[00:00:08]
I PLEDGE ALLEGIANCE TO THE FLAG OF THE UNITED STATES OF AMERICA AND TO THE REPUBLIC FOR WHICH IT STANDS.ONE NATION UNDER GOD, INDIVISIBLE, WITH LIBERTY AND JUSTICE FOR ALL.
THANK YOU. ROLL CALL COMMISSIONERS COMMISSIONER JAWAD.
HERE. COMMISSIONER ERRECA. HERE. OVERSEEING CHAIR SPYCHER.
HERE. AND CHAIRMAN RAMIREZ AND VICE CHAIRMAN TATUM DID EXCUSE THEMSELVES.
AND, MR. CHAIR, YOU HAVE A QUORUM. THANK YOU.
MOVING FORWARD, WE'RE GOING TO ASK FOR APPROVAL OF MINUTES BEFORE THAT.
[4. APPROVAL OF MINUTES]
IF ANYBODY FROM THE PUBLIC WOULD LIKE TO COMMENT ON THE MINUTES, THIS WOULD BE YOUR TIME TO DO SO.I'LL MAKE THE MOTION WE APPROVE THE MINUTES AS PRESENTED. WE HAVE A MOTION.
SECOND. AND A SECOND. ALL IN FAVOR? AYE. OPPOSED PASSES UNANIMOUSLY.
NOW, MOVING ON TO PUBLIC COMMENT, IF ANYBODY WOULD LIKE TO COMMENT ON SOMETHING THAT'S NOT ON TODAY'S AGENDA, NOW WOULD BE THE TIME TO DO SO. SEEING NONE, WE'RE GOING TO CLOSE PUBLIC COMMENT AND MOVE ON TO PUBLIC HEARINGS.
[6. PUBLIC HEARING(S)]
ITEM A. EXTENSION NUMBER EXT26-020. GOOD MORNING COMMISSION. MY NAME IS RICARDO MERCADO AND I'M THE PROJECT PLANNER FOR THE PROJECT.BEFORE YOU, EXTENSION APPLICATION X26-020 FOR MAJOR SUBDIVISION, NUMBER MAS23-001, ALSO KNOWN AS RIVER REACH ESTATES, FOR THE APPLICANT, BHUPINDER SAHOTA.
THE PROJECT IS A REQUEST TO EXTEND THE EXPIRATION DATE OF THE TENTATIVE SUBDIVISION MAP FOR MAJOR SUBDIVISION MAS23-001 BY TWO YEARS FROM AUGUST 14TH, 2026 TO AUGUST 14TH, 2028. THE ORIGINAL APPLICATION WAS A REQUEST TO SUBDIVIDE A 23.8 ACRE PARCEL INTO 19 SINGLE FAMILY RESIDENTIAL ONE ACRE LOTS WITH A STORM DRAINAGE BASIN.
IDENTIFIED AS ASSESSORS. PARCEL NUMBER APN140-170-068.
THIS NEXT SLIDE WE HAVE A BIT OF PROJECT HISTORY.
THE ORIGINAL MAP WAS INCLUDED AS AN APPROVAL FROM MAJOR SUBDIVISION NUMBER MAS04-003, AND THAT WAS THE ORIGINAL RIVER REACH ESTATES AND THAT WAS APPROVED BY THE PLANNING COMMISSION ON FEBRUARY 25TH, 2005, AND IT WAS AN IDENTICAL THING TO SUBDIVIDE 23 ACRES INTO 19 ONE ACRE RESIDENTIAL LOTS WITH THE DRAINAGE BASIN.
THE LIFE OF THAT TENTATIVE SUBDIVISION MAP WAS EXTENDED SEVERAL YEARS THROUGH STATUTORY AND DISCRETIONARY EXTENSIONS, BUT ULTIMATELY THE TENTATIVE MAP WAS NOT RECORDED BEFORE THE LAST EXPIRATION DATE.
THEREFORE, THE SUBDIVISION EXPIRED ON SEPTEMBER 9TH, 2022.
THE NEW TENTATIVE SUBDIVISION MAP, AND WHEN WE'RE PROCESSING MAS23-001, WAS APPROVED BY THE PLANNING COMMISSION ON AUGUST 14TH, 2024 WITH IDENTICAL PROPOSALS SUBDIVISION OF A 23.28 ACRE PARCEL INTO 19 ONE ACRE PARCELS WITH THE STORM DRAINAGE BASIN.
IF APPROVED THIS WOULD BE THE FIRST DISCRETIONARY EXTENSION THAT THIS TENTATIVE SUBDIVISION MAP WOULD RECEIVE AND WOULD EXHAUST, TWO OF THE SIX AVAILABLE YEARS FOR DISCRETIONARY EXTENSIONS FOR THE MAP.
THIS NEXT SLIDE WE HAVE A VICINITY OF THE PROJECT SITE.
THE SITE IS SURROUNDED PRIMARILY BY RURAL RESIDENCES AND AGRICULTURAL LAND, WITH CRESSEY BEING LOCATED TO THE NORTH WEST SIDE OF THE SITE. HERE WE HAVE A CLOSER AERIAL IMAGE OF THE PROJECT SITE.
THE SITE IS CURRENTLY FALLOW WITH NO INFRASTRUCTURE SITE IMPROVEMENTS BEING IN PLACE.
THE SITE IMPROVEMENTS WERE CONDITIONS OF APPROVAL SET BY THE DEPARTMENT OF PUBLIC WORKS.
THIS NEXT SLIDE WE HAVE THE PROPOSED TENTATIVE MAP.
IT'S ALSO INCLUDED AS ATTACHMENT A IN THE STAFF REPORT.
[00:05:12]
MOVING FORWARD TO GENERAL PLAN AND ZONING CONSISTENCIES.THE PROJECT INVOLVES THE EXTENSION OF AN EXPIRATION DATE OF AN APPROVED TENTATIVE SUBDIVISION MAP IN THE CRESSEY AREA THAT WAS FOUND TO BE CONSISTENT WITH THE GOALS AND POLICIES OF THE GENERAL PLAN AND ZONING CODE AT THE TIME OF APPROVAL.
THERE HAVE BEEN NO SUBSTANTIAL CHANGES TO THE RIVER REACH ESTATES PROJECT SITE OR SURROUNDING AREAS SINCE THE MAP WAS APPROVED BY THE PLANNING COMMISSION, NOR ANY SUBSTANTIAL CHANGES TO THE CHARACTERISTICS OF THE PROJECT AS A RESULT OF THIS EXTENSION REQUEST.
TENTATIVE MAP SHALL EXPIRE 24 MONTHS AFTER ITS APPROVAL, AFTER THE 24 MONTHS OF PERIOD AND APPROVED TENTATIVE MAP MAY BE EXTENDED BY A LEGISLATIVE BODY FOR A PERIOD OR PERIODS OF NOT TO EXCEED A TOTAL OF SIX YEARS.
THIS DISCRETIONARY EXTENSION, AGAIN, IF APPROVED, WOULD EXHAUST TWO OF THE SIX AVAILABLE YEARS OF DISCRETIONARY EXTENSIONS THE TENTATIVE MAP WOULD BE ELIGIBLE FOR. MOVING FORWARD TO ENVIRONMENTAL REVIEW ON AUGUST 14TH, 2024.
THE PLANNING COMMISSION ADOPTED THE MITIGATED NEGATIVE DECLARATION FOR MAJOR SUBDIVISION MAS23-001.
STAFF HAS DETERMINED THAT PURSUANT TO SECTION 15162 SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES, NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED SINCE THERE HAVE BEEN NO CHANGES TO THE PROPOSED PROJECT ENVIRONMENTAL CHARACTER OF THE SITE OR SURROUNDING AREA.
NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED IN THE MERCED COUNTY TIMES AND MAILED TO OWNERS WITHIN 300FT OF THE PROJECT SITE ON SEPTEMBER 10TH, 2026. NO COMMENTS WERE RECEIVED BY STAFF. ADDITIONALLY, STAFF RECEIVED NO NEW COMMENTS FROM AGENCIES.
SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES AND TO APPROVE EXTENSION APPLICATION EXT26-020 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT. THIS NOW CONCLUDES STAFF'S PRESENTATION, AVAILABLE FOR QUESTIONS.
THANK YOU. DO WE HAVE ANY QUESTIONS FOR STAFF? SEEING NONE, WE'LL OPEN UP FOR PUBLIC COMMENT.
IF ANYBODY WOULD LIKE TO COME COMMENT ON THIS OR HAVE ANY QUESTIONS, NOW WOULD BE THE TIME TO DO SO.
SEEING NONE, WE'RE GOING TO CLOSE PUBLIC COMMENT AND BRING IT BACK TO THE COMMISSION.
WHAT'S THE WILL AND DESIRE? I'LL MAKE A MOTION TO DETERMINE NO FURTHER ENVIRONMENTAL REVIEW IS REQUIRED PURSUANT TO SECTION 15162 SUBSEQUENT EIRS AND NEGATIVE DECLARATIONS OF THE CEQA GUIDELINES. THANK YOU. WE HAVE A MOTION. DO WE HAVE A SECOND? SECOND.
WE HAVE A MOTION AND A SECOND. ALL IN FAVOR, SAY AYE.
AYE. OPPOSED? PASSES UNANIMOUSLY. NOW OH. DO WE NEED THE SECOND ONE OR IS JUST ONE? NO. THERE'S TWO. OKAY. PERFECT. NOW MOVING ON.
TO ITEM B, ADMINISTRATIVE PERMIT. THERE'S. ITEM B HAS BEEN CONTINUED TO THE OCTOBER 14TH MEETING.
THANK YOU. YOU STILL HAVE TO MAKE A MOTION. YEAH.
THERE'S ANOTHER MOTION. YEAH, THAT'S WHAT I WAS ASKING BUT IT WENT OFF THE SCREEN.
YOU DID CEQA THANK YOU. YOU'RE WELCOME. YEAH.
WE WE STILL NEED A ON THE SECOND ONE. PERFECT.
YEAH. THAT'S WHAT I WAS ASKING. THEN IT WENT AWAY. SO. I'LL MAKE A MOTION TO APPROVE EXTENSION APPLICATION NUMBER EXT26-020 TO MAJOR SUBDIVISION NUMBER MS23-001 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT.
THANK YOU. DO WE HAVE A SECOND? SECOND. ALL IN FAVOR, SAY AYE.
AYE. OPPOSED. PASSES UNANIMOUSLY. ITEM B HAS BEEN CONTINUED TO THE OCTOBER 14TH MEETING.
AND NOW, MOVING ON TO ITEM Z. ZONE VARIANCE NUMBER ZV26-007.
THANK YOU CHAIR. GOOD MORNING COMMISSIONERS. MY NAME IS ANNA BROWNING AND THIS PROJECT IS ZONE VARIANCE NUMBER ZV26-007 AND MINOR SUBDIVISION NUMBER MS24-015. FOR THE APPLICANT, CHARLENE PARISH.
THE PROJECT IS A REQUEST TO VARY FROM THE RESIDENTIAL DEVELOPMENT STANDARD SET FORTH IN SECTION 18.12.030, WHICH REQUIRES PARCELS WITHIN THE R-1 SINGLE FAMILY RESIDENTIAL ZONE TO FRONT A PUBLICLY MAINTAINED STREET AND TO SUBDIVIDE ONE APPROXIMATELY 5.58 ACRE PARCEL INTO FOUR
[00:10:04]
PARCELS, RESULTING IN PARCEL 12.04 ACRES. PARCEL 2 2.13 ACRES.PARCEL THREE, APPROXIMATELY 0.66 ACRES AND PARCEL FOUR APPROXIMATELY 0.77 ACRES.
THIS IS THE VICINITY OF THE PROJECT SITE. THE SITE IS OUTLINED IN RED AND CONSISTS OF ONE PARCEL LOCATED ON THE NORTH SIDE OF EAST STATE HIGHWAY 140, APPROXIMATELY 325FT EAST OF NORTH EASY STREET IN THE MERCED CITY PLANNING AREA.
ALSO FORMERLY KNOWN AS THE CELESTE SPECIFIC URBAN DEVELOPMENT PLAN AREA.
THE PROJECT SITE IS SPLIT ZONED, WITH THE NORTHERN HALF BEING DESIGNATED LOW DENSITY RESIDENTIAL AND ZONED R-1 SINGLE FAMILY RESIDENTIAL AND THE SOUTHERN HALF BEING DESIGNATED GENERAL COMMERCIAL AND ZONED C2 GENERAL COMMERCIAL.
ACCORDING TO GOOGLE IMAGERY, THE DEVELOPMENT HAS EXISTED ON THE PROJECT SITE SINCE AT LEAST 1998.
THESE RESIDENCES ARE ALL CONNECTED TO THE CITY OF MERCED FOR WATER AND SEWER SERVICES.
PROPOSED PARCELS ONE AND TWO WOULD REMAIN VACANT AT THIS TIME.
THE CITY OF MERCED HAS INDICATED THAT NO WATER AND SEWER SERVICES WOULD BE AVAILABLE FOR THESE PROPOSED PARCELS, BUT DOMESTIC WELLS AND SEPTIC SYSTEMS MAY BE INSTALLED INSTEAD.
GIVEN THAT SERVICES ARE UNAVAILABLE, THE APPLICANT MUST HAVE EACH PROPOSED PARCEL BE A MINIMUM OF ONE ACRE TO SUPPORT A SEPTIC SYSTEM, PER THE LOCAL AGENCY MANAGEMENT PLAN IMPLEMENTED BY THE MERCED COUNTY DIVISION OF ENVIRONMENTAL HEALTH.
A NOTE SHALL BE PLACED ON THE FINAL MAP THAT ANY FUTURE DIVISION OF PROPOSED PARCELS, ONE AND TWO, SHALL REQUIRE INSTALLATION OF THE APPLICABLE DELL STREET IMPROVEMENTS OR ANNEXATION INTO THE CITY OF MERCED.
AND THE DEPARTMENT OF PUBLIC WORKS ARE WILLING TO ACCEPT THE ROAD.
HERE IS THE EXISTING 15 FOOT ROAD EASEMENT THAT BENEFITS THE PARCELS NORTH OF THE PROJECT SITE.
THIS IS AN IMAGE OF THE ROAD EASEMENT KNOWN AS DELL STREET, WHICH IS CURRENTLY PAVED WITH ASPHALT AND DEVELOPED WITH ROAD MARKINGS AND A STOP SIGNAGE BEFORE ENTERING INTO HIGHWAY 140. ONCE AGAIN, THE APPLICANT IS REQUESTING TO USE THIS ROAD EASEMENT TO ACCESS PROPOSED PARCELS ONE AND TWO. HERE IS AN ASSESSOR'S PARCEL IMAGE THAT SHOWS THE PROJECT SITE HIGHLIGHTED IN BLACK.
DELL STREET RUNS WEST OF THE PROJECT SITE AND ALSO BENEFITS THE TWO PARCELS NORTH AND NORTHWEST OF THE PROJECT SITE I HIGHLIGHTED IN RED, WHICH ARE ZONED R2 FOR TWO FAMILY RESIDENTIAL AND R1 FOR SINGLE FAMILY RESIDENTIAL.
MOVING FORWARD, THE PROJECT IS CONSISTENT WITH APPLICABLE GOALS AND POLICIES OF THE MERCED COUNTY GENERAL PLAN, INCLUDING BUT NOT LIMITED TO GOAL LU 1 LU 7 POLICY LU 7.1 AND LU 7.6. REGARDING INFILL DEVELOPMENT AND CONSULTATION WITH THE CITY.
THE PROJECT IS ALSO CONSISTENT WITH THE SUBDIVISION MAP ACT IN TITLE 17.
ADDITIONALLY, THE PROPOSED PARCEL SIZES WOULD MEET AND EXCEED THE MINIMUM PARCEL SIZE REQUIREMENTS OF THE R1 SINGLE FAMILY ZONING DISTRICT AS OUTLINED IN THE ZONING CODE, AND THERE IS NO MINIMUM PARCEL SIZE REQUIREMENT FOR THE C-2 GENERAL COMMERCIAL ZONE DISTRICT.
PURSUANT TO MERCED COUNTY ZONING CODE, SECTION 18.126.050 AND GOVERNMENT CODE, SECTION 65906.
TO QUICKLY SUMMARIZE, THE PROJECT IS LOCATED WITHIN THE CELESTE AREA WHERE EXISTING PUBLIC INFRASTRUCTURE IS LIMITED AND DELL STREET CURRENTLY FUNCTIONS AS A PRIVATE ACCESS EASEMENT RATHER THAN A PUBLICLY MAINTAINED ROADWAY. ADDITIONALLY, A SEPARATE PARCEL NEAR STATE HIGHWAY 140 IS NOT INCLUDED IN THE PROPOSED SUBDIVISION AND WOULD NOT BE REQUIRED THROUGH THE SUBDIVISION TO DEDICATE ITS CORRESPONDING PORTION OF THE FUTURE 64 FOOT RIGHT OF WAY.
THE PROPOSED SUBDIVISION IS PRIMARILY INTENDED TO CORRECT EXISTING PROPERTY LINES AND SEPARATE THE PROPERTY'S EXISTING R-1 RESIDENTIAL ZONING FROM ITS C-2 COMMERCIAL ZONING, RATHER THAN CREATE ADDITIONAL RESIDENTIAL DENSITY.
[00:15:03]
THE RESTRAINTS ON THE PROJECT SITE, SUCH AS LACK OF WATER AND SEWER SERVICES, DO NOT ALLOW THE APPLICANT TO SUBDIVIDE TO THE DENSITY DESIGNATIONS MAXIMUM DENSITY.DUE TO THE LACK OF AVAILABLE SERVICES, THE PROJECT CAN ONLY BE DEVELOPED AT ONE HOME PER NET ACRE.
NUMBER THREE, APPROVING THE VARIANCE WOULD NOT CONSTITUTE A SPECIAL PRIVILEGE.
THE VARIANCE IS BASED ON THE PROPERTY'S UNIQUE ACCESS, ROADWAY INFRASTRUCTURE AND PHYSICAL CONSTRAINTS, AND IS LIMITED TO ALLOWING DELL STREET TO REMAIN A PRIVATE ACCESS EASEMENT AND DEFERRING THE APPLICABLE ROADWAY IMPROVEMENTS.
THE VARIANCE IS LIMITED TO THE REQUIREMENT THAT R-1 PARCELS FROM A PUBLICLY MAINTAINED STREET, AND DOES NOT AUTHORIZE A CHANGE IN LAND USE, INCREASE THE ALLOWABLE RESIDENTIAL DENSITY, OR PERMIT A USE THAT IS OTHERWISE PROHIBITED BY THE ZONING CODE. ANY FUTURE DEVELOPMENT WOULD BE TO COUNTY STANDARDS.
MINOR ALTERATIONS IN LAND USE LIMITATIONS OF THE CEQA GUIDELINES.
THE PROJECT INVOLVES A MINOR ALTERATION OF LAND USE LIMITATIONS THROUGH A VARIANCE FROM THE RESIDENTIAL DEVELOPMENT STANDARD, REQUIRING PARCELS WITHIN THE R-1 SINGLE FAMILY RESIDENTIAL ZONE TO FRONT A PUBLICLY MAINTAINED STREET.
THE PROPOSED PROJECT WOULD SUBDIVIDE AN APPROXIMATELY 5.5 ACRE PARCEL INTO FOUR PARCELS.
THE VARIANCE WOULD ONLY MODIFY THE MANNER IN WHICH THE RESULTING PARCELS ARE REQUIRED TO OBTAIN FRONTAGE ACCESS, AND WOULD NOT CHANGE THE UNDERLYING RESIDENTIAL OR COMMERCIAL LAND USE DESIGNATIONS, OR SUBSTANTIALLY INCREASE THE ALLOWABLE DENSITY OR INTENSITY OF THE DEVELOPMENT.
NOTICE OF THIS PUBLIC HEARING WAS PUBLISHED IN THE MERCED COUNTY TIMES AND MAILED TO PROPERTY OWNERS WITHIN 300FT OF THE PROJECT SITE ON SEPTEMBER 10TH, 2026. STAFF RECEIVED NO COMMENTS. GIVEN ALL THE INFORMATION PROVIDED TODAY, STAFF HAS TWO RECOMMENDATIONS.
MINOR ALTERATIONS IN LAND USE LIMITATIONS OF THE CEQA GUIDELINES AND APPROVE ZONE VARIANCE NUMBER ZV26-007 AND MINOR SUBDIVISION NUMBER MS24-015 BASED ON THE FINDINGS INCLUDED IN THE STAFF REPORT AND SUBJECT TO THE RECOMMENDED CONDITIONS OF APPROVAL.
THIS CONCLUDES STAFF'S PRESENTATION. THANK YOU.
I HAD A QUESTION. YES. I'M NOT SURE IF I DIDN'T CATCH YOU, BUT WHERE WOULD THE ACCESS BE IF YOU COULD SHOW ME ON THE THE MAP, THE ACCESS TO PARCEL TWO AND PARCEL ONE.
ACCESS TO PROPOSED PARCEL TWO AND ONE WOULD BE THROUGH THE EXISTING.
YOU CAN'T SEE. ACCESS TO PROPOSED PARCEL TWO AND ONE WOULD BE THROUGH THE EXISTING ROAD EASEMENT KNOWN AS DELL STREET, WHICH IS THE WHITE LINE. I SEE. WEST OF THE PROJECT SITE.
IT'S CURRENTLY A 15 FOOT ROAD EASEMENT THAT BENEFITS THE TWO PARCELS HIGHLIGHTED IN RED.
I SEE OKAY, THANK YOU. THANK YOU. ANY OTHER QUESTIONS FOR STAFF? SEEING NONE, WE'LL OPEN UP FOR PUBLIC COMMENT.
WOULD ANY MEMBER OF THE PUBLIC LIKE TO COME AND COMMENT ON THIS PROJECT? IF YOU COULD GIVE YOUR NAME AND ADDRESS, THAT WOULD BE HELPFUL.
THANK YOU. GOOD MORNING. MY NAME IS CHARLENE PARISH.
MY ADDRESS IS 4498 EAST STATE HIGHWAY, 140, MERCED, CALIFORNIA.
I THANK YOU THIS MORNING FOR HEARING MY VARIANCE APPLICATION AND MY PARCEL MAP APPLICATION.
IT'S BEEN A LONG HAUL. I STARTED IN 22. I INHERITED THE PROPERTY IN 2021 AND IT JUST AFTER I REALIZED EVERYTHING ON THE PROPERTY, IT JUST SEEMED TO MAKE SENSE TO PARCEL OFF THE COMMERCIAL IN THE FRONT AND SEPARATE THE RESIDENTIAL ON THE BACKSIDE PARCEL BEING PARCELS ONE AND TWO.
I JUST THANK YOU FOR CONSIDERING IT. I BELIEVE STAFF HAS PRESENTED IT VERY WELL.
I DON'T REALLY THINK I HAVE ANY MORE TO CONTRIBUTE.
SHE'S DONE A GREAT JOB AND IT'S BEEN A PLEASURE TO WORK WITH.
AND I JUST ASK FOR YOUR APPROVAL TODAY. THANK YOU.
ANY QUESTIONS OF ME? NO. THANK YOU FOR YOUR PATIENCE AND WORKING WITH STAFF.
AND IT SOUNDS LIKE THEY'VE BEEN HELPFUL, WHICH IS GREAT TO HEAR.
WELL THANK YOU. THANK YOU. WOULD ANYONE ELSE LIKE TO ASK ANY PUBLIC COMMENTS.
[00:20:08]
SEEING NONE, I'M GOING TO CLOSE PUBLIC COMMENT AND BRING IT BACK TO THE COMMISSION.MINOR ALTERATIONS AND LAND USE LIMITATIONS OF THE CEQA GUIDELINES.
THANK YOU. WE HAVE A MOTION. DO WE HAVE A SECOND? I'LL SECOND. ALL IN FAVOR, SAY AYE. AYE. OPPOSED? PASSES UNANIMOUSLY. NOW WE'RE GOING TO MOVE ON TO THE PROJECT. DETERMINATION. YEAH.
MAKE THE MOTION. COMMISSION APPROVES ZONE VARIANCE NUMBER ZV26-007.
AYE. OPPOSED? PASSES UNANIMOUSLY ALSO. NOW WE ARE GOING TO MOVE ON TO COMMISSIONER ACTION ITEMS. SEEING NONE. DIRECTOR'S REPORT. NONE. COMMISSIONERS COMMENTS.
ALL RIGHT, WE'LL MOVE FOR ADJOURNMENT. THANK YOU EVERYONE.
* This transcript was compiled from uncorrected Closed Captioning.