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HomeMy WebLinkAboutPlanning Commission Minutes 10-24-1979PLANNING COMMISSION City of Plymouth October 24, 1979 A regular meeting of the Planning Commission of the City of Plymouth was called to order by Chairman Schneider at 7:30 por,. in the Council Chambers of the Plymouth City Center at 3400 Plymouth Boulevard, MEMBERS PRESENT Chairman Virgil Schneider, Commissioners Barron, Threinen, Vasilou, Larson, Ste; gerwal d and Wire, MEMBERS ABSENTS None STAFF PRE$ENT. Community Development Director Blair Tremere, Community Development Coordinator Marvin Ray, Planning Secretary Barbara Anderson. Walters Ortman for Control Data A -203f Conditional Use Permit This item :was introduced by staff who reviewed the October 20 1979 staff report. Petitioner is proposing to locate a 60 foot tower with a wind generator unit for experimental purposes on Control Data property located at 2200 Berkshire Lane North. Staff stated that their concern was with the location of the tower and the pedestrian activity in the immediate vicinity. There may be dagger from falling ice during the winter months.. Community Development Coordinator Marvin Ray showed slides of the proposed site, and explained the alternate location that was proposed by staff. Chairman Schneider declared the public hearing open Chairman Schneider recognized Mr. Walter Ortman who was present representing Control Data. Mr, Orman spoke as to the location of the Vjwer .and explained that the north doors were emergency ;exits only, and were not used .on a regular basis by employees. He stated that the location of the Mower was such that it would facilitate servicing accessibility, and there would be a 10 fort high fence with Barbed wire top around the Base of the tower on three sides. The sidewalk in this area would be located outisde this fenced area. Chairman Schneider, recognized Mr. Bob Darr, who is the principle consultant on the staff at Control Data... Mr. Darr explained that the top of the tower was in a 6 foot section which was removable for servicing. He also stated that the spacing of the legs of the tower at the base would be 6 1/2 feet. Cotrnnissioner Larson inquired as to whether or not the tower could be installed on the roof. Mr. Ortman responded that the weight ,of the tower was too great for the roof to bear withou special reinforcement. Chairman Schneider declared the public hearing closed. i MOTION by Commissioner Barron, seconded by Commissioner Larson to act on this petition at this time,, MOTIGN PASSED 6-0--1 Commissioner Wire Abstained PLANNING COMMISSION -2- October 24,, 1979 MOTION by Commissioner Barron, seconded by Commissioner Vasiliou to recommend approval of the request by Control Data Corporatiion for a conditional use permit for a 60 foot tower at 2200 .Berkshire Lane subject to the following conditions. I. the permlt is st=bject to all applicable rules, regulations, and ordinances, and violation thereof shall be grounds for revocation. 2. Effective measures taken to prevent public interference, such as installation of a security fence around the towers Construction to be per applicable Building Code requirements. MOTION 'by Commissioner Threinen, seconded by Commissioner Sxaigerwald to amend the motion to add a fourth condition as follows 4. The safety and operation of the tower shall be reviewed by the Planning Commission after one calendar year from the date of installation regarding functional design and safety. MOTION PASSED 6-0-1 Commissioner Wire Abstained Chairman Schneider called for a vote on the main motion as once amended. MOTION PASSED 6-0-1. Commissioner dire Abstained Chairman Schneider asked that it be noted in the minutes that the Commission and staff had not been aware that the north doors of the building were emergency exits only and that no regular pedestrian activity was generated through those exits; therefore they had no objection to the location of tike tower as requested by the petitioner. Dominium Group, Inc. 79071 Site Plan, Variance & Conditional Use Permit This item was introduced by staff who reviewed the October 1.9, 1979 staff report. The petitioner is proposing to develop six buildings with a total of 40 townhouse units approxiimately 5 acres. This project is not a planned unit development and regarding the amount of bonus credits,, modification may be necessary eliminat- ing one unit from two of the buildings to bring the overall number of units to 38 ratifier than 40. Staff commented on the several variances involved, and stated concern regarding adequate storage for the family units. Commissioner Threinen inquired as to the location of the nearest park and staff responded that East Beach was the nearest area to this proposed development. Chairman Schneider declared the public hearing open. Chairman Schneider recognized Mr. Jack Safar representing the Dominium Group, Inc. and Mr. Janis Blumentals who is the architect for the project. Mr. Safar spoke saying that they •,ould provide "necessary storage" for the tennants of the project. 50 percent of the units have garages, which can be used for storage purposes, and they have an outbuilding 24' X 22" for storage for the other 50 Der - cent of the units. PLANNING COMMISSION October 24, 1979 Mr. Safar said that they don't question the City's calculations regarding the density allowed (38 units); however their proposal was based on 40 units when submitted to HUD earlier this year and changes would involve resubmitting it to HUD for a new approval. They had planned to start construction in early 1980. He stated that the adjacent area was virtually undevelopable, located in the flood plain, and they did not feel that construction of the two additional units would detract from the neighborhood or the project since that area was "open". Staff commented that the area was privately owned. Commissioner Threinen asked about the traffic and the parking situation, regarding how it would affect the existing traffic and parking in the area. Mr. Safar responded that Minnesota Housing Finance Agency studies in areas similar to this one and had found that 1/3 of the provided parking usually was not used by residents of the complexes, and that many projects had surplus parking areas. Commissioner Threinen said this area is one with low public transit availability and thus more cars may be needed. Staff commented that the MHFA studies as to garage needs and parking space require- ments had more to do with the financial feasibility of building garages for rental purposes than with storage and parking needs of families. Commissioner W'ire inquired as to whether these would be units for sale or rental, and Mr. Safar responded that they would be rental units for young families with small children primarily, Commissioner Wire inquired as to the approximate value of the units, and Mr. Safar gave the estimated construction cost as $40,000 per unit excluding architectural fees, etc. The units must meet all HUD requirements as well as City and State Building Codes. Commissioner Wire inquired as to whether or not there were any comparable projects in the twin cities area, and Mr. Safar responded that perhaps Dover Hill in Golden Valley was perhaps the most comparable, and the closest existing structure to this area. He also stated that they need to keep the number of units down in order to maintain better management control; unlike some major projects of over 100 units which have poG1, tenant control. Commissioner Vasiliou stated concern for the apparent lack of storage that would be available for these families with small. children. Inadequate storage causes a "wall to wall bikes and trikes" effect in these developments which is an eyesore to the neighborhood. Mr. Safar responded that they did not need to resubmit to HUD to add more storage, and they would consider constructing whatever the City felt was needed to provide adequate storage facilities for the tenants.. Chairman Schneider recognized Mr. James Ritzinger of 10880 South Shore Drive. Mr. Ritzinger said that he was the owner of the adjoining property and he was concerned about the drainage and how it would affect the existing conditions should the project be constructed, He said he would like to see more information regarding elevations and proposed drainage available prior, to building the apartment complex. Staff assured Mr. Ritzinger that this information would be available prior to the Issuance of any building permits. Mr. Ritzinger also stated that he was concerned regarding any deletion of parking spaces, since within his experience there are at least two cars in any young family, and since the public transit system is so limit- ed in this area, ther4_, would be at least one member of each family driving one car. The surrounding area is very marshy and if additional parking should be needed there is no place to expand parking facilities. Mr. Safar responded that a survey has been pr,, -pared and will be submit' -..J regarding the surrounding marshy area. Mr. Ritzing,ir also stated t -hat as the surrounding area was so marshy, and the tenants PLANNING COMMISSION -4- October 24, 1979 would be young families with small children, he was concerned about playing &reas so that young children would not be playing in the parking lots,etc- Mr. Safer responded that play areas had been provided for in the plan. Chairman Schneider recognized Mr. Bob Wiley of 71-0 Kingsview Lane who spoke about his concern with the project being for low and moderate income families and his experience with other such developments becoming eyesores and run down. Mr. Safer responded that this was also a concern of theirs, and as they would provide on-site management, and the number of units was relatively small, they didn't feel that this would become a problem, and it might if there were a larger number of tenants, He also expressed concern regarding adequate parking areas for tenants, and stated that junked vehicles detract greatly from a developmenti Mr. Safer responded that tenants would be required to maintain their vehicles,, and that the parking would be adequate. The only difference was they did not wish to build asmany covered garages, as they don't believe the tenants will be able to afford them. Chairman Schneider recognized Mir. Robert Foster of 10717-A loth Avenue North, who expressed a concern about the parking being adequate for this number of units. He stated that he had always found the studies to be underestimating the required number of parking spaces necessary, and that when guests come to a complex there is no area for them to park. Mr. War responded that there would be a designated "Visitor Parking" area to resolve this prc.. Alem. Mir. Foster also inquired as to what would be done regarding those tenants who owned campers and boats and required more than one parking space to store these recreational vehicles. Mr. Safer responded that they would have on-site Management, and this would be a judgement that would have to be handled by those managers as needed. Chairman Schneider recognized Mr., Janis Blumentals who explained that they were not trying to reduce the number of parking spaces.. He stated that they will adjust the landscape plan to allow more room for play areas to the west, :and the sidewalk will be adjusted accordingly. Chairman Schneider closed the public hearing. MOTION by Commissioner Threinen, seconded by Commissioner Larson to consider this action this evening. MOTION PASSED 7-0-0 All in Favor MOTION by Commissioner Threinen, seconded by Commissiorer VasilJou. to defer considera- tion of this request to allow for redesign and reconsideration of the following: I. The number of units should be 38 since that included full credit per Ordinance, and no compelling basis was shown for a variance to allow 40 urits. 2. 3. 4. ID Parking variance (1/2 stall per unit covered) should be granted. Variance to allow up to 8 units per building should be granted. Variance to allow detached garages should be granted. Variance for east parking stall setback should be granted. The Engineer's Memorandum to be compiled particularly with regard to drainage. PLAVINING COMMISSION MINUTES -5- October 24, 1979 Commissioner Threinen stated that he felt that this project should be encouraged since there was a need for low and modera+-, income housing in the City and that the Commission should encourage this typo of li,, -.Tng to be constructed to provide a better mix of housing types within the City. He L,ted Policy Resolut0on #73-259 and stated that the density of the number of units is no more than what they have approved in the past, and it appeals to an area that is seriously lacking in Plymouth. housing. Commissioner Barron stated that he felt that no matter how many harking stalls there are there will be those tenants who will abuse them and creacF ortiblems for others. He stated that fie was in favor of the four variances. ContDissioner Wire inquired about the play space provided for chfl4ren, since the surrounding area was deemed wet and unusable. Mr. Safar responded that the area was of poor soil condition, not necessarily wet; there is only one corner that is too wet te; be used as a play area. The rest is usable, and would be put into grass fro!n the sidewalk to the west property line, which is at least 100 feet. There is a "Tot Lot" and a "Play Area" indicated on the plan. The tot lot contains a sandbox and is a fenced in area for smaller children located adjacent to the laundry rooms. The play area is for larger children, and contains swings, etc. MOTION by Commissioner Wire, seconded by Commissioner Threinen to amend the motion with the addition of a 7th condition as follows: 7. The project shall have a developed planned recreational area on the west side that would take into account the open space. MOTION PASSED 7-01-C All in Favor Chairman Schneider stated that he Was conc,prned with the storage for residents and the adequacy of the proposed building to adequ.tly provide for the needs of the tennant.". Mr. Blumentals stated 20 cubicles were proposed in the storage building. MOTION by Chairman Schneider to amend that the storage area be tripled in area. Motion tailed for lack of a second. Chairman Schneider called for a vote on the main motion a;; once amended. MOTION PASSED. 7-0-0 All in Favor Commissioner W4 -e left -the table. Russell Almquist (A-847 Final Plat Approval This Item was introduced by staff whc reviewed the October 20, 1879 staff report. The petitioner is requesting final plat approval for "Birch Hill" consisting of five single family lots. The City Council under Resolution No. 79-273 approved the preliminary plat for "Birch Hill" at 5th Avenue North and Upland Lane. MOTION by Commissioner Threinen, seconded by Commissioner Vasiliou to recommend approval to the City Council of the final plat of "Birch Hill" subject to the following conditions: PLANNING COMMISSION MINUTES October 24, 1979 1. Compliance with the City Engineer's Memorandum, 2. P ,went of part: dedication fees in li'eit of lard dedication in an amount to be determined according to the rjmh,,r f l oft ner the Park Dedication, Policy in effect at the time of fil fil, p,lat,. 3. No priva-ce driveway acs Lane. 4. Removal of demolition o,; )4 accessory structures not on the same property as the exP 5. Removal of all dead or dying trees from the Droperty at Oe .,owner's expense. 5. Approval of lot width 'variances for proposed Lots 2 and 3, Block 1 and for yard setback for the existing house on Lot 1, Block 1 MOTION PASSED 5-0-0 All in Favor Commissioner Wire returned to the table. Benson -Orth Associates, Inc. j907 Site Flan Approval This item was introduced by staff who reviewed the October 19, 1979 staff report. The petitioner is requesting site plan approval for a proposed office/warehouse complex to be located on the east side of Niagara lane between 27th and 28tn Avenues North. Community Development Coordinat;)r Marvin Ray showed slides of the proposed site Chairman Schneider recognized Mr. Loren Bruggemann who was present representing Benson-0rth. Associates, Inc. Mr. Bruggemann stated that they could live with the conditions as required by the ordinance and wished to withdraw any petition for variances. They wish to withhold any signage applications at this time and will submit a sign proposal at a later date to the Planning Commission. Mr. Bruggemann showed the Commission a rendering of the proposed building. Commissioner Dire commented that there did not appear to be any landscaping on the south side of the building. Staff commented that there could be plantings on that side to increase the aesthetics. MOTION by Commissioner Wire, seconded by Commissioner Larson to recommend approval of the site plan subject to the following conditions. I. Compliance with the City Engineer's Memorandum. 2. All waste and waste containers shall be stored within the structure,, 3. No outside storage of material products or equipment. 4. Site development: in accordance with he ordinance setback standards through, - out. 5. Location and design of fire hydrants and fire lanes in accordance with the fire chief recommendations and City Code, PLANNING COMMISSION MINUTES -7- October 24, 1975 6. Payment of park dedication fees, in lieu of dedication, in an amount determined' according to a verified acreage and according to the dedication policy in effect at the time of building permit issuance 7. Site performance financial guarantee shall be termed for 24 months.. S. Detailed sign plans shall be submitted for Commission review prior to issu- ance of a sign permit. g. Common driveway be constructed at a maximum 26 foot v:idth. IQ. Submission of joint access easement to be approved by City Attorney prior to issuance of permits. MOTION by Commissioner Wire, seconded by Commissioner Larson to add the following condition. 11. Additional landscaping to be added on the east and south sides as placed in the front; trees to be Silber Maple and Green Ash and be placed at the same Intervals as in the front, alternating the species: MOTION PASSED 5-1-1 Commissioner Barron -Opposed Commissioner Threinen Abstained Commissioner Barron stated that he was against the amendment because to landscape at the same interval on the sides seeme(l excessive and unnecessary. Commissioner lhreinen abstained because there has been no official landscape criteria adopted for guidance in ,such situations Chairman Schneider called for a vote on the main motion as once amended. MOTION PASSED 7-0-0 All in Favor The meeting recessed at 10.00 p.m. and resumed at 10.05 p.m. Tri-State Drilling P Equipment Co. A-433 Site Plan Amendment Staff introducedtht,: item and reviewed the October 17, 1979 staff report. The petitioner is requesting a 2,980 square foot addition onto an existing 12,328 square foot building located at 16940 West Highway 55. A brief discussion ensued regarding the landscaping, parking and outside storage. Chairman Schneider and Commissioner Thi-,Inen commented on earlier City reviewes of the zoning of this property. Chairman Schneider recognized Mr. Duvid Mengelkoch, who was present representing the petitioner. Mr. Mengel'koch stated that he had nothing to add to the staff= report. MOTION by Commissioner Threinen, seconded by Commissioner Wire to recommend approval of the site plan amendment for Tri-State Drilling & Equipment Company subject to the following conditions 1, Compliance with the City 8ngi neer's Memorandum. I PLATING COMMISSION MINUTES , October 24, 1979 2. All trash and waste be stored within the building, MOTION PASSED 7-0-0 All in Favor fan Con, Iris. ri nal Pl at Approval T# is item was introduced by staff who reviewed- the Oct(ber 19, 1979staff report. The petitioner has submitted a final plat to include only Phase I consisting of 7 single family dwellings and does not include the ba ante of the property. Also,, the petitioner is asking to commence construction of several model homes on the: property even though it is likely that sanitary sewer will not be available before their completions Phairman Schneider recognized Mr. flans Hagen representing Ban -Con, Inc. Mr. Hagen cknowledged that there is an existing house on Lot. 7 which is rented and will likely rettaan, and that the west yard (Vicksburg Lane) does not meet Code standards. He explained access 1'i the house would be from the east. Staff noted a ;rter from Mr. Rageo stating the balance of the development would be included in the plat for Phase II it is understood the design criteria set forth in the preliminary plat approval would be reflected on plans submitted then. MOTION by Commissioner Barron seconded by Commissioner Vasiliou to recommend approval of the final plat of Phase I of "Amhurst" RPUD 79-2 subject to the following conditions. I. Compliance with the City Engineer's Memorandum for this project. 2. Payment of park dedication fees in lieu for seven single family residential. lots in accordance with park dedication policy in effect at the time of final platting. 3.. All minimum yard setbacks shall' be in accordance with ordinance standards' with the following exceptions: sideyards to garage 5 feet, side yard to dwellings 10 feet; except lot 7'which has an existing dwelling with excep- tional setbacks: and is planned to remain, and any new construction must conform to current setback standards. 4i Issuance of building permits in Phase I shall be limited, to one until the final plat has been filed with Hennepin County. 5; Compliance with applicable sections of Section 9, Subdivision 2 of the Zoning Ordinance relative to final platting for planned unit developments. 5, No certificates of occupancy to be issued for dwelling purposes until City sewer and water connections have been made. Model homes ray be permitted subject to Building Official approval. MOTION PASSED 7-0-0 All in Favor Shen Ileslund 9063 Site Plan Approval This item was introduced by staff vilio reviewed the October 19, 1979 staff report. The petitioner is proposing the devOopment of two office/warehouse complexes PLANNING COMMISSION MINUTES 9 October 24, 1979 adjacent to each other at the northwest quadrant of the intersection of 23rd. Avenue North and 1-494. Community Development Coordinator Marvin Ray shouted slides of the area. Commissioner~ Threinen initiated discussion of the landscape plan. Community Develop- ment evelop ment Coordinator Marven Ray was requested to make a recommendation to the. Commission regarding landscaping on this site. Mr. Ray responded that there appeared to be additional landscaping warranted on the east side, and would recommend that low profile trees be used. in this area such as Green tush or Linden or Maples. He also recommended that they be planted at a distance of 7--10 feet on center on the east side, Chairman Schneider recognized Mir. Gary Eiteel representing Stepl>en Neslund. Mr. Eitel noted the Northern States Power Company Power line location, and stated that they had said that any plantings east of that line must be low profile. Low profile is any tree that is less than 20--24 feet in height at maturity, Mr. Eitel commented on the aesthetics of the proposed buildings due to the necessity for low profile landscaping on the east side, and said that they were trying to achieve an "office aprgarance" rather than a standard warehouse appeara„ce. Staff responded to requests for specific landscape amendments stating that deciduous trees should be a minimum 2 1/2” diameter; evergreen trees should be a minimum 6 feet high; .and the species types "J and H" along the east side should be extended :to "fill in" tha open spaces. Commissioner Steigerwald inquired as to what stipulations NSP had made for a barrier tnd the base of the tower, and Mr. Eitel replied that they would be required to at least a concrete curb and gutter and a retaining wall around the base of t;. power 1 i ne tower. MOTION by Commissioner Threinen, seconded by Commissioner Wire to recommend site plan approval subject to the following conditions: I. Compliance with the City Engineer's Memorandum. 2 Payment of park dedication fees in lieu of dedication in an amount determined according to verified acreage and according to the dedication policy in effect at the time ofbuilding permit issuance. 3. Appropriate easements ;provided for trail purposes per City corridor use plan, and construction of the designated trail per City specifications and plans approved by the City Engineer. 4.. All waste and waste containers shall be stored within the structure; S. Pio outside storage of materials or products, 6. B612 concrete curb stall be installed around all driving and parking areas, per City Policy Resolution No. 79-73. 7. Location of fire hydrants and fire lanes per City Policy and Code. 8. Site performance financial guarantee shall be termed for 24 months. 9,. All signs shall conform with the City ordinance standar+.is, subject to Commission review. PLANNING COMMISSION MINUTES -10- October 24, 1979 10. Compliance with City Policy Resolution No. 79-80 ategaroina development containing storm water holding facilities 11. Approval by the City Attorney of thoa joint parkivq lot/access easement. 12. Modify the landscape plan to require 2 1/2 inch diameter deciduous/6 foot high evergreen trees. MOTION by Commissioner Wire, seconded by Commissioner Lar on to amend #12 to include that the north green strip and west green strip to mid --point should .be planted with 2 1/2 inch deciduous trees 301 O.C. MOTION FAILED 3-3-1 Commissioners Steigerwald, Barron and Vasiliou Opposed; Commissioner Threinen Abstained: MOTION by Chairman Schneider, seconded by Commissioner "+Dire to amend #12 to include that the plantings on the east side south of the tower (2J -1N -3J) should be duplicated at the open spaces ontheeast side,. MOTION FAILED 3-3-1 Commissioners Steigerwald, Barron and Vasiliou Opposed; Commissioner Threinen Abstained. Chairman Schneider called for a vote on the main motion. MOTION PASSED 6-1-0 Chair -man Schneider Opposed because the landscaping needs enhancement, on the north, west and east sides. udy s Restaurant Site ,Plan Amendment Arp oval This item was introduced by staff who reviewed the October 23, 1979 staff report. This item has been referred back to the Planning Commission by the City Cour-1 i1 to expedite processing of the revised site plan and avoid delays to allow Ju6y'4 sufficient time to complete the alterations to their site before the cold weather sets in. Chairman Schneider recognized Mr. Benson and Mr. Larson representing the Petitioner. The revised site plan was discussed as submitted by the petitioner. Commissioner Barron commented that he felt there should be additional delineation at the west entrance and at the curved line to keep cars entering from the west entrance from getting into the order line. Commiss ober Vasiliou commented that she has observed that there is a waiting period no matter what time you go to the restaurant, and she feels that the interior operation needs to be speeded up. Commissioner Steigerwald inquired of staff as to whether or not other designs were submitted, and staff responsed that there had been three designs considered, but that the one submitted was preferred by the petitioner and appeared to eliminate 'the off-site stacking. MOTION by Commissioner Threinen, seconded by Commissioner Vasiliou to approve the reviced site plan subject to the following conditions: I. That the east drive be an entrance only, reduced to 16 feet wide, and clearly signed as an "Entrance Only". PLANNING COMMISSION MINUTES October 24, 1979 2. Landscaping financial guarantee be extended for 24 months from today's date. B• The lot consolidation/division of the property with Rauenhorst Corporation completed, elloinating substandard parcels, Commissioner Barron stated that he was oppossed to the design bt,..:iuse although it gets the traffic off the street, it creates a circulation problem on the site itself in four areas where traffic lanes must cross. He felt the i-:0ution to the problem was to relocate the drive up window. Mr. Larson stated that the expense of remodeling the interior was more than all the exterior modifications that were proposed and it was cost prohibitive. Mr. Larson spoke about the interior problems as being their inability to get adequate help. He has inquired from all the local schools and although they pay above the minimum wage, help has been difficult to find.. The drive up window accounts for 55 percent of the business at this Judy's facility, which exceeds their earlier expections and experience at other sites, Mr. 'Benson stated the critical time is 15-20 minutes at the noon hour, and no congestion or off-s-te stacking is anticipated with the new design. Commissioner Threinen stated that he felt that Judy's provides a service to the community, and if the proposed solution to the traffic stacking problem isn't resolved by this action, then the Planning Commission can review the situation again and deter aine whether or not to revoke their conditional use permit. MOTION to amend the main motion by Chairman Schneider, seconded by Commissioner Wire to extend the "horseshoe" shaped delineator to the northwest to keep patrons from cutting the corner and driving directly into the order fine. MOTION PASSED 5-1-0 Commissioner Barron Opposed Commissioner Barron stated concerns about trucks in the area and suggested that deliveries be limited to times other than noon. Mr. Larson stated every effort was made to do this and a sign was posted to that effect. He said the trucks were not making deliveries, but the drivers might be customers. Chairman Schneider called for a vote on the main motion as amended, MOTION PASSED 6-1-0 Commissioner Barran Opposed MOTION by Commissioner Threinen, seconded by Commissioner Barron to approve the minutes of the October 10, 1979 meeting. MOTION PA'ZSFD 5-0-2 Commissioners Vas i l i ou and Larson Abstained due to absence from that meeting. The meeting was adjourned at 11:50 p.m.