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HomeMy WebLinkAboutTC Minutes 2015-05-06TOWN COUNCIL MINUTES CALL TO ORDER Mayor Doyle called the regular meeting of the Tiburon Town Council to order at 7:30 p.m. on Wednesday, May 6, 2015, in Town Council Chambers, 1505 Tiburon Boulevard, Tiburon, California. ROLL CALL PRESENT: COUNCILMEMBERS: Doyle, Fraser, Fredericks, O'Donnell, Tollini PRESENT: EX OFFICIO: Town Manager Curran, Director of Public Works/Town Engineer Barnes, Director of Community Development Anderson, Planning Manager Watrous, Acting Chief of Police Seyler, Town Clerk Crane Iacopi Prior to the regular meeting, the Council met in closed session, beginning at 7 p.m., to discuss the following: CLOSED SESSION CONFERENCE WITH LABOR NEGOTIATOR (Section 54957.6) Bargaining Units: Tiburon Police Association and Service Employees International Union (SEIU) Negotiators: Town Manager and Director of Administrative Services ANNOUNCEMENT OF ACTION TAKEN IN CLOSED SESSION, IF ANY Mayor Doyle said there was no action taken in closed session. ORAL COMMUNICATIONS There were none. PRESENTATIONS First Annual Heritage Educator Award — Aaron Snyder, Recipient (presented by Heritage & Arts Commission Chair Daniel Amir) Town Council Minutes #I0-2015 May 6, 2015 Page 1 Chairman Amir introduced the members of the Heritage & Arts Commission who were present. He said that Del Mar teacher, Aaron Snyder, had been selected as the recipient of the very first Heritage Educator Award for his outstanding contributions to the children of the Tiburon peninsula. Chairman Amir said that the purpose of the annual Heritage & Arts Educator Award is to recognize outstanding achievement in education, promote public awareness of heritage and arts education, and laud exceptional commitment and contributions to the Tiburon community. Dr. Steven Herzog, Superintendent of the Reed Union School District, commended Mr. Snyder, and said it was a great honor for the district, as well. Mayor Doyle said that he had known Aaron for a long time through playing basketball, but he said that both of his children had come to love art as a result of Aaron's teaching. Councilmember O'Donnell seconded this, noting that his son, who loved playing sports had, to O'Donnell's amazement, chosen art as his elective for next school year. O'Donnell said this was in large part due to Mr. Snyder. Councilmember O'Donnell also commented that the Town is trying to promote the arts and that this is another example of how art can bind us together as a community. Councilmember Fredericks agreed that art is important and enhances the quality of life in a community; she commended Mr. Snyder for his contributions and said that the award is important, because as our children learn about art, they can also see that their community backs it. Councilmember Fraser said that he hears all the time about how great our schools are here and the level of excellence. He, too, commended Mr. Snyder. Vice Mayor Tollini congratulated Mr. Snyder and thanked him for inspiring, educating and leading our children. Mr. Snyder said that he was humbled to receive the award and said it reminded him of why he had become a teacher. He said that he grew up in a small community in Ohio and said that he now, more than ever, felt that he was part of this community too. He thanked everyone for their kind words, and thanked his family and students for their support. The OWL Project— Kate Sears, Marin County District 3 Supervisor In her power point presentation, Supervisor Sears described the local impacts in Southern Marin of changing climate through events such as King Tides and storm surges in low-lying areas. She said that the Owl Project was a way to continue the conversation and talk about how we are affected now [HERE - NOW - US], and what we can do to mitigate (through planning for) these events in future. Town Council Minutes #10-2015 May 6, 2015 Page 2 Sears said the OWL project is being funded partly through a FEMA grant. She said the "OWL" looks a lot like a stereoscope or camera viewer placed at scenic locations, except that it "looks" into the future by using virtual reality to depict higher tide levels in a location. She invited the Council to a special VIP tour and demonstration of the devices on Wednesday, May 20, or Friday, May 22, between 1 and 4 p.m. on the Sausalito -Mill Valley Multi -use Path at Miller Avenue and Almonte Boulevard in Mill Valley. Councilmember Fredericks commended Supervisor Sears and said that the OWL and the MCCMC "Sea Level Rise" committee were good starts to the conversation. However, she said that the cities of Marin were looking to the County for leadership to move forward. Supervisor Sears said that the County had agreed to contribute $250,000 (and have also received a matching grant in the same amount). Sears she and the Supervisors envisioned enabling County staff to work with city staffers to plan for the future. She said it was important for each community to identify its areas of vulnerability and plan in ways that show an understanding of how any changes made locally will affect our neighbors. Councilmember Fredericks said that it would be helpful for the County to provide a focal point for collaboration, data collection, and the like. Mayor Doyle thanked Supervisor Sears for her presentation. He asked to move up Action Item No. 3 on the agenda and invited Sears to stay for the discussion. Council concurred. AI -3. North Knoll Signalization — Request of Mayor Doyle to discuss Caltrans proposed new signal at North Knoll Road and Tiburon Boulevard (near Highway 101) Mayor Doyle said he had asked to agendize the item because of the impacts of adding a signal in this location to our community, and the insufficient response provided by CalTrans to the objections and concerns raised by the Town. Supervisor Sears concurred, noting that Tiburon was not the only community affected by this proposal. She added that County did not have advance notice of the project until it received a letter from CalTrans asking that the County pay its share ($224,000). Sears said that she meets quarterly with the Director of District 4 (Bijan Sartipi), and that she and State Senator McGuire had also met with him specifically about this project in order to voice objections and suggest alternatives. Councilmember Fraser said that it was disappointing that CalTrans seemed to arbitrarily make its decisions without first reaching out to the affected communities. He noted that Tiburon had been Town Council Minutes 410-2015 May 6, 2015 Page 3 working on traffic solutions for a long time but all it received from CalTrans were "textbook" answers. He wondered how we might "stop the madness" and find a way to work together. Supervisor Sears agreed that meeting with CalTrans can be very frustrating because of its bureaucratic nature; she said that she hoped that they would start viewing this area [Southern Marin] as a whole, rather than undertaking projects on a piecemeal basis which can have such great ramifications to neighboring areas. Councilmember Fredericks said it would be helpful if CalTrans would approach the process as a way to "educate us" and then allow for feedback from the affected communities. Sears said that she would be willing to try to set up a meeting with CalTrans and Senator McGuire and invite representatives from the cities of Mill Valley, Tiburon and Belvedere to join them, to discuss the proposed signal at North Knoll Road. Town Engineer Barnes said that CalTrans had stated their desire to install a signal at that intersection due to safety concerns; he said that the Town (and others) had asked for possible alternatives. Councilmember Fredericks added that there had been 25 or more accidents in that location. Barnes said that CalTrans claimed the signal would only cause a 10-12 second delay but he said it remained unclear to him how that would affect a long line of traffic. He said he would like further explanation of this and why the other alternatives had not been considered. During public comment, Vice Mayor Claire McAuliffe of Belvedere, speaking on behalf of the Mayor and Council, said that their community felt very strongly about the need for collaboration with CalTrans on this topic. She noted that Senator McGuire had been invited to speak at the June MCCMC meeting in Belvedere, if that would be a helpful venue for a meeting. Selia Koch -Marino, 16 -year resident of Strawberry, said that their community of 700 households, located immediately adjacent to the project, also did not know about it. She said that they would stand with Tiburon and the other communities to find a more thoughtful, less expensive and disruptive solution, and that a light should only be considered as a last resort. She thanked the Council for allowing this hearing. Clayton Smith, TAM Valley, said that "an idea is only as good as its implementation" and noted that problems in his area after CalTrans installed a signal at Tennessee Valley Road. He said this was an opportunity to have a dialog with CalTrans, and he also called for the need for accountability of this public agency to the community. He said it appeared that CalTrans had immunity from accountability. He said there should be an auditable mechanism and penalties for failure to perform. He said that this project was not just a traffic light; he said that this was an opportunity for Southern Marin to form a collation and "get its voice back". Councilmember Fredericks asked what population was served by the existing crosswalk. Vice Mayor Tollini said she had read that the crossing was needed in that location to get to the bus Town Council Minutes 410-2015 May 6, 2015 Page 4 stop. Town Engineer Barnes said the County thinks they would be just as well served at the next crosswalk, if there were a sidewalk in that location. Councilmember O'Donnell said he thought the Town Engineer and others had good ideas and expressed frustration that CalTrans would not consider them. He also said he was opposed to metering lights; he said that "we're not LA" and that metering only put more cars into a localized areas and was a "band aid" approach. He said that solution to Southern Marin's traffic problems lay in solving the 580 interchange gridlock and that it had to be routed through San Rafael. He said it also depended upon adding a third lane to the Richmond -San Rafael Bridge. Councilmember Fredericks said that the future of the ramp metering was not clear; she said it was important to move forward with the communities' concerns and get CalTrans to meet with us early on in any project, including this one. She added that the 580 freeway connector was "on the radar". Mayor Doyle said that the signal project was slated for the 2018-19 CalTrans budget; he thanked Supervisor Sears for her help in keeping the communities' concerns in front of CalTrans. CONSENT CALENDAR 1. Town Council Minutes — Adopt minutes of February 4, 2015 regular meeting (Town Clerk Crane Iacopi) 2. Town Council Minutes — Adopt minutes of February 18, 2015 regular meeting (Town Clerk Crane Iacopi) 3. Town Council Minutes — Adopt minutes of April 1, 2015 regular meeting (Town Clerk Crane Iacopi) 4. Public Contracts — Adopt ordinance amending Chapter 3A of the Municipal Code with respect to contracts and bidding procedures for Minor Public Works Projects (Public Works Director Barnes) 5. Ned's Way Parking — Adopt resolution amending current permit parking program along a portion of Ned's Way (Director of Community Development Anderson) 6. Joan Palmero Retirement — Adopt resolution commending Joan Palmero for her 25 years of service to the Town on the occasion of her retirement (Town Clerk Crane Iacopi) 7. Tiburon Boulevard Undergrounding Project — Award of contract for continuation of undergrounding project along Tiburon Boulevard (Director of Public Works Barnes) 8. Downtown Crosswalk — Award of contract for installation of crosswalk on Tiburon Boulevard in the vicinity of the Lodge at Tiburon (Director of Public Works Barnes) Town Council Minutes #10-2015 May 6, 2015 Page 5 Councilmember O'Donnell made a correction to page 9 of the February 4, 2015 minutes (Item No. 1). Allan Bartel, resident of Ned's Way, suggested that the Council remove Item No. 5 from the Consent Calendar to allow for input from the residents of Ned's Way. Council removed Item No. 5 from the Consent Calendar and continued it without hearing until the next regular meeting. MOTION: To adopt Consent Calendar Item No. 1, as amended, and Nos. 2, 3, 4, 6, 7, and 8, as written. Moved: O'Donnell, seconded by Fraser Vote: Unanimous ACTION ITEMS 1. Seasonal Rental Units — Discussion of possible changes to Town Code related to seasonal rentals and direction to staff (Planning Manager Watrous) Planning Manager Watrous gave the report. He said that during a recent appeal regarding a seasonal rental unit permit, and at the Town Council -Staff retreat earlier this year, the Council raised the issue of possible modifications to the Town's regulations regarding these permits. He said that staff had agendized the item to obtain Council direction on the preparation of possible amendments. Watrous said that since roughly the year 2000, short-term vacation rental of individual homes has become more common in Tiburon and elsewhere. He said the success of web -based vacation rental sites (such as VRBO.com and Airbnb.com) has greatly facilitated this practice. The Planning Manager said that in 2010 the Town had instituted regulations on this use under the auspices of a Home Occupation Permit (business license) when the Town Council adopted a new section in the Zoning Ordinance to define and address the use. Nevertheless, Watrous said Town staff began to hear complaints from residents about individual homes being used for seasonal rentals, and also heard about the increasing occurrence of short- term rental uses. Since the adoption of the seasonal rental unit permit requirement, Watrous said the Town had received eight (8) seasonal rental unit permit applications. Although five (5) of the permits were approved by staff without controversy, and have been operated without incident or complaint, three (3) other applications involved a more extensive review: One on Mt. View Drive, one at 121 Sugarloaf, and the most recent one, 110 Solana, which was addressed by the Planning Town Council Minutes #10-2015 May 6, 2015 Page 6 Commission but appealed to the Town Council. He summarized the complaints relating to noise, traffic, garbage and other adverse impacts that had caused disruption of the neighborhoods. Since the Town Council/Staff retreat, Watrous said that Council had expressed a desire to "rethink" solutions to the issues expressed. Watrous enumerated some possible solutions, as more fully described in the staff report: 1. Change the term "seasonal rental unit" to "vacation rental". 2. Do not allow vacation rental permits for units with more than 3 bedrooms. 3. Require adequate on-site and/or off-site parking. 4. Limit the number of days that units can be rented. 5. Do not allow permits for properties with commingled rights (common areas, pools, access, parking, etc.) with neighboring units. 6. Require permittees to submit an annual reporting statement to the Town. 7. Require notices to be sent to neighboring property owners prior to a vacation rental. 8. Increase fees to recover costs of enforcement. 9. Only allow permits for homes that are the primary dwelling of the property owner. Watrous said that most of the above regulatory revisions could be accomplished by amending the existing seasonal rental unit provisions in the Zoning Ordinance, while others could be implemented as direction to staff that could be adopted as departmental policy in reviewing future permit applications. He said that staff also encourages the Town Council and public to suggest any other possible changes to the seasonal rental unit process and regulations, as well. Council questions: Council asked how other cities addressed these issues or whether they banned the use outright. Watrous described the difficulties of "proving" a rental and the process of surfing the internet to find out whether a home was listed. He did note that the City of San Francisco was working with Airbnb to enter into an agreement whereby the company would pay a transient occupancy tax to the city as part of its regulatory process. Mayor Doyle opened the hearing to public comment. Jerry Riessen, Vistazo West, said that he had been part of a homeowner's association that ended up adopting regulations to ban the use due to complaints, and to fine those property owners quite heavily who did not comply with the rules. He said that eventually the "problem" rental property in his development had been sold to new owners. Director of Community Development Anderson said that other options were to re -name seasonal rentals as "vacation rentals", or possibly "short-term rentals". He said that some cities prohibited using second units as seasonal rentals and/or considered setting a maximum to the number of guests in these rentals. Councilmember Fredericks said there was legislation sponsored by Senator Mark McGuire that Town Council Minutes #10-2015 May 6, 2015 Page 7 would make the hosting platforms responsible for record-keeping, collection of fees, and adherence to local ordinances. Councilmember O'Donnell said it sounded like a good bill. O'Donnell went on to say that he lived in the Mountain View Drive neighborhood where a seasonal rental had been a problem. He said that it was obvious to the neighbors that this was a "party house" and that if the primary concern of residents and the Town was protection of neighborhood character then our homes should not be turned into commercial establishments. O'Donnell said he would be in favor of a ban on short-term rentals of less than 30 days in Tiburon to address this issue. Planning Manager Watrous said that other cities are also going in that direction. Vice Mayor Tollini asked to play the devil's advocate. She said that many people who rented out their homes a couple times a year, for a couple of weeks at a time, were responsible and that these rentals did not cause any disruption to the neighborhood. In her opinion, Tollini said the problems were two -fold: The "churn" of high turnovers, and enforcement. Councilmember Fraser agreed with Councilmember O'Donnell that Tiburon is primarily a residential, rather than an urban area, and its residential character was important to preserve. He said that regulating the rentals could be a nightmare; he thought that perhaps a 30 -day limit was a good threshold, or possibly outright prohibition. Councilmember Fredericks said that if the aforementioned legislation passed, it would take some of the regulatory burden off of Town staff. But she noted that "limiting is harder than prohibiting". O'Donnell said that the 30 -day limit would protect our citizens from abuses. Fredericks asked whether anyone wanted to consider another suggestion by the Vice Mayor, that is, to negotiate contracts with the hosting platforms. Tollini said she agreed with the statement about limits being used as parameters, but she still expressed concern about enforcement. Mayor Doyle agreed that it would not make sense to have Town staff spending lots of time tracking down seasonal rentals for the purpose of enforcement. Fraser suggested the Town might consider adopting a trial period of 30 -day rental limitations, and widely publicize it through the Town newsletter and other means. In any event, Fraser said that it was important to address the seasonal rental issue because if nothing is done, it will only grow into a bigger problem down the road. Director Anderson pointed out that 30 -day rentals did not need regulation, as that was the historic standard rental agreement (i.e., month-to-month). He said that it might be cleaner to ban short- term rentals outright. Town Council Minutes #10-2015 May 6, 2015 Page 8 Watrous concurred that that the 30 -day standard would lessen the "churn" in neighborhoods. But he noted that the demand for the majority of rentals on the host sites were for less than 30 days in duration. Vice Mayor Tollini said that her concern in limiting the number of days is that such a limitation (or ban) would penalize the responsible citizens and also, enforcement would continue to be an issue. She gave the example of the appeal where a renter had said he was the owner's Cousin Bob and did not need a permit because he was given permission to be there. Mayor Doyle wondered if there was a way a homeowner could get some sort of permit or register with the police department so that their neighbors knew what was going on. Councilmember Fraser said that Tiburon is really just a small part of a large, international rental market. And Councilmember Fredericks noted that there are many non-resident homeowners here. But she said that the Town would not be giving up a current source of income (if it banned the rentals), and agreed that regulating short-term rentals is difficult to enforce. O'Donnell asked if a lien could be attached to a property in violation. Anderson said that the Municipal Code allows staff to issue a citation, which is an infraction. It is followed by a hearing, abatement and judicial enforcement. O'Donnell, Fredericks and Fraser said they would favor an outright ban at this juncture. But Fredericks also said that if SB 593 passed, it could have an impact on the Town's regulations. Vice Mayor Tollini said that if the bill contained a means for enforcement, she would be in favor of allowing short-term rentals for small numbers of people and was against blanket prohibition. Fredericks asked which communities had banned the rentals outright. Anderson said that if a community had taken no action to allow short-term seasonal rentals, they were effectively not a permitted use. He said the City of Belvedere fell into this category. Director Anderson said that another issue was that the Town had a handful of seasonal rental permits had been approved by the Town, and that, if a ban was instituted, the Planning Commission might need to revoke or amortize these [existing] permits, depending on how they are structured. Town Manager Curran said that staff could obtain legal advice on how to best deal with existing permits. MOTION: To direct staff to create an ordinance banning seasonal rentals of under 30 days in duration and to develop an enforcement mechanism for violators; to send to the Planning Commission for its review and hearing prior to returning to Council. Town Council Minutes #10-2015 May 6, 2015 Page 9 Moved: Fraser, seconded by Fredericks Vote: AYES: Fraser, Fredericks, O'Donnell NOES: Doyle, Tollini 2. Blackies Pasture Improvements — Discussion of proposed improvements to a portion of Blackie's Pasture and direction to staff regarding design of project (Director of Public Works Barnes) Director of Public Works Barnes said that at the Council Retreat this year, a plan was presented by Mayor Doyle for improvements to a portion of Blackie's Pasture. At that time, he said staff was directed to proceed with a design of the project. Barnes said that staff met with the Mayor and a landscape architect to develop ideas and flush out the design concept and further define the costs of the improvements. He said the project will be reflected in the proposed CIP for construction in the next fiscal year, which begins July 1, 2015, and that Council will consider the budget on June 3, 2015. Barnes said the estimated cost for construction, based on the conceptual design, is about $155,000. He said that final project costs will not be known until bids are received. Funding would come from The Town's General Fund Parks and Measure A, according to the Director. Director Barnes reviewed the conceptual drawing attached to the report. As expressed in the drawing, the area would include a relocated path, picnic tables and native grasses. Improvements would include leveling the current mound, moving existing bike paths to open up space, adding three picnic tables, and sowing native grasses. Trees, shrubs and benches would be provided around the decomposed granite areas at each table to provide privacy, a sense of place and, in the future, some shade. A fence is provided at the south side of the area to prevent cyclists from cutting thorough the area off the path. Barnes said the fence would be a split -rail, cedar fence. Councilmember Fredericks asked about the placement of trees to provide shade throughout the day, and what impact the State drought regulations might have on the project. Director Barnes said that any trees and shrubs selected for the project would be drought tolerant. Fredericks requested that any plantings be deferred until drought rationing is resolved. She also recommended that this and other future bayside projects should take note of whether sea level rise would impact the project. Vice Mayor Tollini expressed her support of the project, noting that the improvements to the area would be a welcome addition to Tiburon's parks and family -friendly spaces. She asked if barbeques were part of the project; Barnes said they were included in the plans. During public comment, Jerry Riessen asked whether the Town might use reclaimed water for the landscaping. The Mayor noted that the Town had approached the Sanitary District and discovered that there were no additional allotments available. Town Council Minutes #10-2015 May 6, 2015 Page 10 Council indicated its unanimous support to continue with the project concept, as presented. 3. North Knoll Signalization — Request of Mayor Doyle to discuss Caltrans proposed new signal at North Knoll Road and Tiburon Boulevard (near Highway 101) — heard during Presentations, above. PUBLIC HEARINGS 1. Urban Runoff Pollution Prevention — Introduction of ordinance to repeal Chapter 20A of the Town Code and adopt a new Urban Runoff Pollution Prevention Ordinance and related actions (Department of Public Works) — Introduction and first reading of ordinance Director Barnes said that the proposed ordinance updates the Town's stormwater runoff pollution prevention regulations, in order to comply with the State of California's National Pollution Discharge and Elimination System (NPDES) 2013 General Permit for Stormwater Discharges from Small Separate Storm Sewer Systems (Phase II Permit). He said these changes to the ordinance must be in effect by June 30, 2015. Barnes said the changes to the existing Chapter 20A are extensive and therefore staff recommends repeal and replacement of the existing Chapter 20A, as well as modification to a separate but related municipal code section regulating obstruction and diversion of watercourses. He said the proposed ordinance includes, among other things, new definitions, new Erosion and Sediment Control Plan (ESCP) requirements and new requirements describing permanent stormwater controls for new construction and redevelopment. Review under the new regulations will create a substantial workload for Town staff, dependent on the number of homes and businesses being reviewed, and may result in fee increases. Barnes said that the new regulations did not apply to single-family residences in Tiburon; an exception is if a property owner is adding 2,500 feet or more of impervious surface. Councilmember O'Donnell asked for a definition of the "storm drain capacity" requirement in the ordinance. Barnes described how a scenario whereby the dispersion time is much shorter, with more cubic feet per second going into the storm drainage system. He said that the Town Code had required for some time for new development to meet the 100 -year storm standard. Vice Mayor Tollini asked whether a new 2,500 square foot home could utilize rain barrels, planters, and pervious concrete to control run-off. Barnes said that the homeowner could select one of these to meet the requirement and the selection would include geotechnical engineering considerations. Town Council Minutes #10-2015 May 6, 2015 Page 11 Director of Community Development Anderson said that staff believes it will be very easy for new single-family residences to meet the new requirements; but for large development projects such as subdivisions, it will not be as easy. Director Barnes reiterated that the following would be regulated, under the new ordinance: Multiple single-family homes, multi -family homes, and commercial properties over 5,000 square feet. These would require bio -retention, but that storage to meet the current ordinances requirements on stormwater generally exceeded the size of bio -retention requirements in this new ordinance. Councilmember Fraser asked about any special training requirements for Town staff, and whether this was a cost that might be shared with the City of Belvedere. Town Manager Curran said that discussions had already taken place with Belvedere, and that this was likely a good fit for a shared service. Mayor Doyle opened the hearing to the public. There was no public comment. Mayor Doyle closed the public hearing. MOTION: To read ordinance by title only. Moved: Fredericks, seconded by O'Donnell Vote: AYES: Unanimous Mayor Doyle read, "An ordinance of the Town Council of the Town of Tiburon repealing the existing Municipal Code Title VI, Chapter 20A (Urban Runoff Pollution Prevention), adopting a new Chapter 20A (Urban Runoff Pollution Preventions) and amending Section 25-3 (Watercourses) of the Tiburon Municipal Code." MOTION: To pass first reading of ordinance, waive second reading, and set the ordinance for adoption at the next regular meeting. Moved: Fraser, seconded by Fredericks Vote: AYES: Doyle, Fredericks, O'Donnell, Fraser, Tollini TOWN COUNCIL REPORTS There were none. TOWN MANAGER REPORT • Request for ad hoc committee to work with staff to explore options to secure public access to Town open space trails. Town Manager Curran asked for two councilmembers to work with staff. Mayor Doyle and Councilmember Fredericks volunteered to serve on the committee. Town Council Minutes #10-2015 May 6, 2015 Page 12 WEEKLY DIGESTS • Town Council Weekly Digests April 3 — 24, 2015; May 1, 2015 Accepted. ADJOURNMENT There being no further business before the Town Council of the Town of Tiburon, Mayor Doyle adjourned the meeting at 10:05 p.m. ATTEST: DIANE CRANE IACOPI, TOWN CLERK Town Council Minutes #10-2015 FRANK X. DO LE, MAYOR May 6, 2015 Page 13