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HomeMy WebLinkAboutPlanning Brd Min_1311996PLANNING BOARD MINUTES January 31, 1996 PRESENT: Chairman French, Clerk Sullivan PLANNERS: Dolan, Flynn Shaun P. Burke, Director of Planning and Development 1. Meeting called to order at 7:30 P.M. 2. Public Hearing Maple Hill Estates I To The clerk read a request from the applicant to continue the public hearing until April 24, 1996 with an extension of the Planning Board's deadline for decision until May 17, 1996. Motion: To continue the public hearing until April 24, 1996 at 7:30 P.M. with an extension in the Planning Board's decision for deadline until May 17, 1996. (Flynn - Dolan) All in favor. PASSES 3. Discussion of Parking at Park Row Robert Mangiaratti, Town Counsel, spoke to the board representing the town's position on the parking situation at the proposed new town hall location. Motion: Not to decide until there is a full board (Dolan - Flynn) WITHDRAWN Chairman French explained the board had invited Mr. Mangiaratti to discuss the technical issues of the number of parking spaces, and not issues concerning the relocation of town hall or the capital plan. Mr. Mangiaratti agreed. Mr. Mangiaratti explained the town proposed to construct a municipal complex consisting of the old Park Row school, a connecting building and Memorial Hall with parking in back of the building and along Park Row. He said he had met with the Building Inspector to determine which parking regulations would apply, and found that nothing in the off - street parking schedule directly refers to town halls or municipal buildings. Mr. Mangiaratti, Mr. Cook, and Mr. Burke calculated the required number of spaces as though town hall were a commercial office building, and arrived at 126. Not having that many spaces, the town applied for and received a variance from the Zoning Board of Appeals. Bids went out, and the contract was about to be awarded, when a neighbor appealed the ZBA decision; the appeal is currently pending in Superior Court. In the meantime, Mr. Mangiaratti looked at the Zoning By -Law for an alternate parking regulation. Section 4.4.1 has a paragraph which he said gives the Planning Board the authority to set the required parking spaces for any use not specifically listed in that section. Mr. Mangiaratti suggested since the by -law has no specific standards under this paragraph, the Planning Board, keeping in mind the purpose of the zoning by -law, to maintain safety and health, could use its own judgment to set a number. Vanasse, Hangen and Brustlin (VHB) had done a traffic study and site analysis to get the number of available spaces for the site and made a recommendation in a letter dated January 15, 1996. The VHB report said Town Hall currently has 34 full -time employees with a maximum of 49 at one time, so with 74 spaces at the new facility, there is more than enough parking for the anticipated number of employees. VHB cited ITE standards for muncipal parking ranging from .41 to 1.13 spaces per employee to come up with an average of 55 spaces. There are 74 spaces on site. Mr. Mangiaratti suggested the board consider the number of employees, available off -site parking, other community's by -laws, and availability of parking at the current Town Hall facility. *Patterns of Public Use - Mr. Mangiaratti said meetings are usually held when Town Hall is closed, and currently Town Hall parks police cars and other public safety vehicles. At the new facility, he said, there would be parking available on Union Street and Park Row and at the current Town Hall site, as plans call for using the current facility for overflow parking. Mr. Mangiaratti described the relocation as Town Hall moving back to the: common, where it used to be, and though the town has changed since then, he believes people will be comfortable using on- street parking. *Other Community's By -Laws - Mr. Mangiaratti said many other community's by -laws do not address town hall buildings, though Attleboro and North Attleboro use one parking space per 400 feet of floor area for municipal buildings. *Availability of Parking at Current Town Hall - Mr. Mangiaratti said there are plans to use the path through the cemetery to connect the new and old facilities, 450 feet apart. He said the town would improve and light the existing path, which he said the ZBA concluded would work. Mr. Mangiaratti said regardless of how the board members feel about the Capital Plan or the relocation of Town Hall, if they consider that Park Row was discontinued as a public way to provide additional on -site parking, they would be acting responsibly and within their authority to set a parking standard that would result in the plan being in compliance. Clerk Sullivan asked if Park Row had been abandoned. Mr. Mangiaratti said it had been discontinued as a public way, so it reverts to the owner, the town, and the spaces on Park Row can be considered on -site. He said they had worked on making the layout compatible with the neighborhood. Planner Dolan asked how many spaces were on site. Mr. Mangiaratti responded there are 53 on -site and 21 on Park Row, plus on- street parking on Union and South Main Streets. Clerk Sullivan asked about the total square foot area of the Park Row School. ( Mr. Mangiaratti said it is 36,151 square feet, including all gross area, not just usable space, and including the basement. 4. Public Hearing Continued - Wayfield Motion: To continue the public hearing until the conclusion of the Park Row discussion. (Sullivan - Flynn) All in favor. PASSES 3. Park Row Parking Discussion Continued Chairman French asked about full -time employees. Mr. Mangiaratti explained there are 34 full -time Town Hall employees, 10 in Memorial Hall, five part - time employees, and five part -time inspectors. Chairman French asked if these numbers included future employees. Mr. Mangiaratti responded the number represents the current employees. Mr. Burke said there had been at least six new full- and part -time positions proposed in the budget. Clerk Sullivan said he knew of another town in a similar situation, where the Planning Board left space for additional parking if and when it was needed. He said the only other space available is at the Police Station, at the current Town Hall. Mr. Mangiaratti said a municipality is different from a developer, and although the town has to be responsible to the community, it has the power of eminent domain as a way of obtaining additional parking. William Williams, Town Manager, said the number in the VHB report takes short -term hires into account, but due to severe revenue constraints being placed on him by the Finance Committee, he did not see new hires occurring, or if they did, the numbers would be small. He said he agreed with the number in the VHB report and is satisfied with the site's ability to handle parking needs during the day. Planner Dolan asked Mr. Williams if he planned to hire additional staff. Mr. Williams said he did not think he could fund new positions. Planner Dolan asked if there were 54 current positions; Mr. Williams said yes. Mr. Mangiaratti said police and civil defense vehicles currently take up a lot of parking spaces at Town Hall, which will not be the case at Park Row. Chairman French asked about the ITE figures used. The representative from VHB said they are nationwide figures based on number of employees or square feet of the building, so there is a range of possible multipliers. He said they used the most conservative multiplier. Planner Flynn asked about the Planning Board's recommendation on the original variance. Mr. Burke told her the board sent a unanimously negative recommendation because of the potential public safety issues of connecting Town Hall to the Police Station, and concerns about a precedent being set by the grant of a variance. Mr. Mangiaratti said the calculations were made using the most conservative number of spaces available at the Police Station by calculating the maximum number of spaces needed for police vehicles. These numbers worked out to be 74 at Park Row with 26 available at the Police Station. A variance had been requested for both distance to the satellite lot and for the number of spaces. Planner Flynn said the board had sent a recommendation to the ZBA, and in order to vote on the project again, it should go through the ZBA process again. She asked if any other developer would be allowed to use this route. Clerk Sullivan suggested if the proposed use was not listed in the zoning by -law, other developers could. Mr. Mangiaratti said the law allows developers to use different ways to achieve the same result, and this request is different from a variance, which is controlled by statute and requires a hardship. This way, the Planning Board has the jurisdiction to take another avenue because of the last paragraph in Section 4.4.1 of the zoning by -law. Planner Flynn asked if that paragraph could have been used the first time around. Mr. Burke said he had never seen it used before, but it could have been. Mr. Mangiaratti said that may be because most uses are covered by section 4.4.1, and they could not go back to the ZBA because the issue has already been decided and is currently being appealed. Planner Flynn said the other uses in the schedule all involve either site plan review or the ZBA, and suggested uses under the last paragraph should be considered in that context. Mr. Mangiaratti said there had already been site plan review on this proposal, and parking is the only unresolved issue. Planner Flynn thought the Building Inspector should have asked the Planning Board to review the site plan application. Mr. Mangiaratti said site plan is up to the Building Inspector, but under this paragraph, the Planning Board has the authority. Clerk Sullivan said in its site plan recommendation to the Building Inspector, the board asked the Building Inspector to verify the plan's conformance to parking requirements. He said now, the Planning Board would have to set the requirement. Mr. Mangiaratti said when he met with the Building Inspector, they applied the parking requirements for an office, and did not have enough parking. He said if the board decides the Town Hall is the same as a general office building and is already covered under 4.4.1, there would not be enough parking. But, he said, if the board decides Town Hall is not covered by the uses in 4.4.1 and falls under the "other" category described in the last paragraph, it has the authority to set the required number of spaces. Mr. Burke asked where the statutory foundation is for the Planning Board to interpret zoning requirements other than through site plan. Mr. Mangiaratti said the authority is in the zoning by -law, approved by Town Meeting and the Attorney General. He said the Planning Board would have to use its own judgment, and suggested the board look at the "General Purpose" paragraph on the first page of the zoning by -law for rough guidelines. Chairman French asked if the board had clear power to use that paragraph. Mr. Mangiaratti said it did, and said he had spoken to Mr. Burke about contacting special counsel about the issue. Public Discussion Peter DeTrolio, Elm Street, said Town Hall is the business arm of the town, and as such is an office building. He said other businesses are required to have a certain number of parking spaces per foot, and there is no reason the town shouldn't use the same standard. He said the only reason Mr. Mangiaratti is using section 4.4.1 is because he knows the appeal of the ZBA decision will lose in court. Mr. Mangiaratti explained this was the option he chose to pursue, but that does not mean other options are not viable. He said in the Schedule of Uses, Municipal Uses are allowed in all districts, where an office is not permitted in all zones; if these two were the same, they wouldn't be listed separately in the schedule. Mr. Burke explained the reason for listing municipal uses separately is because of the wells, landfills, and dog pounds, all of which have different functions. In this case, he said, the discussion is not about zones, but about parking spaces. David Young, Municipal Building Chairman, said at their meeting with the Building Inspector, Mr. Burke, and Mr. Mangiaratti, they had come up with 126 spaces as the most conservative number of spaces. He said this is a unique situation, but they are able to compare it to the existing facility. Planner Dolan asked how many parking spaces are at the current Town Hall. Mr. Burke said there are 61 paved spaces, including those at the Police Station. Chairman French said the current parking system is inadequate, but some of the spaces are currently used by the police. William Bruno, 51 South Main Street, questioned Mr. Mangiaratti's statement about municipal offices having their own regulations. Mr. Mangiaratti responded Town Hall is not the same as a business office, and if the Planning Board agrees, the adequate number of spaces has to be decided. Mr. Bruno said if Mr. Mangiaratti is correct about that, municipal uses have different rules and regulations than ordinary businesses. Mr. Mangiaratti said the last paragraph is 4.4.1 is for everything not covered by the schedule, not just municipal uses. Mr. Bruno said Town Hall is a business and asked the board to consider that. As a neighbor, he said he is concerned about having a parking lot next to his yard and parking in front of houses on South Main Street during meetings. He said he hopes the neighborhood will be taken into consideration. Mr. Mangiaratti said the VHB report addressed off -site impacts and said they would not be significant. Clerk Sullivan said he thought using 1. 1.3 spaces per employee is too small a number. Mr. Burke said the number of spaces could be assigned at Town Meeting to set a performance standard, but that the practical application is whether the site works, which the current site does not. He said a standard should be established in order to avoid problems later. Night meetings are held at Town Hall, which has meeting space for 150 in one room and 70 in another, a significantly larger number than is currently available. Mr. Burke said, however, that the meeting rooms may not be full for all meetings. Mr. Burke suggested the board look at the definition of General Business and consider the activities of Town Hall in light of that definition, and if it finds Town Hall falls within the same definition, the decision would be easy. If however, its activities are different, the board will have to decide on a number. Clerk Sullivan said Town Hall is different from general business mainly because of night meetings, and asked what the board thought the number of parking spaces should be. Planner Dolan agreed Town Hall is different from a business use, and said he did not realize the total square footage of the building had been counted. Clerk Sullivan said unlike businesses, Town Hall has other outlets to hold meetings, such as the schools. He said his biggest problem with the project was the walkway through the cemetery, and thought 1.13 spaces per employee is too small. Chairman French agreed, saying it was like backing into the standard based on how many spaces are available. Mr. Mangiaratti said 1.13 is not the only standard that can be used, but said if the board thinks 74 spaces is adequate, it could be used as the standard. Clerk Sullivan said he had looked into other towns using older buildings as Town Halls, and most did not discuss municipal uses, but rather had the "other" clause. Motion: That the Town Hall is not one of the uses listed in Section 4.4.1 of the Zoning By -Law, and therefore the parking requirements for the site should be decided as separately by the Planning Board, as allowed in the last paragraph of Section 4.4.1. (Sullivan- Dolan) Planner Flynn asked where the Planning Board's decision would go. Mr. Burke explained it would be filed with the Town Clerk's office, the applicant will be notified, and a copy will go to the Town Clerk's office and the Building Inspector, then there will be a 20 -day appeal period, like any other Planning Board decision. All in favor. PASSES Chairman French asked if the board felt it was in a position to set a standard. He said he was concerned that there be a reasonable reference to make others comply with. Clerk Sullivan said the board should consider Town Hall, its location, traffic patterns, and off -site parking, as a unique situation without coming up with a master number to apply to other sites. Chairman French said if private sector applicant had approached the board with a similar proposal, they would probably not get very far, because the board wouldn't back into a number for anyone else. Clerk Sullivan said for this site, there would be off -site parking, especially at night. Chairman French said he did not think it would be fair to back into a number and there should be a specific standard set for everyone. Planner Dolan said this section of the by -law had never been used, so he wasn't sure they tivouldn't do the same thing for an individual applicant. He suggested handling cases under this section as individual instances. Planner Flynn agreed, saying she would rather the board be allowed to use its judgment in each case. Mr. Mangiaratti said the board would be setting a standard for this project only, not any other site. Chairman French was concerned the number would be arbitrary. Mr. Mangiaratti said it would not be, since the board has a consultant's report, the Town Manager's testimony, and experience with the current facility upon which to base its decision. Motion: To table a decision until the full board is present (Dolan - Flynn) Planner Dolan said he was uncomfortable making the decision with two members of the board absent. Planner Flynn said she thought it would be difficult for those members to get the flavor of the discussion from the minutes. One in favor. Three opposed. FAILS Motion: The 74 spaces as shown on the site for the proposed Town Hall, including the available off -site parking on the street and at the former Town Hall/Police Station, are sufficient for the use of the site. (Sullivan - Flynn) Chairman Flynn said the board probably would not discuss available off -site parking spaces for any other applicant, and said he did not think the number of spaces the traffic engineers had come up with was sufficient, but he did not know what the correct number is. He said there should be a better way of coming up with a figure than by backing into the number of spaces shown on the plan. Planner Flynn suggested waiting until the next meeting and trying to come up with a number. Planner Dolan said he did not think waiting two weeks for the next meeting would make a difference. He said after hearing the information, he thinks there is enough parking. Clerk Sullivan said he thinks 74 is an appropriate number for the project considering the available on- street parking and the parking available at the Police Station. Three in favor. One opposed. PASSES 4. Public Hearing Continued - Wayfield The clerk read new correspondence, including memoranda from Town Engineer lee Azinheira and Health Agent Scott Leite. David Grant, Tilton and Associates, said he had met with Mr. Burke and Mr. Azinheira with revised plans showing the drainage easements. He said the applicant has a written agreemer.' with the Coles for a temporary 10 foot tree planting easement and a slope easement. Roof and driveway runoff will drain into dry well galley systems. The retention basin has been made more curvelinear, and the road raised 21/2 feet so the retention basin is now three feet above groundwater. The basin has 3 -1 slopes on t he road side and 4 -1 slopes on the house side. The plan now contains a note that sands and gravels with pert rates of better than two inches per minute will be used in areas requiring fill. Clerk Sullivan noted the invert is at 181. Fred Pfishner explained that is a drop structure ant: is included in the new drainage calculations. It has an overflow for large storms, but he said the basin will drain quickly. Mr. Grant told the board he had made a master list of the department head comments and the changes made. Clerk Sullivan asked about the strip of land next to the Coles. Mr. Grant said the applicant has a written agreement that the Coles will get the two pie- shaped pieces of land next to Stratton Road within 90 days of final Planning Board approval. In exchange, the applicant will get a 10 foot temporary planting easement and a 10 foot wide sloping easement. Mr. Burke said with this agreement, the applicant can do proper grading for the road and will ( eliminate the reserve strip. Clerk Sullivan suggested doing a Form A for the small pieces of land. Mr. Grant said they could show the lot lines on the final version of the subdivision plan. Clerk Sullivan said that was acceptable. Mr. Grant mentioned the post development drainage would be significantly less with the revised plans. Planner Dolan asked about the protective barrier around the retention basin. Mr. Grant said the slope was much less steep now and he did not think a barrier would be necessary. Clerk Sullivan asked about the wetland/upland calculations. Mr. Grant said he had added them to the plan and all lots comply to the regulations. Board Comment Clerk Sullivan asked for the wetland /upland numbers to be specified for each lot. Mr. Grant agreed. Chairman French asked about the basin having topsoil and grass, and was concerned about the topsoil becoming so compacted the water would not perc out. Mr. Grant said it had both topsoil and grass. Chairman French 'suggested an area of rock in the bottom of the basin so water would perc through. Clerk Sullivan said he had never seen a problem with grass preventing infiltration. Mr. Burke said there are some systems in town with stone on the bottom, but said with a 4 -1 slope near the houses, residents will probably maintain the basin as part of their yards. The clerk read the draft decision. Clerk Sullivan asked that documentation of the conveyance of Parcel A to abutter Cole and any change to be made to the mylar be made within the 20- day appeal period. Clerk Sullivan also requested that "the basin outlet structure be revised tc reflect the information on page 19 of the latest drainage calculations," and that a note be added to each lot specifying the wetland/upland figures. Motion: To close the public hearing (Sullivan - Dolan) All in favor. PASSES Motion: To grant the waivers for the reduced minimum roadway diameter from 160 feet to 140 feet and the reduced property line diameter from 160 feet to 126 feet since it reduces the amount of impervious area and will help in the site's drainage situation. The board understands from correspondence from the Fire and Police Departments that the reduced roadway diameter is acceptable and appropriate. (Sullivan - Dolan) Three in favor. One opposed. PASSES Motion: To approve the Wayfield definitive subdivision plan with the conditions as draftee and as amended by the board above. (Sullivan- Flynn) All in favor. PASSES 5. Osco Drug Discussion Carol Riehlman, TF Moran, described the proposal for a 13,394 square foot Osco drug store on Chauncy Street with a drive- through,, ,Osco has purchased three lots on Chauncy Street and one lot on Giles Place, and worked 6 a larid swap with Chauncy Realty Trust to square off their site. Ms. Riehlman said the proposal meets - zotting:requirements for parking, setbacks, etc. She said the site is 1.25 acres which drains toward the middle, with no wetlands and is not in the 100 -year flood zone. The site will have three access points, on Chauncy, Copeland, and Giles Place with parking mostly in the front of the site and loading in the back. Because of the size of the delivery trucks involved, they will enter the site from Giles Place and leave v i� Copeland Drive. The site has 73 parking spaces, though Ms. Riehlman said they usually oni need 45 for a store that size. There are four low.drainage points, one on each side of the site with catch basins into galleys for infiltration. The site will be connected to sewer on Copeland/Paine, to water and gas from Giles. There will be a new fire hydrant installed on Giles Place, and the building will be sprinklered. There will be a transformer pad in the northeast corner of the site and electricity and telephone will come in from underground. Th e dumpster will be in the northern corner with a six foot high concrete wall with a solid metal gate, with a berm to shield it. A two foot by eight foot sign will stand in the southeast corner. The site does not have the required 15 foot buffers in the front and side of the building, but they have applied for a variance. Berms are proposed so the lot would be below the sidewall, and vegetated two to three feet above the sidewalk with an evergreen buffer. Ms. Riehlman said the proposed landscaping exceeds the amount required by zoning. Traffic Discussion Mike Hall from Fay, Spofford and Thorndike, did the traffic analysis and had met with Mr. ' Burke and Officer Lawson. He projected the site to generate 90 trips in the morning, 171 during the day, 140 in the afternoon, and 160 mid -day Saturday. He said this traffic will add a 1 percent increase to the Copeland/Chauncy and Chauncy /Central intersections, and two tc three percent increases on Chauncy itself. Mr. Hall said there would not be much change at the intersections leaving the site onto Chauncy Street, with deliveries coming once a week, twice weekly during the holidays. The clerk read the department head comments. Public Comment Karl Clemmey said he thought the idea was a good one and asked if the applicant would go to the state for a curb cut on Chauncy Street, since Route 106 is a state highway. Board Comment Mr. Burke said the applicant had satisfied staff concerns and has a comprehensive submission. Chairman French asked if the applicant applied for a special permit for landscaping changes or if Mass Highway changes the curb cut, would they have to return to the Planning Board? Mr. Burke said yes, depending on the amount of changes made. Mr. Hall said they were not planning to use a "No Left Turn" sign leaving the site onto Chauncy Street. Planner Dolan said Officer Lawson was concerned about allowing that left turn, and Planner Dolan said if vehicles go out Giles or Copeland instead and went to the traffic light, they would be at a controlled intersection. Mr. Hall suggested the board not require a "No Left Turn" sign, then if there is a problem, they would install one later. Clerk Sullivan asked about the site's drainage. Ms. Riehlman said most of the lot has been filled, and has little natural soil. During tests, they found incinerator ash, and because the water table is so high, removing the fill would be .a major project, although the fill around the galleys will be removed and replaced with good soil. Clerk Sullivan suggested doing a falling head permeability test around the galleys when the good soil is added. She said a geotechnical consultant had suggested an engineered structure solution. Clerk Sullivan asked if there was any way to eliminate the five foot concrete block retaining wall. Ms. Riehlman said it would be five feet at its highest point in the center, and the site is built up on both sides because when they found the high groundwater, the site was raised. Clerk Sullivan said he was concerned about the left hand turn onto Chauncy Street and about the proposed three access points. Planner Flynn said she was concerned about safety issues with the Giles place exit and woui'_ like to have written comment from Officer Lawson on his opinions on the three access points. Ms. Riehlman said there was no other way for the trucks to maneuver. Motion: To send the Building Inspector a positive recommendation on the Osco Drug site plan with the following concerns. 1. A "No Left Turn" sign should be placed at the exit from the site onto Chauncy Street. 2. The applicant should provide the Building Inspector with a complete drainage study for the site. 3. A detail of the retaining wall should be shown and stamped by a registered Massachusetts engineer. 4. A falling head permeability test should be done at each galley location to verify the applicant's assumptions about drainage. 5. The applicant should get an opinion from Officer Lance Lawson regarding any safety issues involved with the site's proposed three access points. (Dolan - Flynn) Clerk Sullivan said he had a problem with sending a positive recommendation because he is concerned about the three access points, the five foot high retaining walls, Osco's prototype building being put on the site, when it doesn't work well there, and the elimination of the required buffer strip. Mr. Burke explained the landscaping special permit provision anticipated that not every site would conform and was a means of providing an alternate means of landscaping design. Mr. Burke said he does not have a problem with the three access points. Two in favor. Two opposed. FAILS Motion: To send the Building Inspector a negative recommendation based on concerns about the layout not conforming with the topography of the land, concerns about the need for concrete retaining walls on both sides of the site in order to get the required parking spaces, concerns about the three proposed access points, and concerns about allowing left hand turns from the site onto Chauncy Street. (Sullivan- Flynn) Two in favor. Two opposed:: FAILS 6. Correspondence 1. ZBA applications Motion: To send the Building Inspector a positive recommendation on the application of Dutra (Sullivan - Dolan) All in favor. PASSES Motion: To send the Building Inspector a positive recommendation on the application o: Fristrup (Flynn - Dolan) All in favor. PASSES Motion: To send the Building Inspector a negative recommendation on the application of Chilson Realty Trust (Sullivan - Flynn) All in favor. PASSES Motion: To send the Building Inspector a negative recommendation on the application o: Condor Realty (Flynn - Dolan) All in favor. PASSES 2. Letter from Attorney Mangiaratti RE: Eastleigh Estates 3. ZBA decisions - 3 Summer Street - Granted; Lot 1 West Street - Granted; 27 Sturbridge Drive - Granted. 4. Letter from FEMA RE: Revised Flood Map. 7. Public Comment Karl Clemmey told the board that the proposed site for Osco Drug used to be a dump, which is why ash was found in the soil. 8. Around the Table Planner Dolan suggested sending Mr. Trombetta a letter thanking him for his service to the board. Mr. Burke told the board Mr. Williams wants to speak with Mass Highway about different layout possibilities for the Williams Street bridge. Clerk Sullivan said it would be worth asking Mass Highway what could be done to get a footprint bridge. Mr. Burke said they had discussed it at a staff level and Mr. Williams plarL, to get together with local representatives, Mass Highway, and DEM. 9. Adjournment Motion: To adjourn at 11:30 P.M. (Dolan - Sullivan) All in favor. PASSES Date of next meeting: February 14, 1996 at 7:00 P.M. .0. � � Q_%9z1C_ Imo, /�/ /o9� Signature of Clerk Date of Approva