Planning Commission

CITY OF PITTSBURG PLANNING COMMISSION AGENDA JULY 14, 2026 CITY HALL COUNCIL CHAMBER 65 CIVIC AVENUE, PITTSBURG, CA REGULAR MEETING 7:00 PM Planning Commission Members Donna Smith, Chair Elissa Robinson, Vice-Chair Jennifer Ingram, Commissioner Deandra Stokes, Commissioner Ivelina Popova, Commissioner Reilly Kent, Commissioner Sarah Foster, Commissioner Any member of the public who wishes to address the Commission should complete a Speaker’s Card, available on the public counter below the dais. Please note on the card the agenda item number, or, for items not listed on this agenda, a brief description of the issue on which you would like to address the Commission. Give the completed form to the Minutes Clerk or a staff member, who will give the card to the Commission Chair. The Chair will invite the speaker(s) to the podium at the appropriate time during the meeting. Each individual will be given three minutes to address the Commission, unless additional time is allowed as provided for spokespersons. Prior to speaking, each speaker is requested to state his or her name and business and city of residence in a clear and audible tone of voice. For items listed under the “Public Hearings” or “Commission Consideration” portions of this agenda, the public hearing or public comment period will follow a brief presentation on the item by Planning Department staff and/or the project applicant. A decision by the Planning Commission is not final until the appeal period expires 10 calendar days after the date the decision occurred. The applicant, City Council member(s), City Manager, or any affected person may appeal the denial, approval, recommendation, or any condition of approval of an item within the 10-day appeal period. A completed appeal form and the applicable filing fee must be filed with the City Planner, 65 Civic Avenue, Pittsburg. The appeal form must include the name and address of the appellant and state the reasons for the appeal. The appeal will be set for City Council consideration and appropriate public notification given. The Commission requests that you refrain from disruptive conduct during the meeting and that you observe the order and decorum of the Council Chamber. Please turn off or set to vibrate all cellular phones, and refrain from making personal, impertinent or slanderous remarks. Boisterous or disruptive behavior while the Commission is in session, and the display of signs in a manner that violates the rights of others or prevents others from watching or fully participating in the Planning Commission meeting is considered counterproductive and will not be tolerated, and the Commission Chair can order any person who engages in such conduct to leave the Council Chamber. This agenda was posted in City Hall on Friday, July 10, 2026 Page 1 of 24 CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE DELETIONS, WITHDRAWALS OR CONTINUANCES CONSENT 1. Minutes Minutes of June 9, 2026 ZONING ADMINISTRATOR REPORTS 2. Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator Public Hearing The Zoning Administrator submits one Notice of Intent to Exercise Delegated Design Review Authority and one Notice of Intent to conduct a Zoning Administrator Public Hearing for a Tree Removal Permit to remove three (3) protected trees, pursuant to Pittsburg Municipal Code Section 18.84.835 (F). COMMITTEE REPORTS COMMENTS FROM THE AUDIENCE STAFF COMMUNICATIONS ADJOURNMENT OF PLANNING COMMISSION MEETING Page 2 of 24  NOTICE TO PUBLIC GENERAL INFORMATION Copies of the open session agenda packets, as distributed to the City Council, are on file in the office of the City Clerk, 65 Civic Avenue, Pittsburg, California, and are available for public inspection, beginning 72 hours in advance, during normal business hours (8:00 a.m. – 5:00 p.m., Monday through Friday, except City holidays). Full agenda packets are also located on the City’s website at www.pittsburgca.gov. If any reports or documents, which are public records, are distributed to the City Council less than 72 hours before the meeting, those reports or documents will be available for public inspection in the City Clerk’s Office and on the day of the meeting in the Council Chamber at the public counter area below the dais. SPEAKER’S CARD Members of the audience who wish to address the City Council on issues that are not scheduled for the agenda and on any items listed as part of the agenda should complete a Speaker’s Card available at the dais. Please read the card carefully in order to fill out the card properly. Submit the completed card to the City Clerk before the item is called, preferably before the meeting begins. Individuals will be given up to three minutes to address the Council unless additional time is allowed as provided for spokespersons. Speakers are not permitted to yield their time to another speaker. Prior to speaking, each member of the public shall state their name and business and City of residence in a clear and audible tone of voice. Pursuant to the Brown Act, no action may be taken by the City Council on items not already scheduled on the agenda; however, the City Council may refer your comments/concerns to staff or request that the item be placed on a future agenda. PUBLIC HEARINGS Persons who wish to speak on Public Hearings listed on the agenda will be heard when the Public Hearing is opened, except on Public Hearing items previously heard and closed to public comment. After the public has commented, the item is closed to public comment and brought to the Council/Agency level for discussion and action. Further comment from the audience will not be received unless requested by the Council/Agency. There is a 90-day limit for the filing of a challenge in the Superior Court to certain City administrative decisions and orders which require a hearing by law, the receipt of evidence, and the exercise of discretion. The 90-day limit begins on the date the decision is final (Code of Civil Procedure Section 1094.6). Further, if you challenge an action taken by the City Council in court, you may be limited, by California law, including but not limited to Government Code Section 65009, to raising only those issues you or someone else raised in the public hearing, or in written correspondence delivered to the City Council prior to or at the public hearing. The City Council may be requested to reconsider a decision if the request is made prior to the next City Council meeting, regardless of whether it is a regular or special meeting. NOTICE TO THE DISABLED AND VISUALLY OR HEARING IMPAIRED In compliance with the Americans with Disabilities Act, the City of Pittsburg will provide special assistance for disabled residents. Upon request, an agenda for any meeting shall be made available in appropriate alternative formats. The Council Chamber is equipped with sound amplifier units for use by the hearing impaired. The units operate in conjunction with the Chamber’s sound system. You may request the sound amplifier from the City Clerk for personal use during Council meetings. If you need special assistance to participate in this meeting, or are requesting a specially formatted agenda, please contact the City Clerk at (925) 252-4850. Notification 48 hours prior to the meeting will enable the City to make reasonable arrangements to ensure accessibility to this meeting or provide the requested agenda format. (28 CFR 35.102-35.104 ADA Title II) DISRUPTIVE CONDUCT The Council requests that you observe the order and decorum of our Council Chamber by turning off or setting to vibrate all cellular telephones and electronic devices, and that you refrain from making personal, impertinent, or slanderous remarks. Boisterous and disruptive behavior while the Council is in session, and the display of signs in a manner which violates the rights of others or prevents others from watching or fully participating in the Council meeting, is a violation of our Municipal Code and any person who engages in such conduct can be ordered to leave the Council Chamber by the Mayor. LIVE MEDIA BROADCASTING ADVISEMENT City Council meetings are webcast live on the City’s website at www.pittsburgca.gov on the Agendas and Live Meetings page. Past meetings and approved minutes are also archived on that webpage. Watch the live meeting via the City’s webcast (www.pittsburgca.gov - Agendas and Live Meetings), on Comcast Channel 24 Delta TV, AT&T U- Verse Channel 99 Delta TV. Contact the City Clerk’s office at (925) 252-4850 for more information Page 3 of 24  MINUTES OF A REGULAR MEETING OF THE PITTSBURG PLANNING COMMISSION June 9, 2026 A regular meeting of the Pittsburg Planning Commission was called to order by Chair Smith at 7:05 p.m. on Tuesday, June 9, 2026, in the Council Chambers at City Hall, 65 Civic Avenue, Pittsburg, California. ROLL CALL Present: Chair Smith, Vice-Chair Robinson, Commissioners, Kent, Popova, Stokes Absent: Commissioner Ingram Staff: Assistant Director of Community and Economic Development John Funderburg, Assistant Director of Public Works/Engineering Gina Haynes, Associate Planner Kelsey Gunter, Administrative Analyst I Candace Hatch PLEDGE OF ALLEGIANCE Commissioner Stokes led the Pledge of Allegiance. DELETIONS, WITHDRAWLS OR CONTINUANCES There were no deletions, withdrawals or continuances. COMMENTS FROM THE AUDIENCE There were no comments from the audience. CONSENT 1. Minutes Minutes of May 26, 2026 2. Esperanza Apartments at San Marco (Village M), Extension of Design Review Approval, AP-26-0060 (EXT) A request to approve a third, three-year extension of approval for design review of plans to construct a 318-unit apartment complex, consisting of twelve three-story buildings and one clubhouse, on a 13.3-acre site located at 2009 W Leland Road and known as ‘Village M’ of the San Marco PD (Planned Development, Ordinance No. 24-1519) District. Assessor’s Parcel Nos. 091-050-068 and portion of 091-050-069. 3. 7 Brew Coffee – Freestanding Monument Sign, AP-26-0056 (SR) An application submittal by Russo Orsi of Forza Development on behalf of 7 Brew Coffee, requesting approval of Sign Review application to construct a 5-foot-tall freestanding monument sign, located at 2155 Railroad Avenue. The site is located within the Transit Village Subarea of the Railroad Avenue Specific Plan (RASP) and has CC-Community Commercial zoning land use classification. Assessor’s Parcel No. 088-183-011. Planning Commission Minutes Page 1 of 3 June 9, 2026 Page 4 of 24  On a motion by Commissioner Popva, approving the consent item(s), seconded by Commissioner Foster: AYES: Foster, Kent, Popova, Robinson, Smith, Stokes NAYES: None ABSTAIN: None ABSENT: Ingram Secretary Funderburg updated the Commissioners on the arrival of Commissioner Ingram at 7:08 pm. PUBLIC HEARING 4. Blue Wave Car Wash Time Extension, AP-26-0016 (EXT), AP-21-1562 (UP, DR, RZ) A public hearing was held for a request to approve a three-year time extension of the Use Permit and Design Review approval entitlement for the Blue Wave Care Wash project (AP-21- 1562). Blue Wave Car Wash was originally recommended for approval by the Planning Commission to City Council under Planning Commission Resolution No. 10213. The City Council subsequently adopted Ordinance No. 23-1506 and Resolution No. 23-14236 and 23-14237, approving the project. The Blue Wave Car Wash entitlements were set to expire on February 6, 2026. On January 29, 2026, the applicant filed a request for a three-year time extension. The parcel is located in the CC-O (Community Commercial with a Limited Overlay) Zoning District and is identified as 1160 East Leland Road. Assessor’s Parcel No. 088-230-028. Associate Planner Kelsey Gunter gave a presentation. Applicant Isaac Suarez spoke on behalf of the project. Acting Chair Robinson opened the public hearing. Public Comment was received by the following: Joe Kidron, Business owner Charles Olson, Applicants Attorney There were no other public comments, Acting Chair Robinson closed the public hearing. On a motion by Vice-Chair Robinson, approving a three-year time extension of the Use Permit and Design Review approval entitlement for the Blue Wave Car Wash project (AP-21- 1562), Assessor’s Parcel No. 088-230-028, seconded by Commissioner Foster: AYES: Foster, Ingram, Kent, Popova, Robinson, Smith, Stokes NAYES: None ABSTAIN: None ABSENT: None STAFF COMMUNICATIONS Secretary Funderburg provided an update to the Planning Commission on the tentatively scheduled items for upcoming meetings. One (1) items tentatively to be presented at the June 9, 2026, meeting: 1. AP-21-1570 Public Hearing for Revocation of Use Permit for Day Spring Spa – Public Hearing for the Revocation of Use Permit NO. 21-1570 (Adopted under Planning Commission Resolution NO. 10171), which established a foot reflexology and message therapy business within an existing 1,536 square-foot commercial space located at 1353 Buchanan Road. The property is located within the Highlands Square Shopping Center. Assessor’s Parcel No. 088-460.002. Planning Commission Minutes Page 2 of 3 June 9, 2026 Page 5 of 24  Secretary Funderburg announced that there are no items tentatively scheduled for the July 14, 2026, meeting. Secretary Funderburg announced that the Pittsburg Police Department will be hosting additional Classic Car Shows on June 11, 2026, and June 25, 2026. Secretary Funderburg announced that on Thursday, June 11, 2026, at Noon, the City will be hosting a watch party for the FIFA World Cup down at the Maria Center located at 51 Marina. There were no further staff communications. COMMITTEE REPORTS There were no committee reports. ADJOURNMENT The meeting was adjourned at 7:51 p.m. to June 23, 2026. Respectfully Submitted, ____________________________ John Funderburg, Secretary Planning Commission Minutes Page 3 of 3 June 9, 2026 Page 6 of 24  CITY OF PITTSBURG PLANNING COMMISSION STAFF REPORT July 14, 2026 ITEM: Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator Public Hearing ORIGINATED BY: City of Pittsburg, Zoning Administrator, 65 Civic Avenue, Pittsburg, CA 94565 SUBJECT: The Zoning Administrator submits one Notice of Intent to Exercise Delegated Design Review Authority and one Notice of Intent to conduct a Zoning Administrator Public Hearing for a Tree Removal Permit to remove three (3) protected trees, pursuant to Pittsburg Municipal Code Section 18.84.835 (F). RECOMMENDATION: Staff recommends that the Planning Commission acknowledge receipt of the attached Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator Public Hearing. BACKGROUND: Delegated Design Review Authority Delegated Design Review Authority: Planning Commission Resolution No. 9444, as later amended by Resolution No. 9918, allows for delegation of nine categories of design review applications from the Planning Commission to the Zoning Administrator, as follows: 1. Freestanding signs: Applicable to signs not already part of a sign program; must be consistent with sign standards and architecturally compatible with associated building. 2. Wireless Communication Equipment: New or replacement antennas on existing poles and their related equipment. 3. Minor Building Remodels: Limited to changes in building colors, awnings, fenestration, and finishes. 4. Changes to Existing Parking Lots. 5. Changes to Existing Landscaping. 6. Additions to Existing Buildings: Additions must be smaller than 2,500 square feet and designed to complement existing building architecture. Page 1 of 4 Page 7 of 24 Planning Commission Staff Report Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator public hearing 7. New Model Homes in Approved Subdivisions. Must be consistent with the general size, quality of architecture and materials, and general character of the originally approved models. Must comply with approved zoning development standards. 8. Ancillary Structures: Structures in any district where visual impacts are minimal, including miscellaneous mechanical equipment associated with legal uses in the Industrial Districts. The intent of the delegation is to allow a more efficient approval process for non- controversial design review applications, without compromising the integrity of the design review process or removing from public scrutiny those projects that would be most visible or of high interest to the general public. Prior to approving any delegated design review application, the Zoning Administrator must notify the Commission of his or their intent to exercise delegated design review authority. Copies of resolutions approving any delegated design review application must also be provided to the Commission. Zoning Administrator Hearing Pursuant to Pittsburg Municipal Code (PMC) Section 18.84.845(A), approval by the Zoning Administrator is required prior to the removal of any protected tree. The project applicant, Lance Davis of BrightView Landscapes, Inc., on behalf of the property owner, Cardenas Markets, is requesting authorization to remove three (3) protected trees, as defined in PMC Section 18.84.835(F). “Protected tree” is defined as any of the following: 1. A California native tree, as identified in the Calflora online database of wild California plants, that measures at least 50 inches in circumference (15.6 inches diameter) at four and one-half feet above grade, regardless of location or health; or 2. A tree of a species other than a California native that measures at least 50 inches in circumference at four and one-half feet above grade and is either on an undeveloped property, located on public property or within the right-of-way, or located on private property and is found to provide benefits to the subject property as well as neighboring properties, subject to determination by the city planner; or 3. A tree required to be planted, relocated, or preserved as a condition of approval of a tree removal permit or other discretionary permit, and/or as environmental mitigation for a discretionary permit. The request has been filed due to all three trees having surface roots that have extended under the paved walking/biking path area and have raised the pavement as much as four to five inches (4”-5”). Page 2 of 4 Page 8 of 24 Planning Commission Staff Report Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator public hearing PROJECT DESCRIPTION: Since the last Commission meeting, staff has received one application requesting a Zoning Administrator Hearing and one requiring Delegated Design Review Authority under Resolution No. 9918: 1. Brightview Landscapes Inc - Tree Removal Permit, AP-26-0029 (TRP) This is an application by Lance Davis of Brightview Landscapes Inc., on behalf of the property owner requesting Zoning Administrator approval of a Tree Removal Permit to remove three (3) protected trees, as defined per Pittsburg Municipal Code (PMC) section 18.84.830 (F). The project site is located at 2100 Railroad Avenue, Pittsburg, CA 94565. The site is located within the Railroad Avenue Specific Plan (RASP). Assessor’s Parcel No.: 087-030-068. This project is delegated to the Zoning Administrator under PMC section 18.84.850(C). 2. 1187 Railroad Lane – Façade Improvements, AP-26-0072 (ADR) This is a Zoning Administrator consideration of an Application for Administrative Design Review by Veronica Garcia, requesting to improve the exterior of the commercial building located at 1187 Railroad Lane (APN 086-132-008) within the Service Commercial (CS) Zoning District. The proposed project includes the removal and replacement of the existing storefront windows, aluminum framing, and entry door with a new commercial storefront system. The replacement storefront will feature dark bronze anodized aluminum framing and 1-inch Lo-E 60 Solarban tempered glass. The existing storefront openings, dimensions, and overall building configuration will remain unchanged, and no structural modifications are proposed. The project also includes repainting the building’s exterior stucco surfaces using the existing color scheme. No changes are proposed to the building’s architectural style, exterior materials, or color palette. This project is delegated to staff under Category 3 (Minor Building Remodels) of Planning Commission Resolution No. 9918. GENERAL PLAN/CODE COMPLIANCE: Delegated Design Review Authority: Resolution No. 9918 established nine categories of design review applications upon which the Commission would authorize the Zoning Administrator to act. Resolution No. 9918, and PMC section 18.10.100, direct staff to notify the Planning Commission of intent to exercise delegated design review authority on any application that falls within one of those nine categories, prior to approving the application. Upon receiving such notification, a majority of the Commission may direct that the matter be scheduled for future consideration by the entire Commission. Page 3 of 4 Page 9 of 24 Planning Commission Staff Report Notice of Intent to Exercise Delegated Design Review Authority and Notice of Intent to conduct a Zoning Administrator public hearing Resolution No. 9918 also directs staff to keep the Commission informed about delegated design review application approvals by providing copies of resolutions adopted by the Zoning Administrator. Zoning Administrator Public Hearings: PMC sections 18.32.010 and 18.850.C., authorize the Zoning Administrator to hear and decide on applications for approval of variances, exceptions to fence regulations, tree removal permits. large day care homes, small recycling facilities, and wireless telecommunications collocation facilities. PMC section 18.10.100 directs the Zoning Administrator to notify the Planning Commission of his or her intent to schedule and conduct a public hearing on any application for which the Zoning Administrator is authorized to act, prior to the Zoning Administrator acting on the application. ANALYSIS: Not applicable. ACTION REQUIRED: Acknowledge receipt of the attached Notices of Intent. ATTACHMENTS: 1. Brightview Landscapes Inc - Tree Removal Permit, AP-26-0029 (TRP)-NOI 2. 1187 Railroad Lane – Façade Improvements, AP-26-0072 (ADR)-NOI 3. PC Resolution No. 9918 Prepared by: John Funderburg, Zoning Administrator Page 4 of 4 Page 10 of 24  NOTICE OF INTENT TO CONDUCT A ZONING ADMINSTRATOR PUBLC HEARING PURSUANT TO PMC 18.84.850. Tree Removal Permit at 2100 Railroad Avenue, AP-26-0029 (TRP). This is an application by Lance Davis of Brightview Landscapes Inc., on behalf of the property owner requesting Zoning Administrator approval of a Tree Removal Permit to remove three (3) protected trees, as defined per Pittsburg Municipal Code (PMC) section 18.84.830 (F). The project site is located at 2100 Railroad Avenue, Pittsburg, CA 94565. The site is located within the Railroad Avenue Specific Plan (RASP). Assessor’s Parcel No.: 087-030-068. This project is delegated to the Zoning Administrator under PMC section 18.84.850(C). Page 11 of 24  Cardenas Tree Removal (TRP) – Aerial View AP-26-0029 2100 Railroad Avenue Tree Removal Permit APN: 087-030-068 Project Site Page 12 of 24  Cardenas Tree Removal (TRP) – Aerial View AP-26-0029 2100 Railroad Avenue Tree Removal Permit APN: 087-030-068 Project Site Page 13 of 24  4931 Pacheco Blvd. Martinez, CA 9455 1/08/2026 Level 1 Arborist Report Location: Cardenas Mexican Market @ 2100 Railroad Ave. Pittsburg, CA 94565, the trees are located at the rear of the property by the loading dock. Species: California Pepper (Schinus molle) Heights: 25' - DBH: 12" / 26' - DBH: 21.5" / 34' - DBH: 23" Nature of Work: Request permission to remove (3) California Pepper trees and grind stumps to 4" below ground level. Condition: These California Pepper trees are in generally good health with little to no evidence of disease or infestation and no significant die-back or root rot. Category: 1 Reasons for Removal: All three trees have surface roots that have extended under the paved walking/biking path and they have raise the pavement as much as 4"-5" creating several trip hazards. The property owner has been cited by the City of Pittsburg for this hazard. Arborist Recommendation: It is my opinion that the only remedy to eliminate the tripping hazard would be to remove the 3 California Pepper trees, grind the stumps down to 4" below grade, and then remove the pavement and remove the surface roots causing the trip hazards, level the grade and repave the walking/biking path. Lance Davis ISA Certified Arborist: WE-13964A TRAQ Qualified Tree Risk Assessor 925.490.5092 Page 14 of 24 Cardenas Mexican Market - California Pepper Tree Removals 2025 Legend (3) California Peppe... (3) Map data ©2025 Imagery ©2025 Airbus, Vexcel Imaging US, Inc. Report a map error Proposal #1194999 Page 2 Page 15 of 24 Cardenas Mexican Market - California Pepper Tree Removals 2025 Proposal #1194999 12-08-2025 May 22, 2025 May 22, 2025 May 22, 2025 Schinus molle ID# 6 Schinus molle ID# 7 Schinus molle ID# 9 California Pepper Tree California Pepper Tree California Pepper Tree Height: 16'-30' Height: 16'-30' Height: 31'-45' Health: 60% - Fair Health: 60% - Fair Health: 60% - Fair Removal and Stump Grind to Ground Removal and Stump Grind to Ground Removal and Stump Grind to Ground Level Level Level Proposal #1194999 Page 3 Page 16 of 24  NOTICE OF INTENT TO EXERCISE DESIGN REVIEW AUTHORITY DELEGATED TO STAFF PURSUANT TO PLANNING COMISSION RESOLUTION NO. 9918 1187 Railroad Lane – Façade Improvements, AP-26-0072 (ADR) This is a Zoning Administrator consideration of an Application for Administrative Design Review by Veronica Garcia, requesting to improve the exterior of the commercial building located at 1187 Railroad Lane (APN 086-132-008) within the Service Commercial (CS) Zoning District. The proposed project includes the removal and replacement of the existing storefront windows, aluminum framing, and entry door with a new commercial storefront system. The replacement storefront will feature dark bronze anodized aluminum framing and 1-inch Lo-E 60 Solarban tempered glass. The existing storefront openings, dimensions, and overall building configuration will remain unchanged, and no structural modifications are proposed. The project also includes repainting the building’s exterior stucco surfaces using the existing color scheme. No changes are proposed to the building’s architectural style, exterior materials, or color palette. This project is delegated to staff under Category 3 (Minor Building Remodels) of Planning Commission Resolution No. 9918. Page 17 of 24 Project Site – 1187 Railroad Lane Page 18 of 24 1187 Railroad Lane – Administrative Design Review Elevations From Applicant Page 19 of 24 June 10, 2026 From Applicant City of Pittsburg Planning Department Re: Administrative Design Review Application Property Address: 1187 Railroad Avenue, Pittsburg, CA 94565 To Whom It May Concern: We as the property owners are proposing exterior improvements to the commercial building located at the above address. The scope of the work includes the removal and replacement of the existing storefront windows, aluminum framing, and entry door with new updated commercial windows. The proposed storefront will consist of dark bronze anodized aluminum framing with 1- inch Lo- E 60 Solarban tempered glass. The existing storefront openings, dimensions, and overall building configuration will remain unchanged. No structural modifications are proposed. In addition, the exterior stucco surfaces of the building will be repainted using the existing color scheme. No changes to the building’s architectural style, materials, or color palette are proposed. Attached are photographs of the existing building and product information for the proposed storefront for your review. Thank you for your consideration. Please let us know if any additional information is required. Best, Veronica Garcia Marco Garcia Page 20 of 24 Page 21 of 24 Page 22 of 24 Page 23 of 24 Page 24 of 24