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HomeMy WebLinkAboutMinutes - 19760706~~ ~ MINUTES ORANGE COUNTY BOARD OF COMMIS52ONERS Tuesday, July 6, 1976 The Orange County Board of Commissioners met in regular session on Tuesday, July 6, 1976, in the Commissioners Room of the Courthouse in Hillsborough. Members present were Chairman Flora Garrett, Commissioners Norman Gustaveson, Jan Pinney, Norman Walker and Richard Whitted. Members absent were none. Others present were S. M. Gattis, County Administrator; Neal Evans, Finance Officer; Jeff Gledhill, County Attorney; and Agatha Johnson, Acting Clerk to the Board. The Chairman announced that the first item of business is to recog- nize persons not on this Agenda having business to transact with the Board. No one came forth. Chairman Garrett referred to Item I22 on the Agenda: Mr. Ebert Pierce, the County Extension Chairman, will introduce to the Board Mr. Hilton Vallines, a possible employee of the County. Mr. Pierce introduced Mr. Vallines to the Board and stated that Mr. Vallines would like to reside in an adjacent county for at least one year if he decided to come to work for Orange County. Mr. Vallines spoke to the Board and stated that all the details had not been worked out regarding his job as Agriculture Agent, however, if he did take the job, it would be necessary for him to live in Caswell County for at least one year before moving to Orange County. Commissioner Walker recommended that all details be worked out be- fore giving the final approval to hiring Mr. Vallines. Commissioner Gustaveson recommended that the Board endorse the invitation to hire Mr. Vallines, assuming details can be worked out. Commissioner Whitted moved that the Board endorse the invitation to hire Mr. Vallines and Commissioner Gustaveson seconded the motion. All members of the Board voted aye and the motion was declared passed. Chairman Garrett referred to Item VI on the Agenda: Public Hearing: To consider all matters relating to the paving through the assessment of SR #171.1, 1831, 1832 and 1833. The Chairman recognized Jeff Gledhill, the County Attorney. Mr. Gledhill informed the Board that the property owners still needed three signatures in order to have the required 75~ of participation. The Board agreed that the three signatures could be obtained without ex- cessive trouble, and that the project should continue with State Roads 1831, 1832, 1833 and 1711. Commissioner Gustaveson stated that he felt the cul-de-sac and other roads which adjoined these State Roads should be included in the paving project. Chairman Garrett interrupted the meeting at this time to recognize Mr. John Ingram, North Carolina Commissioner of Insurance. The Commissioner's meeting continued with Mr. Gledhill replying to Commissioner Gustaveson's comment. He stated that those roads could not be added to this project, however, a new project could be started, which would save the County and State money in paving cost. An unidentified female asked what effect the proposed I-40 Highway would have on the property of people who are paying their share of paving these roads. The County Attorney stated that if the proposed 2-40 Highway came X45 through the area, the State would compensate for the value of the pro- perty acquired. The County Attorney was instructed to start a new Project for.the adjoining streets and cul-de-sac and that a Preliminary Resolution for that project would be adopted on the third Tuesday's night meeting. The Board agreed that the Highway Department could start work as soon as the County gave them the go ahead. Commissioner Walker moved that the County ask the St1832Hi1g33Y Department to proceed with the work on State Roads 1831, and 1711. The motion was seconded by Commissioner Pinney. Discussion ensued and Commissioner Whitted called for the question. All members of the Board voted aye and the motion was declared passed. The County Attorney read a Resolution entitled "Final Assessment Resolution for the Financing by Orange County of the Local Share of 1833CLocatedPinlEno TownshipplOrangeaCountyasNorthlCarolina.1832' and Upon motion of Commissioner Gustaveson, seconded by CommQVSea ner Whitted, it was moved and adopted that the Resolution be app The Chairman referred to Item II: Approval of Minutes of June Meetings. The Chairman asked if there were questions concerning any sets of minutes. The minutes of June 16th were reviewed and Commissioner Gustaveson asked that the section on Page 2 pertaining to the EMS Council be re- written. The minutes of June 17th were reviewed and corrections pointed out. -...-. The minutes of June 24th were reviewed and corrections suggested. Upon motion of Commissioner Gustaveson, seconded by Commissioner Whiffed, it was moved and unanimou~pvedaopted that the minutes of June 15, 16, 17, 21 and 28, 1976 be app Commissioner Pinney moved that the minutes of the June 24th meeting be approved as corrected. The motion was seconded by Commissioner Walker. Voting Aye were Commissioner Garrett, Walker and Pinney. Voting nay were Commissioner Whitted and Gustaveson. The motion was declared passed. Upon motion of Commissioner Pinney, seconded by Commissioner Whitted, it was moved and unanimously adopted that the minutes of the June 7th and 8th meetings be approved. Discussion ensued concerning the minutes of the May 20th meeting. Upon motion of Commissioner Gustaveson, it was moved that the May 20th minutes be approved. Voting .aye were Commissioner Garretf, Gustaveson, and Whitted. Voting nay were Commissioner Walker and Pinney. The motion was declared passed. The Chairman referred to Item IX-A: Ms. Anne B. Fuller, repre- senting the Efland-Cheeks Development Association, will discuss with the Board of Commissioners roads in the Efland-Cheeks area. Mrs. Garrett recognized Ms. Buller who stated that this was a continuing discussion regarding improvement fo State Roads 1313, 1314, 1315 and 1320 in the Efland-Cheeks area. Mrs. Fuller stated that nature. some improvements had been made, however, it was not of a lasting 64~ She informed the Board that representatives of the Highway Department in Raleigh had said that the State would match funds provided by the County for the paving of these roads. Mrs. Fuller inquired, "where do we go from here?" Mrs. Garrett stated that Mr. Jones and Mr. Watkins of the Highway Department wanted to set a meeting to discuss the Secondary Roads Improve- ment Program prior to the up-coming public hearing. She suggested that the Efland-Cheeks roads be discussed at that time to see where the roads fall in the Secondary Roads Plans. Commissioner Whitted requested that Mr. Jones measure these roads before a meeting is scheduled. The County Attorney informed the Board that the Assessment Plan _ could be used far the paving of these roads at a cost of $1.00.. The Board scheduled July 12, 1976, as a meeting with Highway officials to discuss the Efland-Cheeks roads and other secondary roads in Orange County. Commissioner Gustaveson asked that Mr. ~Salcolm McGirt of Route #1, Chapel Hill, be informed of the July 12th meeting. Item IX-$: Action on the Department of Transportation recommenda- tion not to add Holly Drive, Trice and Whitley Roads to the State System. The Board agreed to defer these road matters to the meeting of July 12, 1976. The Chairman referred to Item V: Resolution requesting the State Department of Transportation to pave the driveway connecting the Eno Rural Fire Department with U. S. Highway #70. "Recognizing the significanti public service being offered by any Rural Fire Department; and Being aware of the policy to pave driveways leading off State Roads into many public service institutions; and Desiring to assist the Eno Rural Fire Department in its efforts to get paved the driveway leading from the State Road into its Volunteer Fire Station; The Orange County Board of Commissioners does hereby petition. the North Carolina Department of Transportation to pave the afore- mentioned driveway to enable the members of this Fire Department to better perform their duties as volunteer firemen." Upon motion of Commissioner Pinney, seconded by Commissioner Whitted, it was moved and unanimously adopted to approve the Resolution petitioning the N. C. Department of Transportation for Certain Paving. The next item for discussion was Item V - Resolution to Convey Certain Real Property Acquired through Tax Foreclosure Back to its Original Owner. The County Administrator advised the Board that the County had fore- closed upon this property because of failure to pay taxes and now the property was for sell and Ms. Pinnix, the prior owner of the property wished to buy the property back at the County's price. Commissioner Walker questioned the loss of one year taxes on the property and stated that he felt Ms. Pinnix should pay the difference. The County Attorney stated that the amount .should be not less than the taxing unit on the property, the value of Orange County's interest in the property. Commissioner Pinney moved that the Resolution to sell and convey to Hallie Julia Pinnix, aka Hattie Julia Pinnix, property described in Deed Book 253, Page 1429, be adopted. The motion was seconded by Commissioner Whined. Voting aye on the motion were Commissioner Gustaveson, Garrett, Pinney and Whitted. Commissioner Walker passed and his vote was recorded as a yes vote. The motion was declared passed. "TT IS HEREBY RESOLVED that Orange County through and by its governing unit pursuant to North Carolina General Statute 105-376 (c) s47 will sell and convey to Hattie Julia Pinnix, aka Hattie Julia Pennix, that certain piece of property owned by orange County, and more particularly defo~ibhe priDEe~fB~pghtSHundred,lSeventy- Orange County Registry, One and 63/100 bollards ($871.63). This, the 6th day of July, 1976." Chairman Garrett referred to Item VII: Ms. Jane Monroe, nominated to the Orange County Council on the Status of Women by Chairman Garrett has resigned. Chairman Garrett will nominate a replacement. Chairman Garrett nominated Ms. Kristi Lee of Chapel Hill as an appointee to the Orange County Commission on the Status of Women. • Upon motion of Commissioner Whitted, seconded by Commissioner appointednto1theaOrangedCaunty Commissionaonpthe StatusroftWomen,be Item IX: Issues Iterating to Roads C. Chairman Garrett will report results of contadts with the Department of Transportation concerning erection of a stop light at intersection of US 70A and Old NC 86. Chairman Garrett informed the Board that she had received a letter from Mr. Jones which stated that a study revealed that the intersection of Hwy 70A and Old 86 did justify the installation of a traffic signal. She stated that this request must be put in writing to Mr. Perry Greene of the Highway Department in order for money to be allocated for this equipment. She requested that a stop light also be installed at the intersection of Highway 70 and 751 and that a study had been conducted and a stop light was justified at this intersection. The Acting Clerk was instructed to write Mr. Greene concerning these requests in addition to improvements to Highways 54 and 86. -• Upon motion of Commissioner Pinney, seconded by Commissiner walker, it was moved and unanimously adopted that a letter be sent to Mr. Perry Greene of the Department of Transportatien and Highway Safety stating these requests be included as part of the Seven Year Improvement Plan. The Chairman stated further that several representatives from Orange County had attended the Seven Year Improvement Plan Meeting and they had spoke of the needed improvements to Highway 54 and 86. She stated that any further request to be included in the Improve- . ment Plan must be submitted within ten days of the meeting. The Chairman referred to Item X on the Agenda: Issues referred to the Orange County Board of Commissioners by the Caunty Planning Board. Fallowing the joint public hearing of June 1, 1976, the Orange County Planning Board considered and unanimously recommended to the Orange County Board of Cammissioners that the petitions to re- zone listed below be granted: (1) Eno Township Tax Map 8 Lot 32 A requesting rezoning from Residential to Rural Processing and filed by Mr. Lawrence Summey. Chairman Garrett recognized Chris 'Edwards who stated that this property was located on New Sharon Church Road and that Mr. Summey __ wanted the praperty rezoned to build a meat processing pla~xt. ~• petition had been filed by neighbors who were in favor of the rezoning. _..... Upon motion of Commissioner Walker, seconded by Commissioner Pinney, it was moved and unanimously adopted to approve the rezoning of Tax Map 8, Lat 32A from Residential to Rural Processing. (2) Eno Township, Tax Map 25, Parcel BO requesting rezoning from Residential to General Commercial and filed on behalf of Hillsborough Inn, Inc. Mr. Edwards stated that this was a 15 acre tract located off of Highway 70 behind the Confederate Inn and General Sherman Restaurant. He stated that there were no definite plans for the property. 648 Mr. Irvin Dobson, Planning Director, stated that this area was designated as a community area, however, General Commercial would not be incompatible with the existing area. Commissioner Whitted questioned the availability of .:utilities along the Highway 70 strip and the general congestion of the area. He inquired if commerial use would provide a safe design of ingress and regress in the area. Mr. Dobson replied that this would not be most desirable. A spokeman for Hillsborough Inn, Inc. spoke of the commercial versus residential for the area and said that he felt there would be less pro- blems with commercial than with residential. - Commissioner Walker moved that the rezoning fox Tax Map 25, Parcel _ 80 be approved. The motion was seconded by Commissioner Pinney. Discussion ensued. The County Attorney stated that if this pro- perty was rezoned to commercial, that any type of commercial would apply since there were na design standards. Commissioner Gustaveson called far the question. Voting aye on the motion were Commissioners Walker and Finney. Voting nay were Commissioner Garrett, Gustaveson, and Whitted. The motion was declared defeated. Minor Subdivisions - k3-3: B. H. Copeland: This plat proposers the subdivision of a,7..87 acre parcel from a 32 acre tract. This property is located near Calvander. The Planning Board approved this proposal by a unanimous vote. Upon motion of Commissioner Pinney, seconded by Commissioner Walker, it was moved and unanimously adopted to approve the plat of B. H. Copeland. B'4: Dennie Denton: This plat proposes the subdivision of a 3 acre parcel from a 10 acre tract. Access is obtained off Seven Springs Road, a dedicated roadway that is not part of the State System. The -_. Planning Board recommends a variance from State road construction standards be granted. The Planning Board gave its unanimous approval to this proposal. Discussion ensued and it was pointed out that the previous owner of this property had sold this property to Mr. Denton without a plat, and that the approval of the plat was being made after the fact. Commissioner Walker questioned the previous owner's right to subdivide illegally. Commissioner Whitted moved that the plat of Dennis Denton be approved. Commissioner Pinney seconded the motion. Voting aye were Commissioner Walker, Whitted, and Pinney, Garrett, and Gustaveson, and the motion was declared passed. C. Final Plats 5. Willie Wilson: This plat proposes .the division of a 4 acre. parcel into 3 lots. Access to Craig Road will be obtained through a private road. The Planning Board gave its unanimous approval to this proposal. Mr. Edwards informed the Board that Mrs. Wilson has agreed to put a road in, but the road would not be build to any specific standards. Commissioner Walker moved that':the Willie Wilson plat be approved and Commissioner Pinney seconded the motion. Discussion ensued concerning the road to be constructed.: Commissioner Pinney called for the question. Voting aye on the question were Commissioners Walker, Whitted, and Pinney. Voting nay were Commissioner Garrett and Gustaveson. Voting aye on the motion were Commissioner Walker, Whitted and Pinney. Voting nay were Commissioner Garrett and Gustaveson. 649 Chairman Garrett stated that she felt the Board should have re- reviewed the Road.St~ndards before yotinc~ on this plat. D-6: Nettie Bynum: This plan proposes division of an 8 acre tract into 4 two-acre parcels. Access will be obtained through a private road connecting with SR #1941. The Planning Board gave its unanimous approval to this proposal. On June 7th, the Board of Commissioners considered and rejected this plan. Mr. Edwards stated that Mrs. Bynum had agreed to bring the lot lines up to the road so each property owners would own part of the road. Commissioner'.Walker moved to approve the plat of Nettie Bynum and Commissioner Pinney seconded the motion. Discussion ensued concerning the private road standards as related to this property. Commissioner Pinney called for the question. Chairman Garrett called for the vote on the motion. Voting aye were Commissioners Walker, Whitted and Pinney. Voting nay were Commissioners Garrett and Gustaveson. The. motion was declared passed 7. Henry Trice: This plat proposes the division of a 19 acre tract into three parcels, one four, one five and the other ten acres in size. Access will be obtained through a private road to SR #1718. The Planning Board gave its unanimous approval to this proposal. The Board of Commissioners considered this plan June 7th and referred it back to the Planning Board for further consideration. This resubmitted plan is identical to the one rejected on June 7th. Mr. Edwards informed the Board that the Planning board does not .feel a private road is the best solution to this access problem and is sending this plat back to the Commissioners. Bob Cooper, an owner of one tract of this property requested permission to speak. Mr. Cooper said that he purchased a tract of this property with no specific plans for the property. He owns the tract at the furthest point on the private road. Mr. Cooper stated that he did not want a road built to State Standards on the property. Commissioner Garrett inquired concerning the maintenance of the private road and Mr. Cooper stated that he would bear his share of the cost of maintaining the road. Commissioner Pinney moved to approve the Henry Trice plat using the existing road, which would reverse the previous decision made by the Board. The motion was seconded by Commissioner Gustaveson. Discussion ensued concerning the status of the existing road. Mr. Finney called for the question. All members of the•Board voted aye and the motion was declared passed. 8. Victor Zinn: This plan proposes the subdivision of a 32 acre tract into 7 parcels ranging in size from three to eight acres each. A private road to v1d Highway 86 provides access far these lots. The - Planning Board gave its unanimous approval to this plat. The Board of Commissioners considered and rejected this plan about six months ago before the private road provisions to the Planning Ordinance were implemented. Mr. Edwards stated that provisions for maintenance of the private road had been agreed upon by owners of the property on the road. Commissioner Pinney stated that this was a very dangerous area of Highway 86 in that the private road would be opposite a trailor court entrance and that a fence prohibited a view onto Hwy. 86 from the side road. Commissioner Pinney moved that the Victor Zinn plat be denied. The motion was seconded by Commissioner Walker. ssv Voting aye were Commissioner Pinney and Walker. Voting nay were Commissioners Gatbett, Gustaveson and Whitted. The motion was declared defeated. The Chairman announced that the matter was still open for addi- tional discussion. Commissioner Gustaveson stated that he disagreed with Mr. Pinney's opinion and Commissioner Gustaveson moved that the Victor Zinn plat be approved. Commissioner Whitted seconded the motion. Voting aye were Commissioner Garrett, Gustaveson and Whitted. Voting nay were Commissioner Pinney and Walker. The motion was declared passed. 9. Willford Woods: This plan proposes the division of an eleven acre parcel into four lots ranging from two to four acres in size each. The Planning board gave its unanimous approval to this request. This property will be in the newly created agricultural-residential district if the proposed County Land Use Plan is implemented. The land is loc- ated in Eno Township and access will be through the same road used by the Spring Valley Lake. A 60 foot easement has been granted from ad- joining property owners. It was explained to Mr. Woods that as soon as the Zoning Ordinance Amendments were adopted for the Eno Township, an Impact Environmental Statement would be needed. Mr. Woods stated that he would be glad to do whatever is required of him. Commissioner Walker moved that the Willford Woods Plat be approved. The motion was seconded by Commissioner Gustaveson. Further discussion ensued. Mr. Walker stated that he wanted Mr. Woods to know that an Impact Environmental Statement was not needed at this time, but will be needed after the Zoning Amendments were adopted. Commissioner Walker called far the question. All members of the Board voted aye and the motion was declared passed. 10. Foxlair: This plan proposes the subdivision of a 65 acre par- cel into 19 lots each between three and four acres in size. Access will be obtained by a public road built to State Standards and connecting with 5R #1723. The Planning Board gave unanimous approval to this plat. Mr. Edwards informed the Board that perk tests have been made, how- ever, all the results have not been received because of the rainy weather. He stated that the Sedimentation Officer has inspected the land and is please with it. Commissioner Walker moved that the Foxlair plat be approved. The motion was seconded by Commissioner Pinney. All members of the Board voted aye and the motion was declared passed. The Board adjourned for lunch. a Mr. Walker was not present for the afternoon session of the meeting. The Chairman referred to Item X-E: 11. Tumble-Run: This plan proposes the division of a 125 acre tract in the University Lake Watershed into seventy lots each a little - over one acre in size. Same open space is provided in their proposal. The Planning Board is referring this plat to~.the Board of Commissioners for comment prior to taking any action. Mr. Edwards stated that the overall design of the land is good, however, Mr. Oddo does see some erosion problems. Discussion ensued. The Board agreed that the sketchplan for Tumble-Run should be presented to Chapel Hill, and Carrboro Planning Board, the University Utilities, and the 208 Study Group for their review. Mr. Edwards reminded the Berard that the sketchplan must be acted upon by the 19th of July. Mr. Edwards was requested t4 have the sketchplan reviewed by the above stated Boards and study groups. F. Proposed Amendments: After the joint Public Hearing of June 7, 1976, and consideration at their meeting of June 2lst, the Orange County Planning Board does recommend to the Orange County Board of Commissioners that the Orange County Land Use and Subdivision Ordinances be amended as follows: (1) Land Use: _ Section 6.3 minimum lot width Residential Districts change one (1) acre to 40,000 square feet. _... (2) Subdivision Regulations: (a) Definitions: "Subdivision" - (2) change "five acres" to read "Ten acres". - (b) Section III-E Endorsements: Add after "left side" and before "of the Plat"- - "or right side." (o) Add III-C-6: The Preliminary Plan of a proposed subdivision shall be presented to the Orange County Sedimentation Control Officer, who shall review said plan. If, based on the. Orange County Sedimentation Control Ordinance, the Sedimentation Control. Officer determines a Sedimentation Control Plan is needed, such a plan shall be required and must be approved by the Sedimentation Control Officer before Final Plat Approval. Upon motion of Commissioner Gustaveson, seconded by Commissioner Whitted, it was moved and adopted that the Orange County Land Use and Subdivision Ordinance be amended. G. Suggested revision of the Subdivision Ordinance to accompany the Subdivision with Private roads. (d) Delete from Section IV-B-1-e all but the first sentence. (e) Add Section III-A-5-g-1. If the subdivision is to contain private roads, a verified certi- ficate, signed by the owner of the land subdivided, attesting the fact that an instrument will be recorded contemporaneously with the recorda- tion of this approved final plat which guarantees (a) a right of access to any private road in the subdivision by all lots served by the road, and (b) maintenance of any private road in the subdivision at the standards set by approval. The guarantees of right of access and maintenance of any private road in the subdivision shall run with the-land and the guaranteeing instrument will be presented to the County Commissioners for approval with the final plat. Upon motion of Commissioner Gustaveson, seconded by Commissioner Whitted, it was moved and adopted that the revision of the Subdivision Ordinance be approved. Chairman Garrett referred to Item X on the Agenda: Issues referred to the County Commissioners by the County Planning Board. H. The Planning Department has developed a set of construction standards far private roads it is submitted to the Board of Commissioners for their consideration and col4ment. Discussion ensued concerning the proposed road standards and the Commissioners suggested that changes be made in the requirement for 4 inches of stone and that approval of any substitution must be made by the Orange County. Planning for the Orange County Board of Commissioners with recommendations from the Sedimentation Officer, Further discussion ensued concerning what roads were Class A or Class B. Mr. Dobson stated that the burden of proof is on the developer as to what class the roads fall. The Board agreed to talk more about the Roads Standards on the third Tuesday's night. 65~ Item T and J of Agenda Item X were deferred until, the third Tuesday's night meeting. The Planning Director reviewed briefly with the Board the pro- posed Land Use flan for Eno and Chapel Hill Townships. He stated that the plan was being printed and would be returned shortly. Mr. Dobson stated that the different areas in the the two town- ships had been divided into categories, and that the Planning Board, along with the Chapel Hill and Carrboro Planning Board, recommend that growth be encourage within the University Lake area over the next ten years, if water and sewer is provided. He stated that Chapel Hill has a natural green belt area. Further discussion ensued concerning the streams and tributories in Chapel Hill Township. The Board agreed to schedule a work session with the Planning Berard and Staff for Wednesday, July 14, 1976, at 12:30 p.m. Mr. Dobson is to notify the different Boards as to the place to meet. The Board of Commissioners scheduled a Public Healing for the Land Use Plan for August 9, 1976. The Board also agreed to change the regular third Tuesday's meeting in August to August 24th instead of August 17th, since August 17th is a primary election night. The County Attorney was requested to review the Animal Shelter Con- tract for discussion on the third Tuesday's night in July. Commissioner Gustaveson moved that the meeting adjourn .to meet again on July 12, 1976, to finish the Agenda and to discuss road matters. Flora R. Garrett, Chairman Agatha Johnson, Acting Clerk MINUTES ORANGE COUNTY BOARD OF COMMISSIONERS July 12, 1976 The Orange County Board of Commissioners met i.n special session an Monday, July 12, 1976, at 7:30 p.m., in the Commissioners Room of the Courthouse in Hillsborough. Members present were Chairman Flora Garrett, Commissioners Norman Gustaveson, Jan Pinney, Norman Walker and Richard Whitted. Members absent were none. Others present were S. M. Gattis, County Administrator, Neal Evans, Finance Director, A. B. Coleman, Jr., County Attorney, and Betty June Hayes, Clerk to the Board. Chairman Garrett announced two items of of things that had been happening this week. Mayor Wade gavin of Durham is the Chairman of the 201 Wastewater Treatment Committee and he has called a meeting on July 13, 1976, for the Council of Governments at the Research Triangle Park. All governing bodies were requested to sent representatives in order that all units can be informed as to the recommendations of the committee. A11 members of the Board of Commissioners were urged. to attend. The Chairman stated that Durham had appointed a Manpower Study _ Committee and they have asked Orange County if they would be willing to put into writing some of the Board's concerns and same of the changes we would like in the new Consortium. Chairman Garrett requested the County Manager to secure a copy of the Consortium Contract. The dead- line for all replies has been tentatively set for Friday, July 16, 1976, at lo:oo a.m.