Reso 6911M-2020-001
CITY OF CUPERTINO
10300 Torre Avenue
Cupertino, California 95014
RESOLUTION NO. 6911
OF THE PLANNING COMMISSION OF THE CITY OF CUPERTINO
APPROVING A MODIFICATION TO A USE PERMIT TO ALLOW AN
EXPANSION OF OPERATIONS BY INSTALLING TWO HYDROGEN
FUELING DISPENSERS AND ACCESSORY UTILITY STRUCTURES TO AN
EXISTING GASOLINE STATION LOCATED AT 21350 STEVENS CREEK
BLVD.
SECTION I: PROTECT DESCRIPTION
Application No.: M-2020-001
Applicant: Kristi Kandel
Property Owner: BSP Cupertino Union LLC
Location: 21530 Stevens Creek Blvd. (APN#357-20-027)
SECTION II: FINDINGS FOR A USE PERMIT:
WHEREAS, the Planning Commission of the City of Cupertino received an application
for a Modification to a Use Permit to consider expanding operations by allowing the
installation of two hydrogen fueling dispensers and accessory utility structures and site
improvements and landscaping to an existing gasoline fueling station as described in
Section I of this Resolution; and
WHEREAS, the necessary public notices have been given as required by the Procedural
Ordinance of the City of Cupertino, and the Planning Commission has held at least one
public hearing in regard to the application; and
WHEREAS, pursuant to the provisions of the California Environmental Quality Act of
1970 (Public Resources Code section 21000 et seq.) ("CEQA"), together with the State
CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 et seq.)
(hereinafter, "CEQA Guidelines"), the City staff has independently studied the
proposed Project and has determined that the Project is exempt from environmental
review pursuant to the categorical exemption in CEQA Guidelines section 15301, 15303,
15304 for the reasons set forth in the staff report dated October 27, 2020 and
incorporated herein; and
Resolution No. 6911 M-2020-001 October 27, 2020
Page 2
WHEREAS, on October 27, 2020, the Planning Commission held a duly noticed public
hearing to receive public testimony on the Project, including the categorical CEQA
exemption in CEQA Guidelines sections 15301, 15303, 15304, and reviewed and
considered the information contained in the staff report pertaining to the Project, all
other pertinent documents, and all written and oral statements received by the Planning
Commission at or prior to the public hearing; and
WHEREAS, the applicant has met the burden of proof required to support said
application; and
WHEREAS, the Planning Commission finds as follows with regard to this application:
1. The proposed development and/or use, at the proposed location, will not be
detrimental or injurious to property or improvements in the vicinity, and will not
be detrimental to the public health, safety, general welfare, or convenience;
The proposed hydrogen fuel dispensers will integrate into the current pattern of gasoline
dispensers at an existing gas station. There will be no changes to the existing convenience
market or the canopies that shelter patrons from the elements when fueling up. The
proposal will require the installation of additional equipment that is in an undeveloped
area east of the convenience market; however, the largest structure is setback more than
60' from the public right of way on Stevens Creek Blvd. and is compatible in size,
massing, and color of the existing conditions. The other equipment includes a new
transformer and a pedestal meter. These items are not very large, located outside any
areas of visibility for thru traffic, and are adequately screened.
2. The proposed development and/or use will be located and conducted in a
manner in accord with the Cupertino Comprehensive General Plan, underlying
zoning regulations, and the purpose of this title and complies with the California
Environmental Quality Act (CEQA);
The proposed modification to use will be consistent with the underlying zoning and
General Plan land use designations as a neighborhood commercial business with this
modification to the use permit (U-2011-09). Additionally, the addition of two hydrogen
fueling dispensers is aligned with the City's goals in providing infrastructure, projects,
and programs that promote alternative fueling and energy efficient modes of
transportation.
WHEREAS, the Planning Commission is the approval authority for this project and
granted the authority by the Municipal Code to exercise its independent judgment,
based on the record before it, for purposes of the California Environmental Quality Act;
and
Resolution No. 6911 M-2020-001 October 27, 2020
Page 3
NOW, THEREFORE, BE IT RESOLVED that the Planning Commission takes the
following actions:
1. Exercises its independent judgment and determines that the Project is exempt from
CEQA pursuant to CEQA Guidelines sections 15301, 15303, and 15304, based on the
following evaluations:
• The Class 1 exemption applies to existing facilities that involve negligible or no
expansion of existing or former use. The proposed project adds equipment and
dispensers that do not increase the floor area of structures and adds less than 600
sq. ft. of lot coverage to an existing gas station. Therefore the proposed addition of
hydrogen fueling facilities is less than the threshold for additions to existing
structures (Section 15301 (e) 50 percent of the floor area of the structures before the
addition, or 2,500 square feet, whichever is less; or 10,000 square feet) and will not
significantly expand the use beyond the current use that already exists and will
not have a significant effect on the environment.
• The Class 3 exemption applies to new construction or conversion of small facilities
or structures. The proposed project consists of installation of small new equipment
and facilities in small structures that consists of two 7.5' tall hydrogen fueling
dispensers that occupy an area of 10 sq. ft. each and accessory hydrogen
equipment that occupies 473 sq. ft. on the site. Therefore, the proposed project is
within section 15303 and will not have a significant effect on the environment.
• The Class 4 exemption applies to minor alterations to land. The proposed project
includes sidewalk construction that will remove 2 immature street trees and will
involve trenching and backfilling in order to install the equipment. Since the
project does not involve the removal of healthy, mature, scenic trees and the area
where trenching and backfilling will occur will be restored, the project is within
section 15304 and will not have a significant effect on the environment.
2. Approves the application for a Modification to Use Permit, Application no. M-2020-001
subject to the conditions which are enumerated in this Resolution beginning on PAGE 4
thereof. The conclusions and subconclusions upon which the findings and conditions
specified in this resolution are based, including those contained in the Public Hearing
record concerning Application no. M-2020-001 as set forth in the Minutes of Planning
Commission Meeting of October 27, 2020, are hereby incorporated by reference as though
fully set forth herein.
NOW, THEREFORE, BE IT FURTHER RESOLVED that the foregoing recitals are true
and correct and are included herein by reference as findings.
Resolution No. 6911 M-2020-001 October 27, 2020
Page 4
SECTION III: CONDITIONS ADMINISTERED BY THE COMMUNITY
DEVELOPMENT DEPT.
1. APPROVED EXHIBITS
Approval is based on the plan set consisting of 9 sheets, labeled Sheets 1 of 9
through 9 of 9 entitled, "FEFUEL Hydrogen Fueling Station," drawn and submitted
by Lars Andersen & Associates, Inc.
2. ANNOTATION OF THE CONDITIONS OF APPROVAL
The conditions of approval set forth shall be incorporated into and annotated on the
first page of the building plans.
3. CONCURRENT APPROVAL CONDITIONS
The conditions of approval contained in file no. ASA-2020-002 shall be applicable to
this approval.
4. ACCURACY OF PROTECT PLANS
The applicant/property owner is responsible to verify all pertinent property data
including but not limited to property boundary locations, building setbacks,
property size, building square footage, any relevant easements and/or construction
records. Any misrepresentation of any property data may invalidate this approval
and may require additional review.
5. PREVIOUS CONDITIONS OF APPROVAL
The following previous conditions of approval for the project pertaining to use and
architectural/site details shall remain in effect:
U-2011-09
All conditions, except that the approval for the 2,580 square foot
office building is no longer valid pursuant to DIR-2014-13
ASA-2011-10
All conditions, except that the approved architectural and site
details shall be superseded by this approval
DIR-2014-13
All conditions
DIR-2015-25
All conditions
6. INGRESS/EGRESS EASEMENT
Prior to final occupancy, the property owner shall record an appropriate deed
restriction and covenant running with the land subject to the approval of the City
Attorney, to provide the necessary reciprocal ingress and egress easements to and
from the adjoining properties for purposes of pedestrian and vehicular access and
cross circulation. The easement language shall provide that construction of any
driveways shall be completed to the City's satisfaction at such time as the city can
require the adjacent property owners to agree to construct driveway(s) and provide
Resolution No. 6911 M-2020-001 October 27, 2020
Page 5
reciprocal ingress/egress easements through a planning permit. The cost of
construction of the connection shall be appropriately apportioned. The agreement
language including the driveway(s) and easement layout shall be reviewed and
approved by the City prior to recordation with the County Recorder's Office. The
easement shall contain a provision that it may not be modified or removed without
express written approval from the City.
7. BICYCLE PARKING
The applicant shall provide bicycle parking and bike racks for the proposed project
in accordance with the City's Parking Regulations under Chapter 19.124 of the
Cupertino Municipal Code.
4. BUILDING AND FIRE CODE
The applicant shall apply for and obtain building permits to allow the construction
of the approved project. The applicant shall provide information and plans to allow
the Building Official and the Fire Marshall or their designee that the proposed plans
comply with Building and Fire Codes in effect at the time of application for a
building permit.
5. DEMOLITION REQUIREMENTS
All demolished building and site materials shall be recycled to the maximum extent
feasible to the satisfaction of the Building Official. The applicant shall provide
evidence that materials were recycled prior to issuance of final demolition/grading
permits.
6. PRE -CONSTRUCTION MEETING AND CONSTRUCTION MANAGEMENT PLAN
Prior to commencement of construction activities, the applicant shall arrange for a
pre -construction meeting with the pertinent departments (including, but not limited
to, Building, Planning, Public Works, Santa Clara County Fire Department), prior to
issuance of grading and/or building permits, to review an applicant -prepared
construction management plan including, but not limited to:
a. Plan for compliance with conditions of approval
b. Plan for public access during work in the public right-of-way
c. Construction staging area
d. Construction schedule and hours
e. Construction phasing plan, if any
f. Contractor parking area
g. Tree preservation/protection plan
h. Site dust, noise and storm run-off management plan
i. Emergency/complaint and construction site manager contacts
Resolution No. 6911 M-2020-001 October 27, 2020
Page 6
7. GRADING AND CONSTRUCTION HOURS AND NOISE LIMITS
a. All grading activities shall be limited to the dry season (April 15 to October
1), unless permitted otherwise by the Director of Public works.
b. Construction hours and noise limits shall be compliant with all requirements
of Chapter 10.48 of the Cupertino Municipal Code.
c. Grading, street construction, underground utility and demolition hours for
work done more than 750 feet away from residential areas shall be limited to
Monday through Friday, 7 a.m. to 8 p.m. and Saturday and Sunday, 9 a.m. to
6 p.m. Grading, street construction, demolition or underground utility work
within 750 feet of residential areas shall not occur on Saturdays, Sundays,
holidays, and during the nighttime period as defined in Section 10.48.053(b)
of the Municipal Code.
d. Construction activities shall be limited to Monday through Friday, 7 a.m. to 8
p.m. and Saturday and Sunday, 9 a.m. to 6 p.m. Construction activities are
not allowed on holidays as defined in Chapter 10.48 of the Municipal Code.
Night time construction is allowed if compliant with nighttime standards of
Section 10.48 of the Cupertino Municipal Code.
e. Rules and regulations pertaining to all construction activities and limitations
identified in this permit, along with the name and telephone number of an
applicant appointed disturbance coordinator, shall be posted in a prominent
location at the entrance to the job site.
f. The applicant shall be responsible for educating all contractors and
subcontractors of said construction restrictions.
The applicant shall comply with the above grading and construction hours and
noise limit requirements unless otherwise indicated.
8. DUST CONTROL
The following construction practices shall be implemented during all phases of
construction for the proposed project to prevent visible dust emissions from leaving
the site:
a. Water all exposed surfaces areas (e.g., parking areas, staging areas, soil piles,
graded areas, and unpaved access roads) at least twice daily and more often
during windy periods to prevent visible dust from leaving the site; active
areas adjacent to windy periods; active areas adjacent to existing land uses
shall be kept damp at all times, or shall be treated with non -toxic stabilizers
or dust palliatives.
b. All haul trucks transporting soil, sand, or other loose material off -site shall be
covered.
c. All visible mud or dirt track -out onto adjacent public roads shall be removed
using wet power vacuum street sweepers at least once per day. The use of
dry power sweeping is prohibited.
Resolution No. 6911 M-2020-001 October 27, 2020
Page 7
d. All vehicle speeds on unpaved roads shall be limited to 15 mph.
e. All roadways, driveways, and sidewalks to be paved shall be completed as
soon as possible. Building pads shall be laid as soon as possible after grading
unless seeding or soil binders are used.
f. Idling times shall be minimized either by shutting equipment off when not in
use or reducing the maximum idling time to 5 minutes (as required by the
California airborne toxics control measure Title 13, Section 2485 of California
Code of Regulations [CCR]). Clear signage shall be provided for construction
workers at all access points.
g. All construction equipment shall be maintained and properly tuned in
accordance with manufacturer's specifications. All equipment shall be
checked by a certified mechanic and determined to be running in proper
condition prior to operation.
h. Post a publicly visible sign with the telephone number and person to contact
at the Lead Agency regarding dust complaints. This person shall respond and
take corrective action within 48 hours. The Air District's phone number shall
also be visible to ensure compliance with applicable regulations.
The applicant shall incorporate the City's construction best management practices
into the building permit plan set prior to any grading, excavation, foundation or
building permit issuance.
9. SIGNAGE
Signage is not approved with this use permit application. Any additional future
signage shall conform to the City Sign Code and Monta Vista Design Guidelines.
10. SITE IMPROVEMENTS
All proposed site improvements shall be completed prior to final occupancy of any
structures/uses approved in conjunction with the project.
11. CONSULTATION WITH OTHER DEPARTMENTS
The applicant is responsible to consult with other departments and/or agencies with
regard to the proposed project for additional conditions and requirements. Any
misrepresentation of any submitted data may invalidate an approval by the
Community Development Department.
12. INDEMNIFICATION AND LIMITATION OF LIABILITY
As part of the application, to the fullest extent permitted by law, the applicant shall
agree to indemnify, defend with the attorneys of the City's choice, and hold
harmless the City, its City Council, and its officers, employees, and agents
(collectively, the "indemnified parties") from and against any liability, claim, action,
cause of action, suit, damages, judgment, lien, levy, or proceeding (collectively
Resolution No. 6911 M-2020-001 October 27, 2020
Page 8
referred to as "proceeding") brought by a third party against one or more of the
indemnified parties or one or more of the indemnified parties and the applicant
related to any Ordinance, Resolution, or action approving the project, the related
entitlements, environmental review documents, finding or determinations, or any
other permit or approval authorized for the project. The indemnification shall
include but not be limited to damages, fees, and costs awarded against the City, if
any, and cost of suit, attorneys' fees, and other costs, liabilities, and expenses
incurred in connection with such proceeding whether incurred by the Applicant, the
City, or the parties initiating or bringing such proceeding.
The applicant shall agree to (without limitation) reimburse the City its actual
attorneys' fees and costs incurred in defense of the litigation. Such attorneys' fees
and costs shall include amounts paid to the City's outside counsel and shall include
City Attorney time and overhead costs and other City staff overhead costs and any
costs directly related to the litigation reasonably incurred by City. The applicant
shall likewise agree to indemnify, defend, and hold harmless the indemnified
parties from and against any damages, attorneys' fees, or costs awards, including
attorneys' fees awarded under Code of Civil Procedure section 1021.5, assessed or
awarded against the indemnified parties. The Applicant shall cooperate with the
City to enter a Reimbursement Agreement to govern any such reimbursement.
The Applicant shall agree to (without limitation) reimburse the City for all costs
incurred in additional investigation or study of, or for supplementing, redrafting,
revising, or amending, any document (such as an Environmental Impact Report,
negative declaration, specific plan, or general plan amendment) if made necessary
by proceedings challenging the project approvals and related environmental review,
if the applicant desires to continue to pursue the project.
The Applicant shall agree that the City shall have no liability to the Applicant for
business interruption, punitive, speculative, or consequential damages.
13. NOTICE OF FEES, DEDICATIONS, RESERVATIONS OR OTHER EXACTIONS
The Conditions of Project Approval set forth herein may include certain fees,
dedication requirements, reservation requirements, and other exactions. Pursuant to
Government Code Section 66020(d) (1), these Conditions constitute written notice of
a statement of the amount of such fees, and a description of the dedications,
reservations, and other exactions. You are hereby further notified that the 90-day
approval period in which you may protest these fees, dedications, reservations, and
other exactions, pursuant to Government Code Section 66020(a), has begun. If you
fail to file a protest within this 90-day period complying with all of the requirements
of Section 66020, you will be legally barred from later challenging such exactions.
Resolution No. 6911 M-2020-001 October 27, 2020
Page 9
SECTION IV: CONDITIONS ADMINISTERED BY THE PUBLIC WORKS
DEPARTMENT
10. STREET IMPROVEMENTS & DEDICATION
Roadway improvements along the project will be required to the satisfaction of the
Director of Public Works. Street improvements, grading and drainage plans must be
completed and approved prior to issuance of Building Permit.
Street improvements may include, but not be limited to, new 5' wide sidewalk along
Bubb Rd and upgrade two driveway approaches to City Standard Detail 1-21. Any
existing on -site utilities that are within the public right of way shall be relocated.
All improvements must be completed and accepted by the City prior to final
building permit acceptance.
11. ACCEPTANCE OF PROPERTY RIGHTS
The Public Works Director, or his/her designee, shall have the authority to accept all
offers of dedications, easements, quitclaims and other property rights and interests
on behalf of the City.
12. PEDESTRIAN AND BICYCLE IMPROVEMENTS
Developer shall provide pedestrian and bicycle related improvements (e.g. walkway
and bicycle racks, etc.) consistent with the Cupertino Bicycle Transportation Plan
and the Pedestrian Transportation Guidelines, and as approved by the Director of
Public Works.
13. GRADING & DRAINAGE
Drainage shall be provided to the satisfaction of the Director of Public Works. The
storm drain system may include, but is not limited to bioretention basins, inlet
filters, storm lateral, and measures to reduce the amount of runoff from the site and
improve water quality.
All storm drain inlets shall be clearly marked with the words "No Dumping — Flows
to Creek" using permanently affixed metal medallions or equivalent, as approved
by the Environmental Programs Division.
14. C.3 REQUIREMENTS
C.3 regulated improvements are required for all projects creating and/or replacing
5,000 S.F. or more of impervious surface (collectively over the entire site including
previous projects). At building permit stage, submit the C.3 Impervious Surface
Form for City's record.
The developer must include the use and maintenance of site design, source control
and storm water treatment Best Management Practices (BMPs).
Resolution No. 6911 M-2020-001 October 27, 2020
Page 10
15. IMPROVEMENT AGREEMENT
The project developer shall enter into a development agreement with the City of
Cupertino providing for payment of fees, including but not limited to checking and
inspection fees, storm drain fees, park dedication fees and fees for under grounding
of utilities. Said agreement and fees shall be executed and paid prior to issuance of
Building permit.
Fees:
a. Checking & Inspection Fees:
b. Storm Drainage Fee:
c. Transportation Impact Fee:
d. Encroachment Permit Fee:
Bonds:
a. Faithful Performance Bond:
b. Labor & Material Bond:
Per current fee schedule: $891
Per current fee schedule: $821
Per current fee schedule: $81,874 (based on 13
trips X $6,298 per PM peak -hour trips
generated)
Per current fee schedule: $2,638
100% of Off -site and On -site Improvements
100% of Off -site and On -site Improvement
The fees described above are imposed based upon the current fee schedule adopted
by the City Council. However, the fees imposed herein may be modified at the time
issuance of a building permit in the event of said change or changes, the fees
changed at that time will reflect the then current fee schedule.
16. TRANSPORTATION IMPACT FEES
The Project is subject to the payment of Transportation Impact Fees under City's
Transportation Impact Fee Program (Chapter 14.02 of the Cupertino Municipal
Code).
17. UNDERGROUND UTILITIES
Developer shall comply with the requirements of the Underground Utilities
Ordinance No. 331 and other related Ordinances and regulations of the City of
Cupertino, and shall coordinate with affected utility providers for installation of
underground utility devices. Developer shall submit detailed plans showing utility
underground provisions. Said plans shall be subject to prior approval of the
affected Utility provider and the Director of Public Works.
18. TRANSFORMERS & CABINETS
Electrical transformers, telephone cabinets and similar equipment shall be placed in
underground vaults. The developer must receive written approval from both the
Public Works Department and the Community Development Department prior to
installation of any above ground equipment. Should above ground equipment be
permitted by the City, equipment and enclosures shall be screened with fencing and
Resolution No. 6911 M-2020-001 October 27, 2020
Page 11
landscaping such that said equipment is not visible from public street areas, as
determined by the Community Development Department.
19. BEST MANAGEMENT PRACTICES
Utilize Best Management Practices (BMPs), as required by the State Water Resources
Control Board, for construction activity, which disturbs soil. BMP plans shall be
included in grading and street improvement plans.
20. EROSION CONTROL PLAN
Developer must provide an approved erosion control plan by a Registered Civil
Engineer. This plan should include all erosion control measures used to retain
materials on site. Erosion control notes shall be stated on the plans.
21. WORK SCHEDULE
Every 6 months, the developer shall submit a work schedule to the City to show the
timetable for all grading/erosion control work in conjunction with this project.
22. TRAFFIC CONTROL PLAN
The developer must submit a traffic control plan by a Registered Traffic Engineer to
be approved by the City. The plan shall include a temporary traffic control plan for
work in the right of way as well as a routing plan for all vehicles used during
construction. All traffic control signs must be reviewed and approved by the City
prior to commencement of work. The City has adopted Manual on Uniform Traffic
Control Devices (MUTCD) standards for all signage and striping work throughout
the City.
SECTION V: CONDITIONS ADMINISTERED BY THE ENVIRONMENTAL
PROGRAMS DIVISION
23. REVISIONS TO PLANS
The project will be reviewed at the time of building permit submittal and there may
be additional requirements related to stormwater pollutant management and solid
waste diversion and management. Please see comment 4 below and address each
item as it relates to your project. The requirements trigger due to a
development/building permit being issued, not due to project scope. If the storm
drain inlet trash/hydrocarbon filtering and drain labeling have already been
addressed, there will be no further action required; however, please address in your
comment response.
24. PROPOSED GRADING
Please include with the resubmittal, a topographical site plan for this property
clearly identifying the following: 1) total number and location of all storm drain
surface inlets (including bioretention and trench drains), 2) location and flow path of
Resolution No. 6911 M-2020-001 October 27, 2020
Page 12
all underground storm drain lines, and 3) all connection points to the City storm
drain system, adjacent private properties, diversion channels, and creeks, and 4)
each storm drain inlet and bioretention overflow must have the specific type of
certified full trash capture device/treatment system to be installed identified.
25. SHEET 5- PROPOSED GRADING
Due to the County Shelter in Place Order, a pre -comment inspection is unable to be
conducted as of the issuance of this comment letter. If the existing storm drain inlets
do not currently have full trash capture treatment including hydrocarbon filtration,
they will be required as follows: All exterior storm drain inlets (existing and new),
including bioretention area overflow catch basins (existing and new) and linear
trench drains (existing and new)must be treated with full trash capture systems to
prevent litter from entering the City's storm drain system and/or any adjacent creeks
or diversion channels. Systems and devices used must be approved by the
California State Regional Water Quality Control Board (RWQCB) and selected from
the San Francisco Bay RWQCB Certified Full Capture System List of Trash
Treatment Control Devices which may be viewed at:
https://www.waterboards.ca.gov/water issues/programs/stormwater/trash implementation. html
26. DEVELOPMENT FORMS
The applicant and property owner must sign and submit to the Environmental
Programs Division, the attached "Environmental Programs Division Conditions of
Approval for Tenant Improvements and Development" form. The form may be
www.cupertino.org/. reendev
SECTION VI: CONDITIONS ADMINISTERED BY THE BUILDING DIVISION
27. REVISIONS TO PLANS
Revise the plans to call out the setbacks of the hydrogen equipment to the property
lines and provide specifications/listing information for the hydrogen shelter/box.
SECTION VII: CONDITIONS ADMINISTERED BY SANTA CLARA COUNTY FIRE
DEPT.
28. REVISIONS TO PLANS
At the time of building permit submittal, submit a complete and accurate set of
plans for the hydrogen storage and dispensing facility showing set -backs to
buildings, building openings and property/lot lines. Include all cut -sheets, process
piping diagrams, and ancillary equipment.
Resolution No. 6911 M-2020-001 October 27, 2020
Page 13
PASSED AND ADOPTED this 27th day of October, 2020, Regular Meeting of the
Planning Commission of the City of Cupertino, State of California, by the following roll
call vote:
AYES
NOES:
ABSTAIN:
ABSENT:
ATTEST:
COMMISSIONERS: Chair Moore, Vice Chair Wang, Takahashi, Fung,
Saxena
COMMISSIONERS: none
COMMISSIONERS: none
COMMISSIONERS: none
�N �- for
Benjamin Fu
Director of Community Development
APPROVED:
Kitty Moore
Chair, Planning Commission
R Wang (Acting Chair) For Kitty Moore