of Christ, on property located at 8441 Florence
Avenue, with up to 35 preschool children between the ages of 2-4 and 30 elementary
students between the ages of 4-8, as shown on the approved site plan, and herein
amended, received by the Downey Planning Division on January 29, 2019. Deviations or
exceptions from said site plan shall not be permitted without the approval by the Downey
Planning Division.
2.The number of elementary and preschool children combined shall not exceed 65.
3.Hours of operation for the preschool and elementary school shall be limited to 6:30 a.m.
to 6:00 p.m., Monday through Friday.
4.The hours of operation for the preschool and elementary school shall not occur at the
same time as operation of church activity on the subject property.
5.This approval shall not be construed to mean any waiver of applicable and appropriate
zoning regulations, or any Federal, State, County, and City laws and regulations. Unless
otherwise expressly specified, all other requirements of the City of Downey Municipal
Code shall apply.
6.The Owner/Applicant agrees, as a condition of approval of this resolution, to indemnify,
defend and hold harmless, at Applicant’s expense, City and City’s agents, officers and
employees from and against any claim, action or proceeding commenced within the time
period provided in Government Code Section 66499.37 to attack, review, set aside, void
or annul the approval of this resolution, to challenge the determination made by City
under the California Environmental Quality Act or to challenge the reasonableness,
legality or validity of any condition attached hereto. City shall promptly notify Applicant of
any such claim, action or proceeding. City may, in its sole discretion, participate in the
defense of any such claim, action or proceeding, but such participation shall not relieve
Applicant of the obligations of this condition.
7.The City Planner is authorized to make minor modifications to the approved preliminary
plans or any of the conditions if such modifications shall achieve substantially the same
results as would strict compliance with said plans and conditions.
8.The area designated for a playground shall be fenced with a 48” high fence. The final
material, color and style shall require approval by the City Planner.
9.There shall be no outside playground activities before 8:00 a.m. Monday through Friday.
10.Outside playground activity times including recess and lunch shall be staggered to
reduce possible noise impacts to a minimum.
11.The parking lot shall not be used as a playground or for children’s outdoor activities.
PC AGENDA PAGE 13
Resolution No. 19-______
Downey Planning Commission
12.Signs shall be posted along the walls around the parking lot reminding parents and
children to be courteous of the surrounding neighborhoods and residents with keeping
noise to a minimum.
13.Before this Conditional Use Permit becomes effective, the parking lot must comply with
ADA accessible parking spaces that comply with the California Building Code Chapter
11b accessibility parking space requirements.
14.The applicant shall comply with the art in public places requirements set forth in Downey
Municipal Code 8950 et seq. This shall include payment of all required fees prior to the
issuance of building permits. Should the applicant exercise their right to install public art
on site, the public art application (including payment of all deposits) shall be submitted
prior to the issuance of building permits.
FIRE
15.Portable fire extinguishers shall be installed in Group E occupancies [CA Fire Codes
§906.1; NFPA 10; CCR Title 19]
16.A manual and automatic fire alarm system that initiates the occupant notification signal
shall be installed in Group E occupancies with occupant load of 50 or more persons or
containing more than one classroom or one or more rooms used for Group E of I-4 day
care purposes [CA Fire code § 907.2.3]
17.A fire safety and evacuation plan shall be prepared, maintained, and submitted for Fire
Dept. review [CA Fire Code §403.5; CR Title 19]. Fire safety and evacuation plan shall
also include information on fire drills and pre-fire planning/procedures (e.g. posting of
telephone number for fire department in office and each classroom, evacuation
instructions, etc.).
18.Egress shall adhere to requirements of CA Fire and Building Codes for required number
of exits, exit illumination, illuminated exit signs, door swing, door hardware, door locks,
etc.
19.Clothing and personal effects shall not be stored in corridors and lobbies (unless
conditions of exemptions are met such as protection by an approved automatic fire
sprinkler system) [CA Fire Code §807.5.2.1]
20.Artwork in corridors or classrooms shall be limited to what is required in code (no more
than 50% wall surface in classroom and no more than 20% of wall surface in corridors)
[CA Fire Code §807.5.2.2; 807.5.2.3]
21.A pre-occupancy fire inspection of the facility shall be coordinated with the Downey Fire
Department to insure compliance with fire code requirements for Educational Group E
occupancy.
BUILDING
22.All construction shall comply with the most recent adopted City and State building codes:
•2016 California Building Code
PC AGENDA PAGE 14
Resolution No. 19-______
Downey Planning Commission
•2016 California Residential Code
•2016 California electrical Code
•2016 California Mechanical Code
•2016 California Plumbing Code
•2016 California Fire Code
•2016 California Green Code
23.Special Inspections – As indicated by California Building Code Section 1704, the owner
shall employ one or more special inspectors who shall provide special inspections when
required by CBC section 1704. Please contact the Building Division at time of plan
submittal to obtain application for special inspections.
24.The Title Sheet of the plans shall include:
•Occupancy Group
•Occupant Load
•Description of use
•Type of Construction
•Height of Building
•Floor area of building(s) and/or occupancy group(s)
25.School impact fees shall be paid prior to permit issuance.
26.Dimensioned building setbacks and property lines, street centerlines and between
buildings or other structures shall be designed on plot plan.
27.All property lines and easements must be shown on plot plan. A statement that such
lines and easements are shown is required.
28.The project design will conform with energy conservation measures articulated in Title
24 of the California Code of Regulations and address measures to reduce energy
consumption such as flow restrictors for toilets, low consumptions light fixtures, and
insulation and shall use to the extent feasible draught landscaping.
29.Final construction drawings are to be prepared by a licensed professional per the
Business and Professions’ Code.
30.Public and private site improvements shall be designed in accordance with the
Americans with Disabilities Act and Chapter 11 of the California Building Code. Site plan
shall include a site accessibility plan identifying exterior routes of travel and detailing
running slope, cross slope, width, pedestrian ramp, curb ramps, handrails, signage and
truncated domes. Path of travel shall be provided from the public right of way and
accessible parking to building. The design professional shall ensure that the site
accessibility plan is compliance with the latest Federal and State regulations.
PC AGENDA PAGE 15
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