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HomeMy WebLinkAbout03.20.2025PLANNING & ZONING COMMISSION ST. LUCIE COUNTY, FLORIDA Regular Meeting March 20, 2025 Convened: Adjourned: 1.CALL TO ORDER Chair Binner. 2.PLEDGE OF ALLEGIANCE Vice-Chair Slay 3.INVOCATION Vice-Chair Slay 4.ROLL CALL Present Board Member Ed Lounds, Board Member Billy O'Dell, Chair Ryan Binner, Board Member Larry Neese, Board Member Joshua Bradley, Vice-Chair Lawrence Slay Excused Ex-Officio Nicole Fogarty, Board Member Darren Guettler 5.ANNOUNCEMENTS None. 6.DISCLOSURE(S) None. 7.MINUTES A.St. Lucie County Planning & Zoning Commission minutes for the meeting of February 20, 2025 RESULT:APPROVE MOVER:Board Member Ed Lounds Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 2 | P a g e SECONDER:Board Member Larry Neese AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None 8.PUBLIC COMMENT None. 9.PUBLIC HEARINGS A.The Atlantic PUD - Rezoning & Preliminary Site Plan - THIS IS A QUASI JUDICIAL ITEM STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented the proposed request from AC Laguna, LLC., represented by Richard Ladyko, PE requesting approval of a Zoning Atlas Amendment (Rezoning) to the Planned Unit Development (PUD) Zoning District and a Preliminary PUD Site Plan for twenty-three (23) single-family lots, and a Wetland Waiver, for direct impacts to 0.85- acres of Category 1 mangrove wetlands. The presentation included information regarding the current zoning (PNRD), location, environmental impact report, landscaping, traffic impacts, preserve area monitoring & management plan, sea turtle protection plan, and the preliminary PUD site Plan. Staff recommended the Planning & Zoning Commission evaluate the proposed petition and forward a recommendation to the Board of County Commissioners to approve the Atlantic PUD Rezoning & Preliminary Site Plan subject to conditions of approval. BOARD DISCUSSION WITH STAFF: Commissioner O’Dell asked if the applicant agreed with all the staff recommendations. Mr. Benton answered with the staff’s understanding, yes, the applicant is in agreeance with all the staff recommendations. Conversation continues regarding the COBRA Zone and applicant acknowledgment. Commissioner Lounds asked if there is room on A1A to provide turn ins and adeceleration lane . Mr. Benton answered, staff deems it to be viable. The prior plans did accommodate it. Chair Binner asked if there was any discussion with the applicant about lighting the entrance. Mr. Benton replied that during our development review committee meetings, lighting is frequently brought up. Staff mentioned the concept of low-level bollard type lighting, that simply provides both aesthetic ambiances, but also some functional recognition of the access point. Chair Binner then asked about the fire hydrant(s) location. Mr. Benton answered, to bring potable water back to the site, they'll have smaller water lines. The Fire District typically doesn't expect a system that can directly serve a fire hydrant for these ocean-side homes. Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 3 | P a g e However, for some three-story residences, the District may require a residential fire suppression system. Developers have various options for meeting fire prevention requirements based on different building and fire codes. Commissioner O’Dell inquired about what fire station would service this area. Mr. Benton replied, there's two options. There's the Fort Pierce Station adjacent to Harbor Isle or Fire Station Eight closer to Jensen. APPLICANT PRESENTATION: Richard Ladyko, PE, with the Ladyko Design Group, 4400 Belle Grove Dr., on behalf of AC Laguna, LLC. Mr. Ladyko stated that the applicant agrees with all staff proposed conditions. Mr. Ladyko had no presentation, but did clarify information regarding fire hydrants and water sprinklers. Mr. Ladyko stated that on the north-south roadway that services the single- family lots, there is proposed an eight-inch water main with a fire hydrant and that the buildings will all have fire sprinklers. Mr. Ladyko answered the board’s questions. BOARD DISCUSSION WITH APPLICANT: Commissioner Bradley asked if this project would be similar to the Watersong community. Mr. Ladyko replied that it would be very similar. Mr. Ladyko added information regarding the turning lanes they are building for two of their other projects. Conversation continued regarding lift stations and wetlands. Commissioner O’Dell inquired about the unit design. Mr. Ladyko answered at this point in time he is unsure of the designs. Commissioner Bradley asked if they believed their project conformed to the surrounding neighborhoods. Mr. Ladyko stated that he believes that this project is a carbon copy of Sunset Beach to the south. Commissioner Lounds asked if they are willing to put in some turn lanes for northbound traffic and deceleration lanes. Mr. Ladyko replied, that if the FDOT tell us to install a left turn lane and a deceleration lane, they will. Conversation continued. Commissioner O’Dell inquired about the groundbreaking for this project. Mr. Ladyko, probably 90 to 120 days from breaking ground[BB1] , and that's purely a guess. PUBLIC COMMENTS: None. BOARD DISCUSSION: Brief conversation regarding turning lanes. Motion: Approve: with staff recommendations, including a southbound left turn lane and a right-hand deceleration lane going north. Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 4 | P a g e Motioner –– O’Dell - Second – Lounds RESULT:APPROVE MOVER:Board Member Billy O'Dell SECONDER:Board Member Ed Lounds AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None B.Central County Water Reclamation Facility (WRF) - Rezoning from the IH (Industrial, Heavy) and IL (Industrial, Light) Zoning Districts to the U (Utilities) Zoning District.- THIS ITEM IS QUASI-JUDICIAL STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented on the proposed request from Jill Grimaldi, BCES, with Kimley-Horn, on behalf of St. Lucie County to rezone a portion of a parcel from the Industrial, Heavy and Industrial, Light zoning districts to the Utility zoning district. The site comprises +/-37 acres in the northern portion of a +/-90.55-acre parcel fronting on the east side of I-95, south of the County Landfill. The property is centrally located within the County and provides proximity to future growth areas, including the Range Line Road and Glades Cut-off Road corridors, and the Fairgrounds area. The presentation included information regarding current zoning (IH), location, environmental report, survey, maps, WRF supplemental sheet. Staff concluded that the requested change in zoning is not in conflict with any portions of the Land Development Code and Comprehensive Plan. BOARD DISCUSSION WITH STAFF: Vice-Chair Slay asked what facility would service this area. Mr. Benton replied, in the short term, the facility would interconnect with existing and expandable lines. It would serve the County service territory out west on Midway Road. It could serve along State Road 70 up toward the Creekside area in the future within our service territory. Conversation continued regarding FPUA. Commissioner Lounds asked if this is wastewater and if the unit that's on or out by the county fairgrounds is potable water. Mr. Benton confirmed that it is wastewater and then deferred the remainder of the question to the Utility department. Jill Grimaldi, with Kimley- Horn, 445 24th Street, Suite 200 Vero Beach, clarified that the project that came before them in the Fall was for a potable water treatment plant, not wastewater. Commissioner Lounds followed up with, are there plans to use deep water injection of the wastewater. Ms. Grimaldi replied that there is an existing deep injection well that's been in use by Tropicana for many years. The County has taken ownership of that site with the intention to utilize it for effluent disposal until such time that reclaimed customers are online. The primary disposal when those customers are in place would be reclaimed water, and the Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 5 | P a g e deep injection well would be backup for the fully treated effluent. Conversation continued regarding the depth of the wells (3000ft) and testing requirements, and reclaimed water. Vice-Chair Slay asked will there be any impacts between the dump next door and runoff there and wastewater. Ms. Grimaldi answered no. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner Lounds made a comment encouraging the County to use as much reused water for development for irrigation purposes. Motion: Approve with Staff recommendations. Motioner –– Lounds - Second – O’Dell RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Billy O'Dell AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None C.FPUA Gas Transmission Station Rezoning from the AG-1 (Agricultural-1) Zoning District to the U (Utilities) Zoning District.- THIS IS A QUASI JUDICIAL ITEM STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented a presentation on the proposed request from Alejandro Toro, representing Haley Ward, Inc. applied on behalf of FPUA to rezone a portion of a parcel from the Agricultural-1 zoning district to the Utilities zoning district. The development site proposed for the rezoning comprises one acre in the northern portion of a +/-25.75-acre parcel fronting on the west side of Alco Road, approximately 1/2 mile south of the intersection of I-95 & Indrio Rd. The presentation included information regarding current zoning (AG-1), location, environmental report, survey, maps, and FPUA Gas Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 6 | P a g e Transmission supplemental sheet. Staff concluded that the requested change in zoning is not in conflict with any portions of the LDC and Comprehensive Plan. BOARD DISCUSSION WITH STAFF: None. APPLICANT PRESENTATION: None. BOARD DISCUSSION WITH APPLICANT: None. PUBLIC COMMENTS: None. BOARD DISCUSSION: Commissioner Bradley asked staff to elaborate on the county code. Mr. Benton replied, the County's Land Development Code prescribes a minimum treatment of a planted hedge as well as some trees that screen any vehicle or use areas from the right of way. Motion: Approve Motioner –– Lounds - Second – Neese RESULT:APPROVE MOVER:Board Member Ed Lounds SECONDER:Board Member Larry Neese AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None EXCUSED:None D.Meritage Calvary Church PUD Rezoning & Preliminary Planned Development Plan - THIS IS A QUASI-JUDICIAL ITEM STAFF PRESENTATION: Kori Benton, Planning Manager, with Planning and Development Services. Mr. Benton stated that all public notification requirements were met per St. Lucie County Land Development Code Section 11.00.03. Mr. Benton presented a presentation on the proposed request for a Planned Unit Development (PUD) Rezoning & Preliminary Site Plan for a townhome community, including up to 159 units, stormwater ponds, landscape buffers, Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 7 | P a g e onsite preserve areas, and recreational amenities on 32.92 acres to be known as the Meritage Calvary Church PUD. The petition property is located on Dyer Rd., approximately 400 feet east of US Hwy. 1. Potable water and wastewater service for the development would be provided by PSLU. The property has an underlying Future Land Use Map (FLUM) designation of RU (Residential, Urban) and the applicant is requesting 4.8 dwelling units per acre, close to the maximum density allowed by the RU category. The presentation included information regarding current zoning (RF/Religious Facilities), location, environmental impact report, landscaping, traffic impacts, and the preliminary development Plan. Staff recommended the Planning and Zoning Commission recommend approval with conditions of the proposed PUD and Preliminary Development Plan to the Board of County Commissioners. BOARD DISCUSSION WITH STAFF: Commissioner Bradley asked the distance from Dyer Road to Prima Vista. Mr. Benton stated that the approximate distance is right at .24 miles. Commissioner Bradley inquired about the staff report and all the comments from staff regarding does it meet the Country’s standards of review. Mr. Benton stated that the proposed project has been under review for several months, with discussions focused on reducing density for environmental preservation and addressing transportation impacts. The site is currently zoned for religious facilities, limiting its use options. Staff is evaluating the project based on compatibility, site characteristics, and surrounding areas, particularly given its location near US1, the St. Lucie River, and the Savannas. There are concerns about the impact on environmental assets, traffic, and the surrounding community. Staff have also considered factors like infrastructure costs and the applicant's economic considerations. While the project proposes a density of 4.8 units per acre, staff still has concerns regarding its environmental and traffic effects. There has been significant dialogue with the applicant, and the report highlights potential opportunities for a residential PUD but raises concerns about compatibility and environmental impacts. Conversation continued. Commissioner O’Dell asked about the concurrency deferral affidavit. Mr. Benton replied with any rezoning petition that it doesn't have a final site plan or a conditional use permit, the code is structured to seek a concurrency deferral affidavit because impacts on the public facilities could change. Commissioner Lounds asked for staff to pull up an aerial of the property with surrounding areas and wanted to know what the primary zoning area around it is. Mr. Benton answered single family typology. Conversation continued regarding trees, water flow, and expansion of drainage facilities. Commissioner Bradley asked if the traffic study took into consideration the two developments in the area (Silver Oaks PUD & Prima Vista Commons). Mr. Benton responded that the traffic analysis for the proposed project considered the area's growth rate and approved trips, including Silver Oaks and Prima Vista Commons. A noted traffic issue at Prima Vista is an existing deficiency in the southbound left turn lane onto US Highway 1, which could be addressed with additional signal updates, milling, and resurfacing, funded by impact fees from projects like Prima Vista Commons. However, traffic patterns for Silver Oaks are uncertain, as past reports rely on a hypothesis and don't account for actual resident behaviors. The traffic analysis for Silver Oaks, approved years ago, assumes most traffic will flow through Tilton Rd., not Dyer Rd.. Once the projects are built and residents occupy them, Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 8 | P a g e more accurate traffic behavior will be understood. Conversation continued regarding traffic and intersection. Vice Chair Slay added, we're not considering the possibility of the Lennard Road extension connecting there. As Mr. Bradley mentioned, we might assume all traffic is going west, but if a major road like that leads into Silver Oaks Drive, it could become a main traffic hub. Mr. Benton stated that a major hub would have higher traffic volumes, like Green River Parkway, which helps alleviate congestion on US-1. Decades ago, there was a plan to extend Lennard Road, but it was shelved due to community opposition and cost. The roadway project is still in the right-of-way protection plan for future consideration. If developed, it could increase traffic and potentially lead developers to propose changes for better connectivity. Conversation continued. Commissioner Neese asked if Dyer Road meets St. Lucie County Road Standards. Mr. Benton replied, not currently. Conversation continued. APPLICANT PRESENTATION: Leah Heinzelman with Cotleur & Hearing, on behalf of the applicant Meritage Homes gave a presentation proposing a Planned Unit Development (PUD) Rezoning & Preliminary Site Plan for a townhome community. Meritage Homes, a developer focused on affordable housing, aimed to design Vista Oaks for first-time homebuyers and those transitioning between homes. The site, located east of I-95, is near the St. Lucie River and Savannah Preserve State Park. The proposed density of 4.83 units per acre is below the maximum allowed, aligning with surrounding residential and commercial areas. The property, currently zoned for religious facilities, was originally approved for PUD rezoning. This change would help transition from the commercial corridor along US-1 to less intense residential uses, addressing the housing crisis in St. Lucie County. The design preserves over 16 acres of wetlands, buffers, and tree islands, creating a habitat for native wildlife. Vista Oaks includes open spaces, walking trails, and pedestrian access along Dyer Road. The community features conservation areas, green spaces around townhomes, and plans for water quality control. It also offers recreational trails, a school bus stop, and traffic improvements like a US-1 turn lane. The development includes 159 townhouses and has held two neighborhood meetings to address concerns, resulting in design adjustments. The project is seen as a valuable addition to the community. Shaun MacKenzie, with MacKenzie Engineering and Planning, with over 20 years of experience in traffic engineering, explained that the driveway for Vista Oaks was close to US- 1, about a tenth of a mile away. He believed that traffic would exit the site and use a U-turn on US-1 to travel south, which would provide a regional benefit. Without this U-turn, drivers would have to travel nearly two miles to reach a congested intersection. The U-turn option, along with another opportunity a half a mile away, would make travel easier and faster, benefiting not only Vista Oaks residents but also others traveling south on US-1. Mike Duluth from Kimley Horn discussed the proposed drainage plan for the Vista Oaks site. Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 9 | P a g e The site’s stormwater flows from north to south, eventually reaching the St. Lucie River via the Hogpen Canal. The drainage design includes large dry retention areas along the site’s perimeter and a central pond to capture runoff before it discharges to the canal. From the initial analysis, they have reduced the flow from the site by 80%, lowering the peak discharge from 75 cubic feet per second to 15. Additionally, the design reduces nutrient loading, achieving a 71% reduction in nitrogen and 83% reduction in phosphorus. These measures lead to significant improvements in both stormwater quantity and quality. Jennifer Acevedo from Aquatic Research discussed the environmental aspects of the Vista Oaks site. She highlighted the unique opportunities for restoration, particularly in addressing the site's wetlands and native uplands. The wetlands, especially Wetland 1 and Wetland 2, are heavily impacted by invasive Melaleuca trees. Melaleuca is a harmful species, and their removal will open up opportunities for bird nesting and restore the wetland's ecological balance. The tree islands, which provide crucial habitats for wading birds, will benefit from this restoration. The site also includes native uplands, including scrubby flatwoods and pine flatwoods, which are being preserved. The LDR requires 15% preservation of native uplands, and the team plans to exceed this by preserving over 2 acres, including restoring a 50-foot buffer around the wetland and adding 0.61 acres of scrubby flatwoods. For tree preservation, they initially considered alternative mitigation but found it challenging to meet the LDR's requirements. Instead, they opted to work with engineers to microsite the area and preserve as many trees as possible. The plan aims to restore the site’s ecological function while meeting regulatory requirements. Leah Heinzelman stated that Vista Oaks was a unique community that aligned with the existing land use designation, preserved wetland habitats, and offered affordable living options near an urban core. It provided more than just 159 townhouses; it gave families the chance to live in a preservation-focused community. The restoration and improvements made to the site enhanced not only the surrounding area but also St. Lucie County as a whole. In conclusion, the request to the Planning and Zoning Board was for a recommendation of approval to rezone Vista Oaks to a PUD from the religious facilities zoning district. The team appreciated the staff’s recommendations and was open to working with staff and the board on any conditions for approval. BOARD DISCUSSION WITH APPLICANT: Commissioner Lounds asked Mr. Duluth if the water coming off this piece of property was going to flow to the south. Mr. Duluth said that’s correct and then conveyed east towards the Hogpen Canal. Commissioner Lounds followed up with how much water will be coming off your property with a two-inch rain. Mr. Duluth answered the peak discharge from the site was reduced by approximately 80%, from 75 cubic feet per second to 15 cubic feet per second, for a storm event greater than two inches of rain. Conversation continued regarding rain, runoff, retention ponds, and the overall impact of the drainage plan. Commissioner Bradley asked had Mr. Duluth had ever been to the site. Mr. Duluth said no. Conversation continued regarding drainage paths, conservation of water to the wetland, current functionality of the canal along Dyer Road and its capacity. Commissioner Bradley asked who operates the eastern canal. Mr. Duluth stated that the Hogpen Canal Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 10 | P a g e belongs to the County. Conversation continued where the water is actually going, and if there could be better options. Vice Chair Slay asked if the plan would reduce the flow to the canal by roughly 80%, would it lessen the impact on nearby areas, like Spanish Lakes, and prevent further flooding. The improvements would help manage water more effectively, but there were concerns about future developments, such as the Lennard Road extension and its potential impact on the water flow. The concern was whether rerouting the water would work well long-term, especially with continued growth. Mr. Duluth responded that the plan does not propose any rerouting of water. It aims to maintain the existing drainage path, while connecting to the same canal the property currently drains into. The goal is to preserve historic drainage patterns and reduce discharge by 80%. PUBLIC COMMENTS: Courtney Santorella - 1050 TILTON RD Michelle K Nelson - 1685 MACQUILLEN RD Milton George Behrens II - 7120 SHANAS TRL Florence Bessemer - 1103 TILTON RD Chris Stahuski - 7201 SHANAS TRL Susan M Kane - 2315 TILTON RD/ 7550 SHANAS TRL Lynda G Dawson - 2565 FORGOTTEN LN Christine Johnson - 7500 SHANAS TRL Darrell Dunhill - 7221 SHANAS TRL Residents voiced concerns about the potential development in their community, emphasizing several key issues: 1. Environmental Impact: Many voiced concerns about the disruption to local ecosystems, including the loss of wildlife habitats (e.g., for sandhill cranes, otters, and turtles). They highlighted the importance of wetlands, natural water flow, and vegetation like Melaleuca and Brazilian pepper trees, which provide food for bees and help manage water runoff. 2. Traffic and Safety: There were significant worries about increased traffic, especially near equestrian areas. Residents feared for the safety of horses and riders with the proposed developments. They also raised concerns about already congested roads and inadequate infrastructure, which could worsen with additional traffic from new housing. 3. Flooding and Drainage: Several residents reported ongoing flooding issues in the area, citing that new development could exacerbate these problems. They mentioned the impact of water runoff and drainage issues, with some properties already suffering from flooding. 4. Community and Lifestyle Preservation: The residents emphasized that the area is unique and should be preserved as an agricultural and equestrian community. They expressed frustration with developers continuously seeking to alter the character of the neighborhood, urging for stronger measures to protect it. 5. Development's Impact on Property and Livelihood: Some residents mentioned the strain new developments would place on existing infrastructure, such as roads, Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 11 | P a g e utilities, and the natural environment, which they feel is not being adequately addressed by the county. Overall, residents requested that the commissioners vote against the proposed developments to protect their community's environment, safety, and quality of life. BOARD DISCUSSION: Commissioner O’Dell stated that the project has several concerns: it doesn’t align with the neighborhood's agricultural and equestrian character, has an unsafe traffic pattern, lacks an adequate stormwater plan, and raises environmental issues regarding wetlands. Additionally, there is no enforceable agreement for the proposed traffic improvements, meaning taxpayers would foot the bill. Commissioner Lounds asked the date that the Silver Oaks PUD project came before the board. Mr. Benton answered the project timeline dates to 1992, with various iterations over the years. The current development form began around 2008-2009. A developer's agreement for the Silver Oaks PUD was modified between 2018-2019, which restated the dedication of right-of-way and land to St. Lucie County, reviewed density, roadway commitments, and impact fee credits. The PUD and site plan have been in place for many years. Conversation continued as Commissioner Lounds stated that Silver Oaks should have never been approved, and the board can correct that mistake by rejecting this proposed PUD. Vice Chair Slay agreed that Silver Oaks should have never been approved, and that he cannot support this project. Commissioner Neese stated that while the environment is important, the real concern here is the impact on the people who live in the area. The residents, who are taxpayers, see their environment being destroyed, and that needs to be prioritized. Chair Binner starts with thank you all for sharing your concerns. His main issue is that this project doesn't fit the neighborhood, especially with the high density and the unsafe traffic conditions. Asking people to navigate Dyer Road, making a U-turn across fast-moving traffic, just doesn't make sense. He also stated he would be voting no on this. Commissioner Bradley stated that he’s looked at projects like this before, and while traffic and drainage are important, this feels like modern-day suppression. Commissioner Bradley asked if this really what our citizens want. Do they want to be stuck in townhomes where they can’t play with their kids or must worry about traffic all the time. Motion: Deny Motioner –– Bradley - Second – Slay RESULT:DENY MOVER:Board Member Joshua Bradley SECONDER:Board Member Lawrence Slay AYES:Ed Lounds, Billy O'Dell, Ryan Binner, Larry Neese, Joshua Bradley, Lawrence Slay NAYS:None Planning & Zoning Commission MeetingThursday, March 20, 2025 6:00 PM 12 | P a g e EXCUSED:None 10.WORKSHOPS None. 11.OTHER BUSINESS None. 12.ADJOURN There being no further business to be brought before the Board, the meeting was adjourned @ 8:52pm.