TOWN OF MORAGA
REGULAR MEETING
July 13, 2022
Rovember, 1914 MINUTES
6:30 p.m. Regular Meeting
TELECONFERENCED MEETING LOCATION ONLY
*COVID-19 NOTICE*
THIS MEETING WAS CONDUCTED PURSUANT TO THE PROVISIONS OF GOVERNMENT CODE SECTION 54953 (AS AMENDED BY AB 361), WHICH AUTHORIZED
TELECONFERENCED MEETINGS UNDER THE BROWN ACT, DURING CERTAIN PROCLAIMED STATES OF EMERGENCY. THE GOVERNOR OF CALIFORNIA PROCLAIMED A STATE OF EMERGENCY RELATED TO COVID-19 ON MARCH 4, 2020.
THIS TELECONFERENCED MEETING WAS NECESSARY SO THAT THE TOWN COULD
CONDUCT ESSENTIAL BUSINESS AND WAS PERMITTED UNDER GOVERNMENT CODE SECTION 54953 IN ORDER TO PROTECT PUBLIC HEALTH AND THE SAFETY OF ATTENDEES.
Consistent with Government Code Section 54953, this meeting was held via eleconference only, and was not physically open to the public. Town Councilmembers and staff teleconferenced into the meeting by audio and/or video. The meeting was
CALL TO ORDER
The regular meeting was called to order at 6:30 p.m. by Mayor Steve Woehleke.
ROLL CALL
Councilmembers present: Mayor Steve Woehleke, Vice Mayor Renata Sos, and Councilmembers Sona Makker, Mike McCluer and Teresa Onoda* *Arrived after Roll Call
Councilmembers absent: None
PLEDGE OF ALLEGIANCE
Planning Director Afshan Hamid led the Pledge of Allegiance.
3. SPECIAL ANNOUNCEMENTS
There were no special announcements.
4. PROCLAMATIONS AND PRESENTATIONS
There were no proclamations or presentations.
PUBLIC COMMENTS AND SUGGESTIONS
Barry Behr, Moraga, Kiwanis Club of Moraga Valley, thanked the Town for the phenomenal Fourth of July event, specifically the entire staff of the Parks and Recreation Department for the planning Town Council Regular Meeting 1 July 13, 2022
and execution of the event. He also thanked the community for its participation in the annual ratile which had record sales, with the proceeds to be distributed amongst different service organizations and the record sales for the recreational events as executed by the Kiwanis Club and local key clubs. He also recognized the successful partnership with the Lions Club for its operations of the food venues. He looked forward to teaming up with the Town on future celebrations.
The Town Council thanked Mr. Behr for his leadership for the event.
Town Manager Cynthia Battenberg reported Councilmember Onoda was experiencing Internet connection difficulties and she hoped to join the meeting soon via her landline.
6. ADOPTION OF CONSENT AGENDA
A. Acceptance of Consent Items
Consent Agenda Item 6.10 Upgrade and Migration of Springbrook Financial Suite, was removed from the Consent Agenda.
PUBLIC COMMENTS OPENED
Mayor Woehleke reported no comments had been received for this item.
PUBLIC COMMENTS CLOSED
Councilmember Onoda joined the meeting at 6:40 p.m.
ACTION: It was M/S (McCluer/Sos) to adopt Consent Agenda Items 6.1, 6.2, 6.3, 6.4, 6.5,
6.6, 6.7, 6.8, 6.9 and 6.11. Roll Call Vote: 4-0-1. Abstain: Onoda
6.1 Receive Accounts Payable Claims for: 6/16/22 ($442,740.07) Approved
6.2 Approve Minutes for the Regular Council Meeting on April 13, Approved 2022
6.3 Approve Minutes for the Special Council Meeting on April 20, Approved 2022
6.4 Approve Minutes for the Special Council Meeting on April 26, Approved 2022
6.5 Approve Minutes for the Regular Council Meeting on April 27, Approved 2022
6.6 Continued Use of Teleconferenced Meetings Approved
onsider Resolution 64-2022 Approving the Continued Use
of Teleconferencing for the Meetings of Town Council and al Committees and Commissions Pursuant to the Provisions of Assembly Bill 361
6.7 Continuing the Local Emergency Approved
Consider Resolution 65-2022 Renewing and Continuing the Local Emergency Relating to COVID-19 as Proclaimed by the Director of Emergency Services on March 17, 2020 and Ratified Town Council Regular Meeting 2 July 13, 2022
by Town Council on March 23, 2020
6.8 League of California Cities Voting Delegate and Alternate(s) Approved Consider Designating Town of Moraga's Voting Delegate and any Alternate(s) at the League of California Cities Annual Conference from September 7 to 9, 2022 for the Purpose of Voting on League Resolutions Regarding Issues of Statewide Concern
6.9 Fire Abatement Services Approved
Consider Resolution 66-2022 Awarding a Construction
Contract to Wildland Corporation for Fire Abatement Services in the Amount of $34, 100 and Authorizing the Town Manager to Execute the Construction Contract and Contract Change Orders tor up to $6,820 (20% of the Contract Amount) for a Total Amount Not to Exceed $40,920 (CEQA Status: Categorically Exempt)
6.10 Upgrade and Migration of Springbrook Financial Suite Removed Consider Resolution 68-2022 Authorizing the Town Manager to Enter into:
1. A Professional Services Agreement with Springbrook
Holding Company, LLC for the Upgrade and Migration of
Springbrook Financial Suite to the Cirrus Cloud Platform for A Cost Not to Exceed $23,310; and
2. A Master Services Agreement (Software as a Service) with Springbrook Holding Company, LLC for Springbrook Cirrus Cloud Subscription Services with Automatic Annual Renewal of $50,559 for Fiscal Year (FY) 2022/23, $53,087 for FY 2023/24, $55,741 for FY 2024/25, $58,528 for FY 2025/26 and $61,455 for FY 2026/27 with Options to Renew in Future Years
6.11 On-Call Civil Engineering Services for Land Development Approved Consider Resolution 67-2022 Awarding a Consultant Services Agreement for On-Call Engineering Services for Land Development Review to SNG & Associates, Inc. (Pleasanton, CA); DK Associates, Inc. (Walnut Creek, CA); and F.J. Kennedy and Associates, Inc. (Walnut Creek, CA) in a Total Amount Not to Exceed $100,000 for Each Agreement and for Each Year of the On-Call Contracts for a Term of Three (3) Years With an Option to Extend for up to Two (2) Additional Years, Contingent on Available Annual Budget Appropriations; and Authorizing the Town Manager to Execute the Agreements (CEQA Status: Categorically Exempt)
B. Consideration of Consent Items Removed for Discussion Upgrade and Migration of Springbrook Financial Suite
Consider Resolution 68-2022 Authorizing the Town Manager to Enter into:
A Professional Services Agreement with Springbrook
Holding Company, LLC for the Upgrade and Migration of
Springbrook Financial Suite to the Cirrus Cloud Platform for a Cost Not to Exceed $23,310; and
Town Council Regular Meeting 3 July 13, 2022
2. A Master Services Agreement (Software as a Service) with Springbrook Holding Company, LLC for Springbrook Cirrus Cloud Subscription Services with Automatic Annual Renewal of $50,559 for Fiscal Year (FY) 2022/23, $53,087 for FY 2023/24, $55,741 for FY 2024/25, $58,528 for FY 2025/26, and $61,455 for FY 2026/27 with Options to Renew in Future Years
Mayor Woehleke advised that he had removed the item from the Consent Agenda citing over a number of years the financial reports had been pulled together by merging spreadsheets. With automation of the financial system one of the Town Council Goals, he asked whether this activity would achieve that goal.
Administrative Services Director Annie To explained the new software system would move the existing legacy system the Town had used for many years to a cloud platform, streamlining accounts payable, accounts receivable and budgeting processes. The current process for spreadsheets was inefficient and this program would make it easier for Town staff to use the system.
Ms. Battenberg added the new system would also improve the accuracy of the Town's records since there would not be the possibility of small errors being made along the way. Also, a capital improvement module would be added which the Town currently did not have, and staff felt strongly there would be many benefits with this new system.
Councilmember McCluer asked whether any cost benefit analysis had been done on the new system and Ms. To stated the $23,310 cost for a brand new cloud platform was a minimal investment compared to other programs some cities used.
PUBLIC COMMENTS OPENED
Mayor Woehleke reported no comments had been received for this item.
PUBLIC COMMENTS CLOSED
ACTION: It was M/S (Woehleke/McCluer) to adopt Resolution 68-2022 Authorizing the Town Manager to Enter into: 1. A Professional Services Agreement with Springbrook Holding Company, LLC for the Upgrade and Migration of Springbrook Financial Suite to the Cirrus Cloud Platform for a Cost Not to Exceed $23,310; and 2. A Master Services Agreement (Software as a Service) with Springbrook Holding Company, LLC for Springbrook Cirrus Cloud Subscription Services with Automatic Annual Renewal of $50,559 for Fiscal Year (FY) 2022/23, $53,087 for FY 2023/24, $55,741 for FY 2024/25, $58,528 for FY 2025/26, and $61,455 for FY 2026/27 with Options to Renew in Future Years. Roll Call Vote: 5-0.
7. ADOPTION OF MEETING AGENDA
PUBLIC COMMENTS OPENED
Councilmember McCluer requested the meeting agenda be modified with Items 8. A. and 8. B.
Reports moved for consideration after Item 10. A. Working Draft 2023-2031 Housing Element.
ACTION: It was M/S (Onoda/Makker) to modify the Meeting Agenda and move Items 8. A. and 8. B. for consideration after Item 10. A. Roll Call Vote: 5-0.
9. PUBLIC HEARINGS
Town Council Regular Meeting 4 July 13, 2022
There were no public hearings.
10. ORDINANCES, RESOLUTIONS AND REQUESTS FOR ACTION
A. Working Draft 2023-2031 Housing Element
Continue Review of the Working Draft of the 2023-2031 Housing Element and Approve by Motion the Submittal of the Working Draft to the California Department of Housing and Community Development for Review
Mayor Woehleke explained that this was the second of a two-night review of the Working Draft of the 2023-2031 Housing Element to meet the requirements of the 6th Cycle of the Regional Housing Needs Allocation (RHNA). During the Town Council Special Meeting of July 11, 2022, the Town Council had reviewed the process and scope of the Housing Element as presented by staff and the consultant to allow for questions of staff, public input and to prepare for this meeting.
During the July 11 meeting, the Town Council had found the Working Draft of the Housing Element to be a high quality and substantive document and he complimented staff and the supporting team for all their hard work in preparing the Working Draft of the 2023-2031 Housing Element.
The purpose for this meeting was to take public comments again, the Town Council to deliberate on the Working Draft, provide guidance and incorporate input from the Planning Commission's work and allow each Councilmember to provide summary comments. After the completion of the deliberations, the Town Council would be asked to authorize by motion the submittal of the Working Draft to the California Department of Housing and Community Development (HCD) for review and feedback.
Ms. Battenberg expressed her appreciation to the Planning Department for its incredible and amazing job led by Planning Director Afshan Hamid and with the assistance of the project consultant, Barry Miller Consulting.
Planning Director Afshan Hamid added that following the July 11 Town Council meeting and pursuant to the direction from the Town Council, redline edits to Chapter 6, Housing Plan of the Housing Element had been prepared, identified as Attachment A to the staff report. Staff had also recently been made aware the Association of Bay Area Governments (ABAG) had released a summary of housing review letters which had been provided to the Southern California region, and which had been attached to the meeting agenda and provided to the Town Council and the public along with additional letters submitted from the public.
Ms. Hamid explained that the past nine months had involved a monumental task with staff having assembled a team of experts; staff attendance at ABAG technical workshops on a monthly basis; multiple meetings with Contra Costa County Directives; ongoing meetings with Lamorinda Directors; focused meetings with ABAG on high resource areas and concerns and issues to be considered; consulting on Affirmatively Furthering Fair Housing (AFFH) and with Southern California region experts and legal department assistance. The result of the past nine months included unprecedented community outreach, Town Council and Planning Commission direction and state law and HCD requirements.
Ms. Hamid introduced Barry Miller, Barry Miller Consultants and Stephanie Hagar with BAE Urban Economics who had co-authored the Housing Element, and Assistant Town Attorney Karen Murphy.
Mayor Woehleke explained that public input would be solicited prior to input from the Town Council. He stated he and Councilmember McCluer would read those letters submitted by the public who had requested that their letters be read into the record Town Council Regular Meeting 5 July 13, 2022
Assistant Town Attorney Karen Murphy commented there had been some comments about the legality of some of the Town's existing regulations. She reported the Town's existing regulations had been adopted and were consistent with existing State law.
The following letters were read into the record by the Mayor and Councilmember McCluer:
Bob and Julie Stagg: Dear Moraga Town Council Members, We are writing to you because we are very concerned that if implemented the Draft Housing Element Plan will ruin the Town that we all love. We are longtime residents of Moraga and we moved here for the same reasons that most of its residents did which includes its beauty, lack of congestion, great schools, low crime rate, etc. If someone asks me to write a plan that would ruin these wonderful attributes of Moraga, we would come up with something very close to the current Draft Housing Element Plan. Building high density housing in our downtown area, scenic corridor as well as adjacent to current single- family homes and reducing the requirement for the number of parking spaces per unit will increase traffic, reduce the safety for pedestrians, make it difficult or impossible to exit the town in the case of an emergency, likely increase the crime rate, increase the classroom size and negatively impact the quality of education, and increase the number of parked cars on our streets, etc.
Unfortunately, due to the housing element plan, we are for the 1st time thinking about moving out of Moraga. We would like to request that this email be read at the town council meeting. Please save Moraga and do not approve the Draft Housing Element Plan as written. Thank you. Bob and Julie Stagg, Moraga.
lan and Gim Crew: Members of the Moraga Town Council: We would request that you read this email at the July 11th meeting. We are writing to express my alarm over the working draft of the 2023-2031 Housing Element. I strongly encourage the town council to reject this draft, and ask that staff start again and develop a plan that's better aligned with the character of our town. We do understand the obligations imposed on Moraga by SB9 and similar regulations. However, this housing element appears to go significantly beyond those legal requirements, in ways that have the potential to dramatically negatively impact the scenic beauty, peace, and semi-rural nature of Moraga. In short, removing a lot of the special things that make Moraga Moraga. In particular, the plans for modifications to our carefully-thought-out and completely irreplaceable scenic corridors are deeply alarming. Giveaways of taxpayer resources to wealthy developers and encouraging their profiteering by being "proactive in working with" them are also of significant concern. Please reconsider. Thank you, lan and Gim Crew
Kim Sullivan: Please read this email in your meeting on Monday. I am unable to attend, but am seriously concerned, having just seen the agenda items and the Nextdoor post by Mike McCluer. (Thank you, Mike!) I have lived in Moraga since 1982. My husband and I raised four children in this town. He grew up in Lafayette. I grew up in Alamo and Walnut Creek. Item 4. (B) Please, please at a minimum, do not approve re-writing of the Housing Element at this time. I recommend that before you consider this, you have at least three to five open sessions with town residents for feedback on what we, the citizens and residents of the town want. I do not have any idea of what is going on, but / do know that this town was meant to be semi-rural, has always been semi- rural and doesn't have the capacity or infrastructure to support otherwise. I am strongly opposed to the idea of deciding to make it something it cannot be by simply approving and renaming things such as roadways, lots and zoning changes from commercial to residential/high density housing.
Our roads were not built to sustain a much greater population. Communities need carrier roads and neighborhood roads. I have seen confusion by the Town trying to change a carrier road and was disappointed with ideas being reviewed. This town does not need more high density housing, nor do we want to allow up to six dwellings on one standard size lot in the town. Discussions of this type need to be widely advertised and many opinions vetted. The Town can hold public chat sessions, send out survey links and post on the town's digital sign near the Commons Park. The Town could also post digests on Nextdoor and/or other apps. Thank you, Kim Sullivan.
Town Council Regular Meeting 6 July 13, 2022
Deborah and James Bergfeld: / request that you read this email at the July 11th meeting. My husband, James Bergfeld, and / wish to add our voices in opposition to the adoption of the changes proposed in "Working Draft of the 2023-2031 Moraga Housing Element." As long time Moraga residents (my husband's family arrived in 1959) we do not want to further endanger the town's "semi-rural" character by giving developers opportunities to insert multi-unit buildings into established neighborhoods. I drive past the condo development on Country Club drive nearly every day and bemoan the height and density of the units and the many cars lining the street.
Had the developers been less profit motivated and scaled down the scope of the development it could have been an enhancement to the neighborhood. Instead, it is so obvious that the developers sought to wring out every possible dollar from the project by squeezing in too many units. Having lived in several neighborhoods in Berkeley with mixed housing, I feel strongly that apartment buildings next to single-family homes most definitely decreases the property values of the single-family homes and I'm sure that we cannot rely on developers to have much regard for the concerns of existing neighbors. While I understand that SB9 mandates increasing housing in our area in spite of the obvious danger to all of us in the event of wildfire and evacuation, I sincerely hope that more creative and acceptable solutions can be found than those outlined in the working draft. Please reconsider your support of the "Working Draft of the 2023-2031 Moraga Housing Element" and seek less drastic solutions to satisfy the SB9 mandate. Thank you, Deborah Bergfeld, Moraga.
Emily Bergfeld: I request that you read this email at the July 11th meeting. I am writing to express my strong objections to many of the key propositions included in the "Working Draft of the 2023- 2031 Moraga Housing Element." I oppose recommendations to rewrite the Moraga General Plan to weaken or eliminate existing scenic corridor, building setback, and zoning requirements, which provide some measure of protection from outsized, dense development. Diluting or eliminating these "constraints to development" favors large, well-resourced property owners and developers without consideration for the impact such development would have on existing Moraga residents with respect to daily traffic congestion, ability to evacuate the Town during an emergency, long- term property values, and everyday quality of life. Although Moraga is located 10+ minutes from the freeway, it has only two major roads out of town (Moraga Way and Moraga Road), is situated in a high fire danger zone, and has very limited public transit (factors which don't support additional development), I understand that SB9 imposes an obligation on the Town to create more housing. Instead of rewriting the Moraga General Plan or changing scenic corridor, setback or zoning/density laws to fast-track development that would permanently alter the "semi-rural character of the Town," I would urge the Town to heed residents' suggestions to re-purpose into residential units existing underutilized and vacant commercial/retail spaces in Moraga's two Town Centers. Re-purposing built or unbuilt areas in existing Town Centers as mixed-use development, senior housing and student housing would allow Moraga to meet the housing mandates of SB9 without opening the door to unchecked development. I support preserving existing single-family neighborhoods, open spaces, scenic corridors and watersheds. Please reconsider your support of the "Working Draft of the 2023-2031 Moraga Housing Element." It needs revision. Thank you, Emily Bergfeld Moraga.
Brent Meyers: Councilmembers, Several surprising and critical staff recommendations in the most recent Housing Element should be rejected and Staff directed to eliminate them entirely from the housing element document. The recommendations are inconsistent with previous Staff and Town Council commitments to residents as they relate to the housing element, do not serve resident interests, are not required by state housing mandates, and are inconsistent with Moraga values which have preserved open space and views. I highlight some of the offending items below, but any that conflict with the Council's prior commitments to simply comply with state housing mandates should be eliminated: • Reduction of setbacks and stepbacks • Alteration of scenic corridor guidelines and codes • Subsidies for developers • Blind commitments to future bond measures and associated taxes. The Staff recommendations have gone far afield of simply complying with state mandates (and simple compliance has been the Council's longstanding commitment to residents) and somehow, in very short order, have morphed into a very damaging, Town Council Regular Meeting 7 July 13, 2022
progressive giveaway that would inextricably damage Moraga's character. Please set this initiative back on the right path. Thank you, Brent Meyers.
PUBLIC COMMENTS OPENED
Caitlin Bracken, Moraga, emphasized the importance of moving forward with a plan to build more homes in Moraga. An environmental policy major and independent consultant for Contra Costa County Climate Leaders (4CL), she was frustrated with the general lack of action to improve opportunities which was a vital step forward and she would be very disappointed if it did not come to fruition in a sustainable and equitable manner. The updated Housing Element had not addressed environmental justice and social justice such as working to ensure that Low Income persons were not placed in new development where air and water quality would be at risk and other considerations such as distance to jobs or exposure to roadside vehicle exhaust, which should be examined as well.
Ms. Bracken also asked for the consideration of full electrification as part of all new construction, water efficiency and conservation, consideration of purple pipes in new construction, assurance that all new housing relied on supported transit use, a requirement for emergency response and wildfire preparation and evacuation and the promotion of tree planting and white roofs. Also, the Housing Element should include green jobs, expand green construction training and apprenticeship programs to grow the local pool of skilled labor, permit streamlining for new housing and the establishment of greenbelt zones. Further, the Draft Housing Element should be prepared alongside a Draft Environmental Impact Report (EIR) and a Climate Action Plan (CAP) Update.
Ms. Bracken asked that the Town Council tackle the climate crisis and inequity in society and include well thought out measurable and implemental language and steps to make the path forward more resolute and unwavering.
Laura Monin, Moraga, read into the record correspondence she provided via email, dated July 12, 2022, as follows: My husband and I have lived in Moraga since 1983. When we think of the potential for the Town of Moraga to return to the commercial vibrancy of the 1980s and 1990s, we are encouraged and cautiously hopeful. In the many town surveys taken over the past 15 - 20 years asking what improvements Moraga residents would most like to see, the creation of vibrant retail centers is always at the top of the list. It's hard to imagine now but during the decade after we and our 3 children moved to Moraga almost 40 years ago, there were: 4 supermarkets including a Petrini's, a gourmet market, • 2 competing Drug stores, Longs and Thrifty, • A huge dry goods store (similar to a Jo-Ann's Fabric Store), • A bowling alley, • A children's shoe store, women's clothing store, a bike store, Boswell's Party Supplies store, and a Baskin Robbins - all in the Rheem Shopping Center, • An independent bookstore, a Hallmark greeting card and gift store, a shoe store, hair salon and a greengrocer selling local produce - all in or near the Moraga Shopping Center, • An Optometrist, • And Moraga even had its own General Practitioner/MD.
There are two primary reasons that are often cited as to why businesses that provide products and services in Moraga close or leave. One businesses & restaurants cannot keep their employees who are unable to afford to live here and commuting is too far. Second, the rents in our shopping centers are too high. We believe rezoning our shopping centers for mixed use (commercial and residential) will address both issues, enabling our retail centers to once again thrive. The owners of the shopping centers will likely have greater potential for income. And, by allowing apartments to be built, people who work in Moraga - teachers, first responders, retail workers, SMC professors and staff - will be able to live here. The Housing Element not only meets the state mandates, we believe it has a very good chance of stimulating the level of commercial growth that our residents want. As we said when we started, we are feeling hopeful by what has been presented and appreciate all the effort, hard work, and analysis that has gone into preparing this draft plan for HCD. Thank you! Larry and Laura Monin Town Council Regular Meeting 8 July 13, 2022
Ms. Monin added she had read comments on the Nextdoor platform and had been upset with people making derogatory comments about Town staff and stated that Nextdoor was not the forum to debate the future of the Town.
Claire Roth, Moraga, assumed staff's intention was to advise of all actions available and not to seriously recommend that scenic corridors, setbacks and developer fees be sacrificed. She asked the Town Council to balance State requirements with the desires of the citizens to retain the planning constraints that had been adopted in order to preserve the character of the community and return to the previously stated intention and focus development of higher density and lower cost properties in the two shopping center areas. She also recommended the retention of existing setback requirements and the Town Council refrain from reducing the financial commitment developers must pay to the Town.
Elaine Lind, Moraga, commented that Moraga residences were out of reach for many in the community including those providing services in the Town who also had to drive long distances to reach Moraga and bear the burden of high gas prices. She believed there was a crucial need for affordable apartment type housing for seniors, Town workers, Saint Mary's College (SMC) students and staff. She hoped the Town Council would move forward quickly with more townhome and condominium style homes that would allow many professionals such as teachers and firefighters to also make Moraga home.
Lisa Koltun, Moraga, agreed with many of the comments from the previous speakers. As a resident of Moraga who had lived in Moraga for the past five years, her family had moved from Alameda to Moraga for the open views, lack of crime, and no homeless encampments. She understood that something must be done, State mandates must be met, and agreed that placing high density housing in the two shopping centers would provide needed housing and bring back businesses while not destroying current open spaces.
Ashley Coates, Moraga, supported higher density in the two shopping centers.
Lynda Deschambault, Moraga, supported infill, and equitable and sustainable development. She questioned the transparency of the public review process. After the July 11 meeting, she had contacted the City of Lafayette and had spoken with elected officials and staff and confirmed the EIR and CAP were essential and should happen now. She questioned how Moraga could proceed without that work and still meet the estimated project schedule. She expressed concern HCD may reject the document given a lack of mitigations.
Ms. Deschambault added her team had also reviewed other Housing Elements and found that some, had included more sustainability, equity and clear measurable goals. She had sent a recent email to the Town Council with examples of what she believed to be excellent Housing Elements with a few implementable and measurable goals that should be considered. She asked the Town Council to update the CAP and EIR but continue with some type of infill development as long as it was sustainable, equitable and boded well for future generations.
Sang Park, representing U.S. Realty Partners, owner of the Rheem Center, read into the record the following letter from Jay Kerner, President, U.S. Realty Partners dated July 13, 2022: As the owner of the Rheem Valley Shopping Center, we are very supportive of the Town of Moraga's efforts to update its Housing Element and encourage the development of new housing, both market rate and affordable. The proposed mixed-use overlay in Rheem Valley is encouraging and we are interested in adding a residential building as part of Rheem Valley Shopping Center in 2023/24. We believe that the new residences will be beneficial to the community as well our existing retail/restaurant tenants, and encourage new residents, businesses, and services to locate in the Town of Moraga. The challenge is balancing the high cost of construction and increasing interest rates with appropriate height, density, parking, and affordable housing targets to arrive at an economically viable project. Based on our preliminary work to date, we believe that Town Council Regular Meeting 9 July 13, 2022
the following are necessary to support a viable mixed-use component on our site: • Minimum 3- story residential over a parking podium • Maximum building height in the range of 50 to 55 feet • Density of 30 units per acre (Program 2: Phase One Zoning Text Amendments) • Parking requirements similar to those in Lafayette: 1-bedroom, 1 to 1.2 stalls; 2 bedroom, 1.2 to 1.5 stalls; 3+ bedroom, 1.5 to 2 stalls; guest parking 1 per 5 units. (Program 27: Amendments to Moraga's Parking Regulations) • Minimum set back of 20 feet. (Program 32: Scenic Corridor Regulations) • Maximum 10% affordable component (Program 15: Adoption of an Inclusionary Zoning Ordinance). We believe that a residential building meeting these parameters can be articulated to be aesthetically pleasing to the community and fit appropriately as a mixed-use component to an existing retail shopping center. We look forward to further discussions and working with the Town Council, Planning Commission, staff and community members to create a mutually acceptable housing project.
Dave Bruzzone, Moraga, reported his attorney had submitted written correspondence and he asked that James Earl Jones be allowed to read that statement into the record. (Pls. note: No statement was read into the record from this individual).
Mr. Bruzzone believed that each time a letter was submitted it was to be read into the record and noted. As to the redline edits staff had provided, he noted the tremendous amount of work that had gone into this process and while he was generally encouraged, he had been through this process before and did not want to see roadblocks put in which had been outlined in the correspondence provided to the Town, even if the Town was of the opinion all past work and effort the Town had done was legal and consistent with State law since in his opinion there were, in fact, constraints to development. Those constraints had been partially acknowledged in the Housing Element.
Mr. Bruzzone commented the Town Council had initiated a big change in 2020 through many hearings including the Moraga Center Specific Plan (MCSP) and had forced development into the downtown. He suggested many of the complaints being made were related to the rules and policies in the MCSP and the same type of development would be allowed in the Rheem Center, with the MCSP Area to have the same rights as the Rheem Center.
Mr. Bruzzone suggested the Bruzzone Family could build work products that were more aesthetically pleasing. The Bruzzone Family was not asking for anything different from what the Town already allowed, and he guaranteed the Bruzzone family had a long-term special interest in Moraga. He pointed out that much in Moraga had been built by his parents and they intended to carry that through, which did not mean that they could not build three-story buildings or buildings that were as high as 45-feet or more.
Mr. Bruzzone added there were many examples in Carmel and Healdsburg which had taller downtowns, and such development could fit in nicely within Moraga. He hoped the Town Council would push forward the changes the Bruzzone Family would like. He also understood that the public comment period on the Housing Element extended through the end of July, and he planned to provide additional comments.
Larry Beans, Moraga, read into the record a letter dated July 13, 2022 as follows: Moraga was not successful in the last Housing Element cycle in adding housing for all income levels. As the report states, new strategies and requirements are critical in the present cycle to incentivize the actual building of housing that meets the needs of ALL income levels. Given this reality, we support the draft housing element's rezoning plans which will allow more apartments and condos in the shopping center areas. There are many people already associated with Moraga who could rent or buy these apartments and spend less time on the roads in and out of town. Adopting an Inclusionary Housing Ordinance also will help ensure that each apartment complex, condo, and townhouse complex has some units that are affordable to our seniors, teachers, young couples, first responders, and employees. We appreciate all the time, efforts to include the community, Town Council Regular Meeting 10 July 13, 2022
and extensive analysis that has gone into making this draft plan stronger and more effective.
These co-signers are long-time home-owners who live in Moraga as well as young couples looking for affordable housing: Sharon Flower, Sheilah Fish, Connie Couts, Harry Fish, Carolyn Westhoff, Bobbie Preston, Larry Beans, Jeff Schwartz, Cayo Marschner, Fred Marschner, Mike Bernhardt and Meghan Arthur.
Lisa Walker, Moraga, a graduate of SMC, stated she had moved to Moraga three years ago given her love of the semi-rural atmosphere, lack of congestion and Town beauty. Since she moved to the Town, she was concerned with the inadequacy of emergency evacuation routes since she believed there were only two main routes out of Town, a concern shared by many residents if additional housing were to be developed. She asked that the Working Draft of the Housing Element include more information on compliance with emergency evacuations, road setbacks, whether it could minimize future opportunities to expand the roadways and additional information on any studies and alignment with the Moraga-Orinda Fire District (MOFD).
PUBLIC COMMENTS CLOSED
Ms. Battenberg clarified that two programs in Chapter 6 of the Housing Element would address wildfire and evacuation and a plan for a future study. Many of the issues raised by the public had also been discussed during the July 11, 2022 meeting and many issues would involve a policy discussion for the Town Council. Staff had worked hard to incorporate comments from the community, stakeholders, and developers to be balanced with State law and HCD requirements for the 6th Cycle Housing Element. Staff was of the opinion the Working Draft of the Housing Element had done a good job balancing all those elements.
Ms. Hamid reiterated that staff was moving forward with a Programmatic-Level EIR and had shared the timeline and schedule with the Town Council and hoped to bring the EIR document back for adoption in November 2022.
Ms. Battenberg and Barry Miller, Barry Miller Consulting, also confirmed the PowerPoint presentation had shown a date of October 1, 2022 for the Programmatic-Level EIR to be released, and a scoping session for the EIR had been held on February 17, 2022, with many questions about safety and evacuation routes to result in mitigation measures in the EIR. The Safety Element would also address wildfire hazard and evacuation issues and had also been identified in the Housing Element to be worked on as part of Phase 2 of the General Plan Update.
Mayor Woehleke detailed the process for the Town Council to evaluate the redline edits to Chapter 6 of the Housing Element. Chapter 5 would also have to be reviewed. At the conclusion of those reviews, the Town Council may provide comments and consider any further actions prior to approval.
Ms. Battenberg clarified the redline edits for Chapter 6 were available on the Town website and had been posted on July 12, 2022 under the agenda item.
Councilmember McCluer commented that during the July 11 meeting, he had heard a lot about the State mandates and whether or not the Working Draft of the Housing Element would be acceptable to HCD but the Town Council had not discussed whether the Working Draft of the Housing Element would be accepted by residents. While the State mandates must be followed, there was significant discretion on what was submitted and how it was stated either to "promote or "provide information." He asked the Town Council and staff to remember while HCD had a lot of development emphasis, the Town Council represented the residents of Moraga and the Town Council should be advocates for what residents had stated they wanted: a semi-rural character, preservation of the Town's character and following the General Plan policies.
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At this time, the Town Council followed the process outlined by the Mayor, walked through Chapter 6 of the Housing Element and the redline edits staff and the consultants proposed to Chapter 6 (Attachment A) page-by-page and offered the following comments and/or direction to staff and the consultants. While not always unanimous, the Town Council consensus was as follows:
• Page 6-2, revise the redline edit for Programs, Program 1: General Plan Update b) to read: Continue to direct the Town's growth to the Rheem and Moraga Center areas while respecting low-density neighborhoods in a way that is consistent with State law. • Page 6-4, Program 4: Phase 4: Phase Two Zoning Text Amendments, revise the first sentence to read: Within 24 months of Housing Element adoption, adopt the following additional revisions to the existing zoning regulations. • Page 6-5, Program 4: Phase Two Zoning Text Amendments, the language shown in the redline edits for subsection e) to be carried over to Chapter 5, Housing Constraints Analysis.
• Page 6-5, revise the redline edits and the title of Program 5 to read: Program 5: Moraga Center and Rheem Center Development Activity.
• Page 6-5, Program 6: No Net Loss Monitoring, revise the program to read: Consistent with AB 166, the Town shall monitor development activity on all Housing Opportunity Sites identified by this Element to ensure that the zoning capacity to meet the regional housing need is maintained at all times during the 2023-2031 planning period. In the event a project with no lower income units (or fewer lower income units than were assumed in the Housing Element) is proposed on an identified lower-income housing site, the Town will ensure that sufficient zoned sites remain in the inventory to meet the remaining unmet need. In the event an adequate supply of sites is not available, the Town shall identify additional Housing Opportunity Sites with the capacity to close the shortfall.
Variety, revise the policy to read: The Town shall ensure the zoning for new residential developments provide the Town with a wide range of housing types to meet the various needs and income levels of people who live and work in Moraga, including single family and multifamily homes, senior housing, workforce housing, "missing middle" housing, dormitory units, accessory dwelling units (ADUs) and three-bedroom units. • Page 6-7, Programs, Program 9: Support Use of State Density Bonus Law (SDBL), revise the title and revise the program to read: Program 9: Use of State Density Bonus Law (SDBL). Use of State Density Bonus Law (SDBL) and the provisions of Moraga Municipal Code Chapter 8. 172 that enable the use of density bonuses for senior housing and projects incorporating below market rate units. The Town will inform developers of the opportunity to apply for density bonuses early in the review process, including the number of additional units possible, and the opportunity for waivers and concessions of development standards that may be available to make the additional units economically feasible.
• Page 6-8, Program 11, Facilitate Access to Affordable Housing Subsidies, revise the program to read: "The Town shall facilitate access to Federal, State, and county, financial assistance for affordable housing in Moraga through the following actions. Revise subsection a) to read: Supporting additional County Housing Authority Section 8 subsidies if rental dwelling units can be located that are within Federal fair market rent guideline; revise subsection b) to read: Encourage future issuances of mortgage revenue bonds or Town Council Regular Meeting 12 July 13, 2022
mortgage tax credit programs by Contra Costa County to support home ownership opportunities for low- and moderate-income Moraga residents; revise subsection c) to read: Assist developers in accessing funding for the construction of senior housing, affordable housing, and housing for other underserved populations for which State or federal subsidies are available, including providing support for tax credit applications; revise the redline edits for subsection d) to read: Supporting modifications to Lamorinda Fee and Financing Authority (LFFA) Impact Fees for affordable housing development; and revise subsection e) to read: Support County programs aimed at affordable housing.
Mayor Woehleke declared a recess at 8:32 p.m. The Town Council meeting reconvened at 8:37 p.m. with all Councilmembers, staff and consultants present via Zoom.
The Town Council continued its discussion and review of Chapter 6 of the Working Draft of the Housing Element and redline edits.
• Page 6-10, 1.1.3 Goal 3: Access to Opportunity and Safety, Policies, Policy H3.2, Affordable Housing In Area of Opportunity, revise the policy to read: The Town shall support the provision of affordable housing in areas that provide access to opportunity, including by encouraging inclusionary housing, ADUs, and room rentals in existing and new single family and multifamily communities.
• Page 6-11, Policy H3.9 Public Transportation to Housing Sites, revise the redline edits for the policy to read: Encourage additional public transportation service to the Town's two commercial districts to improve travel options for residents and reduce potential increases in traffic.
• Page 6-12, Program 16: Facilitate ADU Production, revise the title of the program to read: ADU Production; revise the program to read: The Town shall take the following actions: and revise the redline edits for subsection c) to read: Maintain State-Mandated fee reductions and State-mandated waivers for ADUs (this action is encompassed in Program 31)
• Page 6-13, Program 18, ADU Monitoring Database, revise the redline edits and revise the title to read: ADU Tracking.
• Page 6-13, Program 19: Facilitate SB Projects, revise the redline edits and revise the title to read: SB 9 Projects.
• Page 6-15, Program 23: Allow Family-Supportive Services By Right in High Density Residential and Mixed Use Zones, revise the redline edits and revise the program to read: The Town shall update the Zoning Ordinance to allow community services such as childcare and community gathering spaces by right on the ground floor of mixed use and multi-family residential buildings.
• Page 6-19, 1.1.4: Goal 4: Governmental Constraints, Policies, Program 32, Scenic Corridor Regulations, revise the redline edits, and revise the program to read: Review the Town's Scenic Corridors regulations (Chapter 8. 132 of the Municipal Code) to consider modified setbacks and possible waivers of upper story stepback requirements on designated housing opportunity sites. The specific criteria for reduced setbacks would be consistent with State law and would include objective standards. Projects in scenic corridors should continue to support the General Plan objectives of creating focal points, providing a variety of housing types, and encouraging land use and transportation patterns that reduce automobile trips and greenhouse gas emissions.
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• Page 6-24, 1.1.7 Goal 7: Fair Housing, Policies, Program, Program 42: Affirmatively Further Fair Housing, revise the redline edits and revise subsection e) to read: Programs for the production of ADUs (see Program 16) and allow SB 9 projects (see Program 19).
Ms. Battenberg spoke to Page 6-20, 1.1.5: Goal 5: Efficiency and Conservation, Program 36:
Sustainable Residential Development, and clarified the Responsibility section of this program should be revised to read "All" which change was acceptable to the Town Council.
At this time, the Town Council proceeded with review of Chapter 5: Housing Constraints Analysis, and reviewed and discussed at length an excerpt from Chapter 5 proposed for editing, specifically Section 5.2.8, Design Guidelines, which included proposed redline edits which the consultant highlighted at this time and with further modification as follows:
• Page 5-25, paragraph three to be revised further to read: Several provisions have been identified as potentially subjective and should be evaluated for objectivity. These include: and eliminate the redline edit statement after the bullets which had been added to the bottom of the page which read: These provisions should be evaluated to ensure that they enable homeowners to adapt their homes to meet changing needs.
Mayor Woehleke referenced Non-Governmental Constraints, which included steep slopes, geologic instabilities and protected open space including watershed. He had discussed that with staff and understood that information would be included in the document to recognize that a lot of space in Moraga was limited with many slopes greater than 20 percent posing a constraint on development.
Councilmember McCluer agreed with the Mayor's statement other than using the term "steep slopes and rather suggested the use of the term "topography of the Town." There was Town Council consensus to include the information requested by the Mayor and Councilmember McCluer as a constraint.
Mayor Woehleke also spoke to constraints posed by traffic congestion and commented that traffic congestion had not been addressed but referenced in the document. He viewed traffic congestion as a Non-Governmental Constraint and had drafted and provided to staff the following statement he asked to be included in Page 5-41 of Chapter 5, as follows: Traffic congestion both transiting to and from Moraga and travel within Moraga. Moraga is essentially surrounded by hills with few transit corridors. Significant transit traffic congestion results including through the adjacent towns. Within Moraga the topography is primarily hilly with limited level land. This characteristic complicates accommodating traffic associated with additional development including negatively impacting community safety. This challenge is exacerbated by most development opportunities in Moraga being infill type.
The Town Council, staff and the consultants discussed the recommended verbiage, and Ms.
Battenberg reported that many cities had tried to use evacuation, fire and topography and the like as ways of identifying Non-Governmental Constraints; however, the Attorney General had been involved in litigation with a few cities and some of those efforts had not succeeded.
Mr. Miller clarified the topics the Mayor had identified had been addressed in Chapter 4: Housing Site Analysis and not Chapter 5 since they were constraints identified for specific sites as required Some Housing Elements had addressed such constraints but in a general way and in a brief paragraph, and they could refer the reader back to Chapter 4 for a more detailed discussion of those issues.
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Mayor Woehleke asked the consultant to compare his statement to the other Non-Governmental Constraints that had been included and do a ranking. He suspected residents would believe congestion in and out of Town was a significant constraint for the Town and its residents.
Stephanie Hagar, BAE Urban Economics, reiterated Mir. Miller's comments but noted that additional items that may be Non-Governmental Constraints that were not required could be added, although that was why those required items had been called out since HCD would look for that discussion. If something optional was included, they would have to consider what the response would be as well.
Mayor Woehleke commented that he had identified steep slopes and traffic congestion as examples of constraints which made Moraga different from other cities.
Assistant Town Attorney Karen Murphy added the State had moved away from looking at congestion as an environmental impact and rather had focused on Vehicle Miles Traveled (VMTs). The California Environmental Quality Act (CEQA) document to be prepared as part of this effort would look at VMTs rather than congestion and the Town should be careful about using congestion in the Housing Element.
Vice Mayor Sos referenced Page 5-24 of Chapter 5 and asked that the first sentence of the first full paragraph of the page be revised to read: The FAR standards should be evaluated for objectivity and consideration should be given to moving them from the Moraga Design Guidelines to the Moraga Municipal Code.
Councilmember McCluer referenced the programs identified in Chapter 6 and asked whether all of the programs, if approved, could be accomplished with current resources and staffing levels.
Ms. Battenberg stated as she had reported during the July 11 Town Council meeting, as an example, Program 14, Wildfire Safety and Emergency Preparedness Planning, involved a $75,000 cost. Another example was Program 42: Affirmatively Further Fair Housing, and if the Town were to hire a consultant to assist with subsections g), h) and i), it could involve between $5,000 to $10,000 a year, which costs were not funded. She stated it was important for the Town Council to be acutely aware there were more and more requirements for housing, most cities had a Housing Division and special housing staff, but Moraga had I a small and limited Planning Department and had to prioritize the work to be done. As such, the Town would continue to struggle to not have all the staff required to do the work including addressing the numerous State mandates.
Mr. Miller reiterated the comment period for the Working Draft of the Housing Element would remain open until July 30, 2022, and comments could be reviewed from the public between now and that date. Any non-substantive changes would be made along with an annotated description of the public comment for the benefit of HCD as part of this process.
Given the changes to the document that had been made in real time, the Town Council was confident in the changes to be forwarded to HCD with no need to summarize those comments.
Mayor Woehleke found the Town Council was at a milestone point after nine months working on the Working Draft of the Housing Element which reflected a significant effort and product, and which had done an excellent job defining the Town's direction. He recognized that many stakeholders may be happy with some pieces and not with others. He commended staff and the consultant team for carrying the load and making this a credible effort and product he was comfortable sending to HCD.
Vice Mayor Sos thanked residents for their engagement in this process, which input through the expansive community engagement had been unprecedented and with more to come. She also Town Council Regular Meeting 15 July 13, 2022
expressed her appreciation to the Planning Director and her small but mighty Planning Department for the outstanding work and to the developers and property owners who had provided input on the process and looked forward to their continued engagement. In particular, she thanked Dave Bruzzone for spending time with her to explain his concerns about some of the policies and Barry Miller Consulting's team for clarifying the vast amount of information. addition, she thanked the Moraga School District (MSD) for being a steadfast supporter of the plan and advocating for more reachable housing in the Town for MSD staff, teachers and young families who were needed to keep student enrollment up.
Councilmember Makker echoed the comments and the heroic efforts of staff. She suggested housing should not be a stressor but had caused mental anguish for many, particularly for those with a lack of access. Everyone deserved a safe quality of life, and she found the Town had reached that goal to provide a safe, secure quality of life, with a commitment to that future. She believed the right signal was being made and she was open to doing more and invited an iterative process to ensure the Town maintained the commitments at the start of the Advanced Planning Initiative to advance livability of Moraga residents in a range of income levels. She was happy with the document and ready to move forward.
Councilmember McCluer also expressed his appreciation to Town staff. In comparing the 5th Cycle to the 6th Cycle Housing Elements, he found the documents as different as night and day and with the 6th Cycle having included an extraordinary amount of community engagement. He again thanked Town staff and the consultants for all their hard work. He also thanked the Planning Commission for its time, input and insights with many of their recommendations having been incorporated into the document.
Councilmember McCluer also thanked the developers for their input including Mr. Bruzzone, Mr.
Kerner and Mr. Stone, and another developer who had provided feedback during the July 11 Town Council meeting. He agreed with the need to ensure Moraga looked like Moraga. In addition, he thanked residents for their engagement in the process and taking advantage of all the community engagement tools provided and the submittal of emails and letters of correspondence.
Councilmember McCluer found through the process of the July 11 and July 13 Town Council meetings the Town Council had removed many of the objections from residents. The density would remain in the two shopping centers with different types of housing, consideration of inclusionary zoning, and a reduction in the number one constraint to developers: parking. The Town would also no longer promote multifamily development in single-family neighborhoods. No subsidies had been included and the General Plan had been left as is other than with changes as needed. He found it enjoyable to go through the document and commended the Town Council and again staff and the consultants for all the feedback and team effort.
Councilmember Onoda urged everyone to remember they were all citizens of Moraga, had moved to Moraga for the same reason and wanted to keep Moraga, Moraga. As part of this effort, they would be keeping hillsides, ridgelines, and trails and while there were challenges such as wildfire, evacuation, traffic congestion and the lack of vitality in the Town, this effort would improve those challenges. Given the State mandates, the Town was doing the best possible. All of that could not be done without the assistance of Town staff and the consultant team. She described the document as incredible and first class and thanked Town staff, consultants, and those who had provided input for and against. She hoped everyone would come together, save what could be saved and preserve what was loved most in the Town.
ACTION: It was M/S (Woehleke/Onoda) to approve by Motion the Submittal of the Working Draft 2023/2031 Housing Element to the California Department of Housing and Community Development for Review following the close of the 30-day public review period ending on Town Council Regular Meeting 16 July 13, 2022
July 30, 2022, and authorizing staff to make any non-substantive edits to the document prior to submission. Roll Call Vote: 5-0.
Ms. Hamid expressed her appreciation to Town staff and the consultant team for all their hard work.
The Town Council returned to agenda Items 8. A. and 8. B. Reports at this time.
8. REPORTS
A. Town Manager Update - Ms. Battenberg reported the Buy a Rocket Program was still open with donations encouraged; the fund total was currently around $15,500.
The Town Council would go into its summer recess with the next Town Council meeting scheduled for August 24, 2022. The nomination period for filing for Town of Moraga Town Council seats would open on Monday, July 18, 2022 through August 12, 2022, with appointments required to be made with the Town Clerk. The Planning and Park and Recreation Commissions would also hold their summer recess during the month of August. She also reported the Family Camp Out had been scheduled for Rancho Laguna Park on July 16, 2022 with over 180 campers anticipated; the micro-surface sealing of the last street project as part of the Summer Pavement Program had been completed; and when the Town Council returned from summer recess the Town Council would be presented with a contract for the Worst First Street Construction.
B. Mayor's and Councilmembers' Reports
Mayor Woehleke - Reported he had attended the Fourth of July celebrations, recognized everyone involved in its preparation, and enjoyed giving the welcome to the fireworks speech prior to the band starting; had attended the Mayors' Conference via Zoom and briefed the Council on a presentation from the East Bay Municipal Utility District (EBMUD) and an effort to establish a bus lane on the shoulder of I-680. He also reported that Burning Man would return on August 29 and August 30, 2022, with the Mayor of the City of Reno, Nevada offering one-day visits to the event where interested parties were required to sign up by July 18, Vice Mayor Sos - Congratulated the Town on the Fourth of July celebrations which had also involved participants from other communities drawn to the small town feel of the celebration. She recognized the enormous volunteer and community effort and thanked Town staff for another seamless and fantastic event.
She looked forward to next year and encouraged participation in the Buy a Rocket donation campaign.
Councilmember McCluer - Also congratulated the Town on the Fourth of July activities and urged donations for the fireworks display. He expressed his appreciation to Town staff, particularly the Town Manager and Park and Recreation Department. He also briefed the Council on his attendance at the Moraga Chamber of Commerce Board and Contra Costa Transportation Authority (CCTA) meetings.
Councilmember Onoda - Reported she had been working with the Art in Public Spaces Committee and reported on the new sculptures in front of the Town Hall Offices. She also had been working with Marin Clean Energy (MCE).
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Councilmember Makker - Reported she had been focused on getting prepared for the finalization of the Housing Element by speaking to residents in her community and by collecting feedback informally. She too had attended the successful Fourth of July celebrations and appreciated all the work that had gone into the event.
11. DISCUSSION ITEMS
There were no Discussion Items.
12. COUNCIL REQUESTS FOR FUTURE AGENDA ITEMS
There were no Council requests for future agenda items.
13. COMMUNICATIONS
There were no communications.
14. ADJOURNMENT
ACTION: It was M/S (Onoda/McCluer) to adjourn the meeting at 10:13 p.m. Roll Call Vote:
Respectfully submitted by:
Marty C. McInturf, Town Clerk
Approved by the Town Council:
Steve Wochlele
Steve Woehleke, Mayor
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