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Minutes, regular meeting

Elk Grove City Council
April 12, 2023

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Minutes, regular meeting
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April 12, 2023
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Text extracted from the city's file for reading and search. Open the original on elkgrove.granicus.com. That file is the official record.

Elk Grove City Council
Regular Meeting, April 12, 2023

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CITY OF ELK GROVE
Incorporated July 1, 2000

MINUTES OF THE CITY COUNCIL

REGULAR MEETING
Wednesday, April 12, 2023

CALL TO ORDER / ROLL CALL

Mayor Singh-Allen called the regular City Council meeting of April 12 , 2023, to order at 6:16 p.m.

Present: Mayor Singh- Allen, Vice Mayor Spease, and Council Members Brewer, Robles, and Suen.

Absent: None.

Larry Sahota led the Pledge of Allegiance.

Mayor Singh-Allen asked that a moment of silence be observed.

APPROVAL OF CITY COUNCIL AGENDA

Motion: M/
S Suen/ Brewer to approve the agenda as presented. The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

CLOSED SESSION
None.

PRESENTATIONS / ANNOUNCEMENTS

4.1 Vice Mayor Spease presented a proclamation recognizing National Volunteer Week to the Volunteers in Police Services (VIPS).

4.2 Council Member Brewer presented a proclamation recognizing April as Donate Life Month to representatives of Sierra Donor Services.

4.3 With the aid of a visual presentation (filed) , Mark Mendenhall provided the Trails Committee Annual Update.

By consensus, the City Council requested an item return to review allowed uses of motorized vehicles on the trail network.

Vice Mayor Spease noted that excessive speeds of travelers on trail systems can be detrimental to other users on foot, and Mr. Mendenhall agreed and observed that trail users can also obstruct trail pathways (such as an extended dog leash going across the trail path) and signage may assist with proper trail use etiquette.

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PUBLIC COMMENT:

Sharon Anderson expressed thanks for the Volunteer Appreciation Reception event, looked forward to spring cleaning efforts by Code Enforcement (in particular related to trash bins not being returned from the street) , requested a method to enforce business sites that produce packaging litter to keep work indoors (as outdoor activity often results in debris going into surrounding sites as litter), and consider zoning regulations around riparian corridors to exclude uses that would damage the adjacent habitat.

With the aid of a visual presentation (filed) , Lynn Wheat provided visualizations of what can occur when design standards were reduced for projects in the City.

GENERAL ADMINISTRATION INFORMATION

City Manager Jason Behrmann reviewed the Administrative Report for April 12 , 2023 (filed).

CONSENT CALENDAR ITEMS

PUBLIC COMMENT:

Lynn Wheat addressed Item 7.13 and requested consideration to demolish the site due to the existing mold issues, issue a new bid for site project options, and consider partnership with apprentice / student organizations to assist with construction.

Motion: M/S Suen/ Brewer to approve the Consent Calendar as presented. The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

Agenda Item No. 7.1 : A pproved City Council meeting minutes of the March 22 , 2023 special and regular meetings.

Agenda Item No. 7.2: R
eceived report on City Manager approved purchases and
contracts authorized by Elk Grove Municipal Code Chapter 3.42 Contracts and Purchasing, and projects awarded under the Uniform Public Construction Cost Accounting Act, filed through April 4, 2023.

Agenda Item No. 7.3 : R
eceived report on Requests for Proposals, Qualifications, and Bids.

Agenda Item No. 7.4: A
dopted Ordinance No. 05-2023 finding no further environmental review is required pursuant to Section 15183 and approving a rezone and specific plan amendment for the Mesa at Laguna Ridge Phase 2 Project (PLNG22- 021); Assessor Parcel Numbers 132-0050-034 and 132-0050-026 (Second Reading).

Agenda Item No. 7.5: A
dopted Ordinance No. 06- 2023 levying and apportioning the special tax in territory annexed to Community Facilities District No. 2006- 1 (Maintenance Services) (Annexation No. 89) and amending Elk Grove Municipal Code Section 3.19.010 (Second Reading).

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Agenda Item No. 7.6: A dopted Resolution No. 2023 -068 dispensing with the formal request for proposal procedure pursuant to Elk Grove Municipal Code Section

3.42.140(B)(3), and authorizing the City Manager to execute an amendment to the contract with Jones Hall, a Professional Law Corporation, for disclosure counsel services (Contract No. C-15-094) for a period of three years.

Agenda Item No. 7
.7: Adopted Resolution No. 2023 -069 dispensing with the formal request for proposal procedure pursuant to Elk Grove Municipal Code Section 3.42.188 and authorizing the City Manager to execute a contract with West Publishing Corporation for the Westlaw online legal research platform, in an amount not to exceed $81,500.

Agenda Item No. 7.8 : A
dopted Resolution No. 2023 -070 dispensing with the formal request for proposal procedures pursuant to Elk Grove Municipal Code Chapter 3.42 and authorizing t he City Manager to execute a two- year agreement with PyroSpectaculars North, Inc., for Salute to the Red, White and Blue firework services in amount not to exceed $56,000.

Agenda Item No. 7.9: A
dopted Resolution No. 2023-071 authorizing the City Manager to execute a Veterans Hall License Agreement with American Legion Post 55 and Amendments to the Veterans Hall License Agreements with the Veterans of Foreign Wars Post 2073 and Marine Corps League, Elk Grove Detachment 1238 (CEQA Exempt).

Agenda Item No. 7 .1
0: Adopted Resolution No. 2023 -072 approving a summary vacation of a portion of a drainage easement for drainage ditch purposes over property located at 8700 Mecca Road.

Agenda Item No. 7.11: A
dopted Resolution No. 2023-073 authorizing the City Manager to execute a Private Storm Drain, Access, and Maintenance Easement Agreement on a portion of Lot 4 of the Sheldon Farms - Large Lot Subdivision Map (Subdivision No. 18- 019) [a portion of APN: 116 -0012-070] and finding the easement consistent with the General Plan (No Further Environmental Review Required).

Agenda Item No. 7.12: A
dopted Resolution No. 2023-074 authorizing the City Manager to execute Agreements for Acquisition of Fee Interest in Real Property located at 8771 Poppy Ridge Road [APN: 132 -0290-031]; Real Property located at 8701 Poppy Ridge Road [APN: 132- 0290-036]; together with relocation assistance claims and payments associated with the New Growth Area Roadway ROW Acquisition Project (WTR027); and amending the Fiscal Year 2022- 2023 Budget and the 2022- 2027 Capital Improvement Program (CEQA Exempt).

Agenda Item No. 7. 13: A
dopted Resolution No. 202 3-075 approving the Permanent Shared Housing Conversion of 8679 Adamstown Way Project (NSP -2022-01); authorizing the City Engineer to reject the bid received for the Permanent Shared Housing Conversion of 8679 Adamstown Way Project (NSP -2022-01); and directing the City Engineer to rebid the Project (CEQA Exempt).

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Agenda Item No. 7. 14: A dopted Resolution No. 2023 -076 dispensing with the formal request for proposal procedure pursuant to Elk Grove Municipal Code Chapter 3.42 and authorizing the City Manager to execute a contract with ClimateView, Inc. for data analytics and visualization for climate action planning in an amount not to exceed $175,000.

Agenda Item No. 7. 15: A
dopted Resolution No. 2023 -077 dispensing with the formal request for proposal procedure pursuant to Elk Grove Municipal Code 3.42.140(B)(3) and authorizing the City Manager to execute the second amendment to the contract with Flock Group, Inc. for automatic license plate readers and public safety operating system in the amount of $1,161,811, for a total amount not-to-exceed $1,436,708 through April 25, 2028.

Agenda Item No. 7.16: A
dopted Resolution No. 2023-078 authorizing the City Manager to accept grant funding for officer wellness and mental health resources from the Board of State and Community Corrections and amend the Police Department’s Budget in the amount of $89,866.58.

Agenda Item No. 7.17:

Adopted Resolution No. 2023-079 authorizing the City Manager to approve Regulatory Agreement Amendments with Poppy Grove I, LP, a California Limited Partnership, Poppy Grove II LP, a California Limited Partnership, and Poppy Grove III LP, a California Limited Partnership, for the Poppy Grove Apartments Project.

PUBLIC HEARINGS

Agenda Item No. 8.1 : A
public hearing to consider a resolution approving a Design Review Amendment and Density Bonus w ith an Incentive/Concession for reduced development standards for the Poppy Grove Apartments Amendment Project (PLNG23- 010) located at 10149 Bruceville Road [APNs: 132- 0050-175, 132-0050-176, and 132- 0050-177] (No Further CEQA Review Required).

RECOMMENDATION
Conduct a public hearing to receive information from staff and comments from the public and adopt a resolution:
1) Finding no further environmental review is necessary under the California Environmental Quality Act (CEQA) pursuant to Section 15162 (Subsequent EIRs and Negative Declarations) and Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) of Title 14 of the California Code of Regulations (State CEQA Guidelines); and
2) Approving the Design Review Amendment and Density Bonus with an Incentive/Concession for reduced development standards for the Poppy Grove Apartments Amendment Project (PLNG23 -010) based on the findings and subject to the Conditions of Approval included in the draft resolution.

With the aid of a visual present ation (filed), Sarah Kirchgessner, Senior Planner , provided an overview of the staff report and recommendation.

Mayor Singh-Allen declared the public hearing open.

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Reese Jarrett, applicant representative, spoke in support of the staff recommendation.

He noted with increases in interest rates, construction costs, and fees that came forward later in the project timeline, the actions tonight exercising the density bonus provision would bring the budget in- line with closing the project financing. He noted value-engineering design elements as requested had been reviewed to be amended into the conditions to continue work to look at options to enhance the project. He voiced appreciation to continue working with the City as a partner , noting the proje ct had already experienced 47 delay days due to impacts of seasonal rains, and the requested actions were needed to move ahead with attaining building permits.

Michael Johnson, applicant representative, believed the presented designs were fairly similar and subjective visually, noting the removal of the balconies and pool provided cost savings over the life of the project . He reviewed improvements that could continue to be discussed to enhance frontages on the main drives, step ping the plane of the buildings on the façade, enhancing the ends of buildings on road facings, utilizing different materials throughout the buildings to enhance the form, using the parapet line and overhangs to enhance the rhythm and variation of height, implementing additional landscaping in buffers to public right -of-way, and including additional windows (as the removal of balconies added windows to units and additional internal unit square footage). He believed increased unit size was a quality sought by tenants with a focus on the livability inside the units , and noted the willingness for architects and engineers to look at inclusion of external design refinements going forward. Mr. Johnson replied to that the estimated costs savings in removing the balconies was approximately $2 million to $2.2 million in savings.

Council Member Suen noted that a portion of Developer Fees was made available to applicants to address cost overruns, and stated he believed there was utility to balconies and patios, more than just a visual design effect, and inclusion of balconies and patios would be consistent with other multi-family units in the City.

PUBLIC COMMENT:

Lynn Wheat opposed reducing design standards, believed the project had sufficient funding through tax exempt financing, and recommended an independent consult ant audit the project finances to find savings and retain the amenities requested to be removed. She expressed frustration with multi -family units in the City, believing three- story units should include elevators, believing the architecture of multi-family units were often compromised, and expressing concern that a majority of large, multi-family projects were being located on the Bruceville Road corridor. Ms. Wheat noted many of the improvements mentioned by the applicant were not included in the amended conditions.

The applicant representatives had no closing remarks.

Mayor Singh-Allen declared the public hearing closed.

In reply to the Council Member Suen, City Attorney Jonathan Hobbs stated the relief sought by the applicant to remove the balconies and patios was made under the State of California Density Bonus Law, which provides that applicants could request incentives or concessions from objective design standards . The City has objective Elk Grove City Council
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design standards that provide for the articulation of built buildings, and the original project plans did initially meet those standards. To date, the applicant had used one concession regarding parking, and now apply for a second concession for removal of balconies and patios. The City was constrained in its ability to deny the request (denials were limited to be based on non-compliance with Federal or State law, or actions that did not result in a reduction of costs), and as the applicant stated the estimated cost savings, the City was restrained in the ability to deny the request under state law.

The City Council deliberated on the matter, expressing frustration with state law mandates that reduced local control, and the reductions from the original approval designs based on the proposed changes. The City Council highlighted the benefits in providing balconies and patios in project design, expressed concern of the effects of reducing design aesthetics in context of matching surrounding neighborhood designs, and expressed a desire to continue advocating for a high standard for development in the community. The City Council also e xpressed a desire to continue the partnership and discussion with the applicants for opportunities to enhance the design.

Council Member Suen wanted to maintain a dialogue to consider options to return the original design elements, especially the inclusion of the balconies and patios, and as the City was not a financial partner at this time, to consider City financing options to assist in returning features into the project.

Mayor Singh-Allen appreciated the comments of the applicants regarding the subjective nature of design , amenity trade-offs of a balcony versus increased indoor living space, and cost considerations in light of changes in the market . Mayor Singh-Allen requested staff share proposed language to amend the conditions to address implementing further discussions with the applicant to consider design enhancements.

Staff submitted language that had been coordinated with the applicant that would revise Exhibit C to the resolution with the following revised Condition 1:

Development and operation of the proposed Project shall be consistent with the Project Description and Project Plans as provided in Exhibits A and B (adopted with the Poppy Grove Apartments Amendment Project PLNG23- 010), incorporated herein by this reference.

With respect to the architectural and landscape design, the Applicant, in consultation with City Planning staff, shall give good faith consideration to the following additional design considerations:
• Evaluation of opportunities to create more relief in the elevations by adding projections to the building facade to create greater stepping in the plane of the buildings;
• Evaluation of the opportunity to add overhangs at the roof level and vary the heights of the parapet walls;
• Consideration of options for changing materials and adding additional windows in designated areas of the facades;
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• Providing additional planting at designated landscape buffer areas to reduce the scale of the building and enhance the visual appearance of the property; • Enhancement of programming of the current open space and indoor common areas to enhance the overall living environment for our residents.

The Applicant shall review the above- identified design considerations with their architect and landscape designers, in consultation with City staff, with a focus of enhancing the elevations along the main perimeter streets adjacent to the public rights -of-way. The City may, but shall not be required, to provide additional funding to the Applicant to defray some or all of the cost of design revisions. Any City funding shall be subject to any and all applicable laws.

The Applicant may submit revised elevations and site plan for review to the Planning Department. Final elevations and site plan shall be subject to approval of the Development Services Director. Deviations from the approved plans shall be reviewed by the City for substantial compliance and may require approval amendment by the appropriate legislative body.

City Attorney Hobbs clarified the term “funding” as opposed to “financing” and used in the context of the proposed condition w ould be synonymous, and overall the wording of the condition did not bind the applicant to these provisions, but were intended for the applicant to consider implementing such design options.

Reese Jarrett expressed agreement to the suggested amendment language as introduced by staff , and expressed appreciation to continue partnering with the City on the Project.

Motion: M/
S Brewer/Robles to adopt Resolution No. 2023 -080 finding no further environmental review is required pursuant to State CEQA Guidelines Sections 15162 and 15183 and approving a Major Design Review Amendment and a Density Bonus with an Incentive/Concession for reduced development standards for the Poppy Grove apartments Amendment Project (PLNG23-010) based on the findings and subject to the Conditions of Approval as amended for Exhibit C per the language introduced by staff during deliberations. The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

Agenda Item No. 8.2: A
public hearing to consider an Ordinance amending the City of Elk Grove Zoning Map, and a Resolution approving a Tentative Subdivision Map Extension for the Creekside Estates Project (PLNG23-002) located at 9350 Bond Road [APN: 127-0140- 040] (No Further Environmental Review Required)

RE

COMMENDATION
Conduct a public hearing to receive information from staff and comments from the public and take the following actions:
1) Introduce and waive the full reading, by substitution of title only, an Ordinance finding no further environmental review is required pursuant to State CEQA Guidelines Section 15183 and approving a rezone for the Creekside Estates Project (PLNG23-002) (Assessor Parcel Number 127-0140-040); and Elk Grove City Council
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2) Adopt a resolution:
a. Finding no further environmental review is necessary for the Creekside Estates Project pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning); and b. Approving a Tentative Subdivision Map and Design Review for Subdivision Layout Extension to subdivide one parcel totaling ±7.79 acres into 15 single- family residential lots, one open space lot, and one drainage lot as described in Exhibit A and shown on Exhibit B to the Resolution.

With the aid of a visual presentation (filed), Joseph Daguman, Associate Planner , provided an overview of the staff report and recommendation.

Mayor Singh-Allen declared the public hearing open.

Naomi Zaldivar, applicant representative, spoke in support of the staff recommendation.

PUBLIC COMMENT
None.

Mayor Singh-Allen declared the public hearing closed.

Motion #1: M/
S Brewer/Suen to introduce and waive the full reading, by substitution of title only, Ordinance No. 07-2023 finding no further environmental review is required pursuant to State CEQA Guidelines Section 15183 and approving a rezone for the Creekside Estates Project (PLNG23-002) (Assessor Parcel Number 127-0140-040). The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

Motion #2 : M/
S Brewer/Suen to adopt Resolution No. 2023 -081 finding no further environmental review is necessary for the Creekside Estates Project pursuant to CEQA Guidelines Section 15183 (Projects Consistent with a Community Plan, General Plan, or Zoning) and approving a Tentative Subdivision Map and Design Review for Subdivision Layout Extension to subdivide one parcel totaling ±7.79 acres into 15 single- family residential lots, one open space lot, and one drainage lot as described in Exhibit A and shown on Exhibit B to the Resolution. The motion passed by the following vote:

Ayes: 5 (Singh-Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

Agenda Item No. 8.3 : A
public hearing to consider a Determination of Public
Convenience or Necessity for the sale of beer, wine, and distilled spirits (ABC Type 21 License) for the Sheldon Road 7- Eleven Project (PCN22-002) located at 8100 Sheldon Road [APN: 116-1550-004] (CEQA Exempt)

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RECOMMENDATION
Conduct a public hearing to receive information from staff and comments from the public and adopt resolution:
1) Finding the Sheldon Road 7- Eleven Project (PCN22 -002) exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption) of Division 6 of Chapter 3, Title 14 of the California Code of Regulations (State CEQA Guidelines); and
2) Approving a Determination of Public Convenience or Necessity for a Type 21 alcohol license for the sale of beer, wine, and distilled spirits for off -site consumption.

With the aid of a visual presentation (filed), Joseph Daguman, Associate Planner , provided an overview of the staff report and recommendation.

Mayor Singh-Allen declared the public hearing open.

Bruce Evans, applicant representative, spoke in support of the staff recommendation.

PUBLIC COMMENT:

Sharon Anderson raised issue of excessive litter at the surrounding property and location of the business.

Mr. Evans noted he was unaware of a litter issue at the site, and offered the phone contacts for himself, the market manager, and owner of the store.

Mayor Singh-Allen declared the public hearing closed.

Motion: M/
S Spease/Suen to adopt Resolution No. 2023 -082 finding the Sheldon Road 7-Eleven Project (PCN22- 002) exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) (Common Sense Exemption) of Division 6 of Chapter 3, Title 14 of the California Code of Regulations (State CEQA Guidelines) and approving a Determination of Public Convenience or Necessity for a Type 21 alcohol license for the sale of beer, wine, and distilled spirits for off -site consumption.

The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

REGULAR AGENDA ACTION ITEMS / RECOMMENDATIONS

Agenda Item No. 9.1 : C
onsider an ordinance amending Elk Grove Municipal Code
Chapter 3.08 Uniform Transient Occupancy Tax (CEQA Exempt).

RECOMMENDATION
Receive information from staff and then introduce and waive the full reading, by substitution of title only, an ordinance amending Elk Grove Municipal Code Chapter

3.08 regarding Uniform Transient Occupancy Tax.

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With the aid of a visual presentation (filed), Kara Taylor -Seeman, Finance Manager , provided an overview of the staff report and presentation.

PUBLIC COMMENT
None.

Motion: M/
S Suen/ Brewer to introduce and waive the full reading, by substitution of title only, Ordinance No. 08-2023 amending Elk Grove Municipal Code Chapter 3.08 regarding Uniform Transient Occupancy Tax . The motion passed by the following vote: Ayes: 5 (Singh -Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent:

0. Agenda Item No. 9.2 : R
eceive a presentation with information on a potential City entry identification program and provide direction on next steps including preferred design(s), preferred location(s), and budget parameters.

RECOMMENDATION
Receive a presentation with information on potential City entry identification and provide direction on next steps including preferred design(s), preferred location(s), and budget parameters.

With the aid of a visual presentation (filed), Jeffrey Werner, Public Works Director / City Engineer, provided an overview of the staff report and presentation.

PUBLIC COMMENT
None.

Vice Mayor Spease suggested additional locations for some form of smaller signage to consider at entry points at Franklin Boulevard at Whitelock Boulevard, and Bruceville Boulevard at the south entry to the City.

Mr. Werner noted southern entry points to the City would likely be aff ected by the continuing implementation of the extension of Kammerer Road improvements.

In response to Vice Mayor Spease, staff noted the pilot study of the Event Advertising Sign Program had not received complaints or concerns to date , but in terms of th e effectiveness of the program no data had been gathered, and staff would want to return an item to consider the pilot study. Staff noted few paid advertising requests had been received year to year, and the City often did need to seek content (mostly generated by grantees of City sponsored events).

The City Council deliberated on the matter and provided direction to return a pilot program phased design proposal utilizing mid-sized signs showing examples of median vs. corner placement, no landscaping was recommended, implement the concept rendering designs as presented in the staff report, consider use of external solar lighting, and start the project at sites 3 (Franklin Boulevard at Bight Horn Boulevard) , 4 (Bruceville Road at Sheldon Road) , 6 (Elk Grove -Florin Road at Calvine Road) , 7 (Bradshaw Road at Calvine Road) , and include evaluation of site 8 (Grant Line Road Elk Grove City Council
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at C
alvine Road, though the timing and placement at site 8 may be dependent on road improvements conducted at that location).

Agenda Item No. 9.3 : Consider a resolution adopting the Mission, Vision, Goals, and Priority Projects for 2023-2024 and amending the Governance Principles contained in the Elk Grove City Council Norms and Procedures Manual.

RECOMMENDATION
Adopt resolution adopting the City Mission and City Council Vision Statement, Goals, and Priority Projects for 2023-2024 and amending the Governance Principles contained in the Elk Grove City Council Norms and Procedures Manual.

Wi
th the aid of a visual presentation (filed), Christopher Jordan, Director of Strategic Planning and Innovation provided an overview of the staff report and recommendation.

PUBLIC COMMENT
None.

Vi
ce Mayor Spease noted the listing was done for ordering and was not indicative of priority or a primary focus, merely a listing.

Motion: M/S Spease/Suen to adopt Resolution No. 2023 -083 adopting the Mission, Vision, Goals, and Priority Projects for 2023- 2024 and amending the Governance Principles contained in the Elk Grove City Council Norms and Procedures Manual. The motion passed by the following vote: Ayes: 5 (Singh- Allen, Spease, Brewer, Robles, and Suen); Noes: 0; Absent: 0.

COUNCIL COMMENTS / REPORTS / FUTURE AGENDA ITEMS
Vice Mayor Spease and Council Members Robles and Brewer had no items to report.

Council Member Suen attended the Sacramento Regional County Sanitation District Board of Directors meeting.

Mayor Singh-Allen attended Sacramento Regional Transit District (RT) Board meeting, and expressed thanks for the Volunteer Appreciation Reception event.

ADJOURNMENT
With no additional business to conduct, the April 12 , 2023 City Council meeting was adjourned at 9:13 p.m. in memory of Steve Miller (former Citrus Heights council member and board member of the San Juan Unified School District).

JA SON LINDGREN, CITY CLERK
ATTEST:

BOBBIE SINGH-ALLEN, MAYOR

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