City Council - Regular Meeting

This is a meeting of the Gardener City Council and Planning Board for the purpose of a joint public hearing regarding multiple amendments to chapter 675, the zoning code of the city gardener. The joint public hearing notice reads as follows. Pursuant to general law 40A subsection 5, notice is hereby given that the city council and planning board will conduct a joint public hearing on Monday, June 9th, 2025 at 7 p.m. in the city council chamber, room 219, city hall, 95 Pleasant Street, Gardener to consider amending chapter 675, the zoning code of the city of Gardener. The proposed amendment involves changing items 11519, an ordinance to amend the code of the city of Gardner, chapter 675, thereof entitled zoning, to amend sections 510, thereof entitled floodplane Overlay district in order to comply with the recent amendments to the requirements set forth by the Federal Emergency Management Agency. Firm maps effective July 8th, 2025. the city's web page https colonwww.gardner-ma.gov/firmaps item 11533 an amendment to the code of the city of Gardner chapter 675 thereof entitled zoning to change and add commercial overlay classification on certain parcels of land on central street submitted by registered voters. Item 11534, an amendment to the zoning ordinance chapter 675 submitted by Chair City Church and 10 registered voters to add a new section entitled historic preservation project amending the table of uses to allow or the same by special permit amending the article 7 off streetet parking loading and drive-thru standards subsection 675-740 to facilitate historic preservation projects. additional amendments to the

relief from parking regulations to be applied generally and additional amendments more specifically stated in the petition and attachments. Information regarding these amendments and associated maps are available for viewing in the city clerk's office. The department of community development and planning or on the city's web page www.gardner-ma.gov. All persons interested in this matter and desire to offer testimony are invited to attend the hearing. TT Sarapan, city clerk. The clerk will now please call the role of the city council and the planning board. Council Brooks, present. Councelor Craig Cormier, present. Councilor Dowitz. Council Hardurn, present. Council Heath, present. Council Heglan, present. Council Kazinskus, present. Council Mack, present. Council Tony, present. Council Tibo Minos, present. President Tyrros present. Mr. Paul Cormier present. Mr. Steven Cormier present. Mr. Flint and Mr. Schwarz. We have we have quum. Each item will be entertained separately. We will begin the hearing on item 11534 as the petitioner has a presentation to give. Uh however, I'll call on Director Stevens if he wishes to give a brief overview of the project before uh calling on the petitioner's presentation. I have nothing to You would like Okay. move forward with the presentation. That works for me. Attorney Tree, uh please introduce yourself and um uh state your your name for the record and who you're representing. Good evening, President Tyros, Madame Clerk, board uh members of the city council, and members of the planning board. I am attorney Christine Tree. I represent Sher City Church, who is the

owner of a parcel on 100 Central Mink Street, which is known as the Henry Haywood House, attached to the former Sacred Heart Elementary School, which they also own and have repurposed for their own church and the popular Chair City Diner with its excellent food. We are here to uh request a zoning amendment. Um and that is to establish something called a historic preservation special permit. Um I am going to try to go with an overview. Um I am happy to give more detail where desired. Um but this has been before the planning board already um on a prior uh leg and received approval. Um I am happy to give any detail needed to the city council as well. The goals of this um zoning amendment uh are to encourage preservation of historic sites um and historic structures um through establish criteria um and to help uh expand the economic options for property owners who wish to redevelop, preserve or repair their property. um and to um relax any zoning standards that would obstruct that goal. So in other words, we are trying to um look at these historic properties, properties that are of significance to gardener from their history, from their architecture or from their cultural significance and understand that these are important sites for gardener um and they require some different treatment in order to attain the goal of their preservation, their restoration and their reuse. Um this is to offer a carrot not a stick. It is an opportunity that

property owners may use. It is not the imposition of a requirement that every um historic property must follow. So there are four sections to this um petition. The first one adds a section 108 uh describing the historic preservation special permit. Um the second one is amending the table of uses to add the definition of a historic structure or historic site. The third is to um amend uh the definitions of historic structure and historic site. Um, and I'm just going to note that the table of uses would reflect that the special permit is available in any district. Um, and then number four, uh, to align, uh, all of the zoning provisions to amend certain provisions regarding parking relief. Um, in article 7, as an overview, um, many property owners with historic or architecturally significant properties um, have properties that don't fit our current standards. So, they are on an undersized lot. They don't have enough frontage. They don't have enough parking. um they're they're in a district where their their best use is not matched with um the the prevalence of residential um zoning districts that sometimes comes into play particularly over the last century where we've had an emphasis on single family housing. um these uh property owners uh under current zoning would often have to get a use variance or a variance in order to um do what's necessary to preserve the uh property and proceed on their

project. These are reliefs that are supposed to be rarely granted. the criteria are very specific and steep. Um and it is not adaptive to a goal of um having having more relief available um for the preservation of these um properties. And so what can happen as a result is that the projects don't move forward. Um and that means the property falls into disrepair. Um or is not properly preserved, is remodeled, and all of the important features. Everything that makes it unique or special to Gardener is eliminated in a renovation because we have a very limited set of uses. Single family, two family, nothing more, no commercial uses. Um and this is intended to expand options. It does not impose anything like a demolition delay um as uh happens in other um historic uh preservation efforts in other places. Um it is merely offering an opportunity. The process is this. The property owner applies to the ZBA for a special permit. um they do have the obligation to show it's a historic site or a historic structure. The ZBA refers the application to the historical commission for a recommendation. Um now I do believe the historical commission is essential to this process um to help the ZBA uh do its job of um conditioning the special permit properly. Um and very nicely they have indicated they are willing to undertake this job. Um the historical commission has 60 days to make that recommendation. Um and if they don't within the 60 days, the ZBA can proceed with or without it. Um the ZBA

as usual with a special permit holds its public hearing. Um and they may uh deny the special permit or they may grant it with conditions. Um the presupposition is that the historical commission will make recommendations of what the conditions should be and offer their expertise to the ZBA in that fashion. Um once granted with conditions, the property owner, if they're willing to get the relief by following the conditions, must record that decision at the registry of deeds. So it does become a permanent record of what those conditions must be for preservation. Um that is able to be followed with traditional uh uh zoning enforcement tools. Um what is a historic structure or site? Generally it is something that is on the national estate historic register. it's on MACRIS um or it's on a list of gardeners historic inventory that has been created by the historical commission. Um now it is up to the historical commission on whether or not um it wants to create this list um and what the procedures are. Um we have given some direction but that is uh or suggestions I'll say that is a process that's adopted through their rules and ranks. So it does not need to be within the ordinance. MACRIS has uh is the state historical commission inventory of historic uh structures and sites. Gardner has 244 um as well as two historic districts. I've gone through this list um and eliminating things which have already been uh destroyed um or are uh things that are unlikely to to be redeveloped or things that um don't uh you know are really more

governmental concern than private concern. I believe there's 134 structures which could use this um historic special permit at this time if they wish to do so. under the special permit. Um these are the opportunities for relief. So the ZBA could grant um use relief, which means that they could permit anything um that is allowed as of right or by special in any of the residential zoning districts or any of the commercial zoning districts. I did not include um industrial as I do think it's kind of difficult to bring industrial uses into residential neighborhoods. We maybe don't want to do that. Um it allows for multiple primary uses on the same lot or structure. So that is not something that um the interpretation right now of the zoning ordinance currently allows. Um uh and it mod allows the ZBA to modify the standards for B&Bs, in-law apartments, home occupations, and a senior residential development. It allows the ZBA to grant dimensional relief, lot size, frontage, setbacks, um etc. um as tra as it traditionally may do. Um and it may it can redu offer relief for parking and signage um including not only the number of spaces but design and landscaping elements. Um the uh this is different than um the use variance and variance is currently permitted because the standard under a special permit is we examine the criteria that are set forth in the ordinance and then when the ZBA makes a judgment call on whether the benefit outweighs the detriment.

Unlike a variance um which says you must have an issue with the uh lot shape, the lot soil, the topography or an existing structure which creates a substantial hardship different in the district. Um which and that relief may be granted without deriggating from the zoning ordinance. All of that must be gotten through and still the the decision with the ZBA on granting or not granting is discretionary. It's a very high standard to meet. Um, and I would suggest that the goals of the city of Fitchburg, excuse me, city of Gardner, I'm so sorry. Um, uh, the goals of the city of Gardner uh would want a a more lenient standard for relief, not to give up oversight. oversight still lies within the ZBA, but to have a different standard than that very specific criteria. Um, the historical commission's involvement, um, as we said, most of the sites we're involved with are already on a list. Um and so there's no need for the historical commission to get involved in that but they may offer support for somebody who wants to be on or they may create their own list. Um so uh that's designation of sites there is some tangential involvement but not necessary most of the applicants should come to the application with a listing on MACRIS already. Um then they are going to review and make a recommendation on all of the special permit applications involving a historical structure special permit. Um the copy of the application submitted by the applicant uh is given to the

historical commission. They have 60 days to make a recommendation or not and the um they may set rules for how to handle that procedure. Again, I believe the historical commission um has already undertaken consideration of that process. So, at this point, um following uh Mr. Brook's uh excellent recommendation, I have slides on each and every um section of this ordinance. I am happy to go back to them. Um but I have given you the overview of the function. Everyone has have received um a copy and so I'm going to skip forward at this point in time. Um at this point what I wanted to do uh because this is an element of a zoning amendment is to understand what my uh client's interest is in this application. um that is not the basis on which to approve or deny the amendment. The amendment should be considered as a whole in its application to Gardner. Um and while we understand that we do have an interest, it should not prevent you um from considering this uh amendment. Um but I do want uh to be uh very clear about it and that is ownership of uh 100 Central Street. Um, so this was the former convent attached to the Sacred Heart School. Um, many of you may have been in it in good and bad circumstances uh with the nuns. Um but it was originally built by Henry Haywood um and his wife um uh and then bought by Sacred Heart Sacred Heart Church after uh the daughter Helen Rebecca Haywood's death um and most recently bought from the arch

dascese uh by Cher City Church. Pastor Dave Trolongo could not be here today because he is returning from his mission work. Um but I did want him to give a brief message. pastor at Shar City Church in our city and I would like to share with you our mission to develop the property here on the first floor. We would like to have a Victorian coffee and tea house. This would enable us to have the residents of the city come in and be immersed in a significant piece of gardener's history as they observe in this environment. Ornamental fireplaces, decorative ceilings, unique architectural building and shelving, stained glass windows and more. Also, we would be able to financially support the maintenance of this very large property and also contribute to the cost of what we be doing on the second and the third floor. The second floor would be a counseling group that would consist of mental health clinicians which would be an agreement to have as their clients persons with mass health in a mass connector for their insurance providers. And then on the third floor it would be housing where we would go into an agreement with an agency in the city that's providing help in particularly transitional housing month to month for families and that would be about two apartments. I'm glad to be able to share our plans and our hopes

for this property. Overall we are hoping to minimal disruption to the structure and maximum preservation. So again, this would be a benefit in multiple ways to the city, to our city. Thank you so much. Thank you everyone for tolerating that. Um so the architectural details of this um particular building are not really truly appreciable um by the photographs. But, uh, what I would say briefly is that the opening of the proposed cafe would allow the public to enjoy, um, what I think are some fairly unparalleled, um, details and settings that have a particular connection to gardener's history and significance to its people. Um, why do we why does Chair City need this zoning amendment? Um, number one, the cafe use that is proposed is not permitted in the GR3 district. I know that there is a zoning map amendment here today as well, which came up after this. Um, but uh secondly, uh we have um potential for uh not being able to meet the parking needs. Um and then the different uses that are proposed. Um the counseling use that he spoke of is falls under human services. Um and then we have cafe, restaurant and then the potential for some shortterm respit to um people in need of housing. Um this is mixed use um and that would not be allowed simply by the zoning map amendment um because it is not allowed within the current um zoning ordinance. The proposal would be that multiple allowed uses may be allowed in one lot

or one structure. So this matters to gardener because it improves uh the uh preservation and restoration of its historic inventory of structures and other assets. Um just as a brief example um this is a property on East Broadway which I know is owned by a member of the historical commission um but is on MRI and would benefit um as far as its uh it it used to be a Cooper shop. Um it was built in 1780. Um it was built as a public house. It has um an unusual rounded uh entryway. Um and uh this was related to the furniture making industry. Um it could benefit from having a mixed use available in its renovation. Um we did circulate a first draft around and we have tried to um uh reach out to all of the entities involved and very thankful for their feedback and involvement. Um some of the changes that were made after that feedback um was the the job of the historical commission um the suggestion that all districts should uh be able to have the special permit. um the use of the normal special permit criteria rather than creating new special permit criteria. Um and then leaving the possibility of an easement as um a permissive process between the city of gardener and the property owner rather than a required condition of a special permit. There was some concern that that might be uh an exection and would not be permissible. Um, so that's the end of the presentation and thank you all for listening to me and let me get to the end. Happy to take any questions. Thank you, Attorney Tree. City

councilors and planning board members, please hold questions until present citizens have had the opportunity to speak on the matter. I declare the public hearing open for item 11534. Does anyone wish to be heard in favor of the proposed zoning amendment? Mr. Please state your name and address. Thank you very much. Mr. President, uh, I just want to advise the administration support of this zoning amendment. This is something that the city solicitor has already reviewed and worked with attorney Tree on to make sure the language was permissible to uh, his standards as the city's law department. uh with the amount of development that's currently happening in the city, I really do believe something like this is in the best interest to make sure that we're keeping some of the gems that we have in the city. You know, this with the old Caring Place building um that Attorney Tree spoke about um is only one of the examples that we have that this could be, you know, impactful for. Um we know that the um former St. Joseph's Church, uh former Mission of Grace Church on Pleasant Street went back on the market last week. Um the um Higher Ground Ministries Church, former factory site on Central Street is also currently on the market. So there's several different things like that that uh this could come in handy for um as aside from all of the properties that Attorney Tree had already mentioned. Uh so this is something that the administration is in full support for and I think would be uh quite impactful in the city and helping to save some of the properties that are a gem in our community. Thank you very much. Thank you, Mr. Mayor. Does anyone wish to be heard in favor of the proposed zoning amendment? Please come forward to the podium. State your name and address for the record. Excuse me. I was slowly take all the time you need, sir.

My name is Chuck Lee and I am the head chair of the Gardner Historical Commission and um we are in very big favor of this uh amendment. Um Gardner is an old Miltown, a lot of old structures as you all know and in fact we're losing one on Clark Street built in 1760. Um, if this plan was around back then around, you know, earlier, it might not have got to the point where it's got to come down. In fact, the revolutionary vet that's buried in Gener own that house, but and there's others that are getting close. So, I think that um we should move on this amendment and we support it. Thank you, Mr. L. Thank you. Does anyone wish to be in heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in opposition of the proposed zoning amendment? Does anyone wish to be heard in opposition to the proposed zoning amendment? Does anyone wish to be heard in opposition to the proposed zoning amendment? Hearing none, we'll move on to item. Uh, thank you, Attorney Tree. Um, welcome to or or go as you wish. We'll give you a moment. We get a question. I'm so sorry. Yeah, counselor. Thank you, councelor Max. Sorry. Are there any questions from counselors present? Councelor Mack, would you do me the honors? The only question I have is on the um the parking that 101 parking spaces may not be inadequate. Um I I would just like more information on that and with the looking at the site, where

would parking be expanded to? Because is really um the if you're looking at the building on the left, it's a very it's not a even lawn area. Um but that that's just my question. I mean between a tea house and apartments and um and the counseling um that's that is just concerning that that would be enough. So I'm I before I I answer the question I'm just going to point out that um this isn't an issue that would not be determined by the change because the ZBA would have continuing oversight to whether uh to determine whether the parking is adequate. Um, and if it deemed the parking inadequate, then it could deny the special permit or require that other parking be provided. Um, on this lot, um, which I don't have a visual to display to you, um, there is, uh, the same, um, entity owns, uh, the Sacred Heart Elementary and then, uh, the Henry Haywood House. There is parking that was created to the right for the diner. There is parking along the front of the elementary school. There is parking around the backside of the elementary school and then there is parking which may have to be expanded on the um convent site, the Henry Haywood site. Um in addition, there is a cooperative agreement um I believe with the funeral home um that comes and goes on expansion of and sharing a bit of parking um with expanded uses. um when I'm talking about 101 um and I I just I I think we calculated that it was it might be 101 it might be 97 um but we we had it's either we have 101 and it might be se 97 or vice versa

we're close one way or the other um but that is all of the uses. So that is the diner use which is uh calculated by seats. That is the um worship use uh within the rest of the building. Um that is the uh counseling whatever may be on site at the time and then um that is the restaurant with the possibility of a couple spaces for the residential use from time to time. These uses take place at different times of the day and different days of the week. for instance, the um worship use is concentrated on Sunday. Um and therefore there's a lot of parking overflow the rest of the week. So um I would I think it would be resolved in that fashion if we did have a deficiency. I appreciate that clarification. Thank you. Yeah. Thank council me Sony. Thank you President Tyrros. Just a quick question in regards to and and I realize this may not be what we're determining here this evening, but what is the plan for uh handicap accessibility uh for the second and third floor and the the restaurant itself? So there uh the plan is to provide handicapped accessibility to um the restaurant and that is likely through ramps um to the exterior of the building. Luckily, it's not uh too much of a grade change um to enter into that first floor. Um if uh there is a need for um the counseling services to have an accessible area, there is um um a substantial amount of room in the basement um which may be entered from the lower level. Um, as far as on the second uh on the third floor for any residential use, I don't believe there's going to be an accessible possibility. Any further questions from counselors or planning board members?

Would anyone else like to be heard on the matter? Thank you, Attorney Tree. I will now declare the public hearing closed on item 11534. Thank you everyone. Thank you. Thank you. At this time, I would like to request a report from either uh the director of community development planning or the city engineer on item 11519. Good evening. Evening. Um just as a summary as to why this zoning amendment is being requested. Um sometime last year um we were notified through the community office of community development and planning and myself that the um firm maps for gardener would be changing. They would be revised as of July 8th of 2025. So that's coming up. As part of that, we were contacted by um Department of Conservation and Rec Re recreation regarding our our zoning bylaw on our flood plane protection overlay district. Um as part of these updates to the firm maps, um FEMA is requiring all communities to update their um flood protection zoning u to both comply and align with the current state standard u for those bylaws. Uh so that's what you have in front of you tonight. So as it's a two twopronged thing that's happening, both the updated firm match through FEMA and the zoning

amendment that goes along with it. Um to continue with participation in the National Flood Insurance Program, we have to have this done by July 8th. Uh as the schedule works out now, your second printing and meeting would be July 7th. So we're cutting it close. Um, but I'm hoping we can we can get the the changes made. Um, for the most part, the changes to the um zoning um of the flood plan overlay protection district don't change. Um, it's mostly bookkeeping for conformity with the state by uh the state model. Um, the biggest changes you would see were the definitions. It was basically replacing our old definitions um with new language. Um, they don't really change. It doesn't The use is prohibited. the uses um allowed in the flood plane protection overlay district do not change as a result of this um the mapping for the firm maps um which have gone over um there aren't a lot of major changes to it um in fact I think some property owners would find that flood plane areas have kind of tightened up and shrunk down a little bit as a result of u more modern mapping and the the studies that have gone into um deter determining the flood flood plane, the flood elevations in different areas. Um, but I do recommend that if you're a homeowner and you know you have flood plane on your property to check those maps. Um, there's links on the city website through the engineering web page um with both the updated maps again that will be effective July 8th. um as well as lots of information from FEMA um that explains the changes as well as as property owner with flood plane um steps you need to take or maybe have already taken. Thank you very much. I will ask city councilors and planning board members to hold questions until

present citizens have an opportunity to speak and I promise to give you an opportunity to ask question. I declare the public hearing open for item 11519. Does anyone wish to be heard in favor of the proposed zoning amendment? Mr. Mayor, please state your name and address for the record. Thank you, Mr. President. Mike Nicholson, 131 Crestwood Drive. Uh this is something that the administration is in favor of. As the city engineer just said, uh this is something that we have to do to be in compliance for all of our residents in the city regarding flood insurance and those who currently have flood insurance or those who may be newly eligible or newly required to have flood insurance based on the federal government's standards. Uh my office did receive correspondence from the Federal Emergency Management Agency uh on Friday via certified mail that has been submitted to the clerk um uh as a means of written testimony just so that you understand the correspondence that we've been seeing so you can see it as well. It does go into a lot more technical detail uh in uh that correspondence that we received from the federal government as to how we uh have to be in compliance by that July 8th deadline. Um, but I'm happy to answer any questions for the administration too as well. Thank you. Thank you, Mr. May. Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in opposition of the proposed zoning amendment? Does anyone wish to be heard in opposition of the zoning amendment? Does anyone wish to be heard in opposition of the proposed zoning amendment? Are there any questions or comments from city councilors or planning board members? Would anyone else like to be heard on the matter? I declare the joint public hearing closed for item 11519.

At this time, I'd like to ask Director Stevens if he has any report to give on item 11533. Thank you, Mr. President. As we continue to anticipate the needs of the citizens of this city, sometimes we're lucky enough to where the citizens themselves present us with their needs directly, uh, as is the case with this amendment. Uh this is to update a series of parcels that go along central central street um with uh changing from GR3 general resident residential 3 to commercial one. Uh this is to um encourage their growth. These are a lot of small businesses uh property owners uh who want to be able to grow their small businesses and grow the um ever growing commercial backbone that is existent in downtown. So, the proposed amendment is to change those uh zoning designations um and to enable these citizens to grow their businesses, continue to make their livelihoods, and continue to provide some vibrancy uh to downtown with other small businesses in our in our great city. Thank you. Thank you, Director Stevens. I declare the public hearing open for item 11533. Does anyone wish to be heard in favor of the proposed zoning amendment? Please state your name and address for the record, please. Thank you again, Mr. President. Mike Nicholson, 131 Crestwood Drive still. Uh uh this is something that the administration is also in favor for. One of the things that I said in my state of the city address earlier this year is that one of the things that we're looking at is trying to cut back some of the red tape that we have in our zoning ordinances that we have um by allowing for additional growth particularly where uh the overlay setting uh still keeping the underlying zoning u the way it is uh and allowing for future growth and even if the residential properties there stay

residential they'd be grandfathered in both through the underlying zoning and through the grandfathering clause of the state zoning laws. Uh so this is something that I believe uh is cuts back some of the red tape by reducing the restrictions that are there uh but also opening opportunities that are currently shut uh for future development potential in the city and the I am in favor of this proposal. Thank you. Thank you Mr. Mayor. Does anyone wish to be heard in favor of the proposed zoning amendment? Please come forward. State your name and address for the record, please. Attorney Christine Tree, um, Fitchburg, Massachusetts. Um, I did want to mention that approximately 3 years ago on the same client I represented on the zoning amendment today, we needed to pursue a use variance in this district on Central Street in order to open the chair city diner. It was a long process um, and involved a lot of red tape and standards for my client to meet. In addition, at that time, I developed an analysis of the neighborhood and its current uses. Its current uses do not reflect the zoning. There is a great mix of businesses in uh GR3. Um and the process to require a use variance for each one of them or to consider it a residential neighborhood. um with uh the need to mitigate uh commercial impacts um made me uh represent to the ZBA at the time that the zoning does not reflect the district accurately. Um the amendment would be a step in the right direction. Thank you. Thank you very much. Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in favor of the proposed zoning amendment? Does anyone wish to be heard in opposition of the proposed zoning amendment? Does anyone wish to be heard

in opposition of the proposed zoning amendment? Does anyone wish to be heard in opposition to the proposed zoning amendment? Are there any other are there any questions or concerns from councilors or planning board members? Council Brooks. Uh I just want to make a comment um that at the last meeting we we corrected a couple of the parcels. Uh the one parcel that I was very pleased to see on there is what I would call the syndicate block. Others here may know it as Kathlea or the boardwalk. Uh which as I understand it is residential zone has is currently zoned residential and you can't do anything with it other than residential. and this would give somebody an opportunity to uh rehab that building and and do something with it. Probably it's also a historic building. So, I'm pleased to see this. Thank you. Thank you, Councelor Brooks. Further questions or comments? Does anyone else wish to be heard on this matter? I declare the joint public hearing now closed for item 11533. With that, I'll entertain a motion to adjurnn. Second. Motion made by councelor Tone, second by councelor Heath. All those in favor, I I. All those opposed, no. Motion passes. We stand journ.