Loading...
Minutes 1977-06-16MINUTES OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD June 16 1977 The regular meeting of the Cypress Planning Commission was called to order at 6.35 p m on Thursday, June 16 1977 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Chairman Robert Van Allen presiding PRESENT• ABSENT Commissioners Adler Friedmann Partin and Van Allen Commissioner Mullen Also present were Planning Director Brian Hawley Office Engineer Frank Dalesandro Assistant Planner Don Lamm and Deputy City Attorney Elizabeth Strauss PLEDGE OF ALLEGIANCE Commissioner Partin led the pledge to the flag. At staff's request, Chairman Van Allen added Item #6 to the agenda regarding County Zone Change #77-9, and Item #7 regarding vacation of a storm drain at the southwest corner of Valley View and Orange Avenue Traffic Commissioner Elsie Carruthers read and presented a resolution adopted by the Commission requesting that a closer working relationship be established between the Traffic Commission and the Planning Commission and that the Traffic Commission be able to give input to project development plans before the Planning Commission with regard to traffic related issues The Planning Director stated he discussed this matter with the chairman of the Traffic Commission and that he will transmit copies of development plans which involve commercial or indus- trial uses for Traffic Commission review He stated they discussed changing the Commission meeting date to the second Wednesday of the month to coincide with Planning Commission meeting dates. Chairman Van Allen stated the Planning Commis- sion will consider the resolution as a regular agenda item at some future meeting MINUTES It was moved by Commissioner Friedmann, seconded by Commis- sioner Partin and unanimously carried to approve the minutes of June 2, 1977 ADMINISTRATIVE MATTERS 1 Sign Review - L $ B Alignment The Assistant Planner presented the sign plans for the L & B Alignment and brake repair facility located at 6081 Ball Road and read a memorandum dated June 10 indicating the applicant requested clarification of one of the conditions of approval for C U P #76-9 He reported that according to the minutes and tape recording of the meeting of June 17 1976 condition #31 required a 20 foot setback from Ball Road and reversal of the floor plan of the building so that the office would be located closer to Ball Road with the work areas further to the rear of the property. Planning Commission Minutes June 16, 1977 COMMISSIONER MULLEN ARRIVED AT 6 53 P M Mr. Lamm reported that the applicant's interpretation of the condition was to reverse the floor plan and provide a ten foot setback or provide a 20 foot setback with the original floor plan Mr Al Paulsen Chief Neon Sign Company stated if the sign is lowered in height from 28 to 20 feet it would have to be relocated to clear the building He agreed to lower the height but asked that they be able to maintain the sign area of 144 square feet in order to accommodate the bear logo The Planning Director stated the staff felt the proposed sign is out of scale and size with the property and that the 20 foot setback was required by the conditions of approval Mr Larry Clark, 8428 Handel, Buena Park, the applicant, stated their plans show a ten foot setback and a reversal of the floor plan which is what he felt was required by the Commission He indicated he signed the letter agreeing to the conditions of approval The Planning Director stated the conditions in the letter contained both requirements. Mr William Bowers, engineer for the project, stated the service bays will be located about 40 feet from Ball Road which includes the eight foot parkway and a ten foot setback and reversing the plan. He stated their impression from last year's meeting was that the plan was approved for a ten foot setback and reversal of the floor plan Mr Clark stated a ten foot setback would give better visibility to the business and provide more room to develop the rear of the property He reported there is no standard size for the bear sign and the facility is not part of a franchise Commissioners Adler and Partin both felt the sign was oversized Commissioner Mullen stated he did not feel the Commission's past action was to require one condition or the other and he stated he would not object to a ten foot setback since the office will be near the front of the building He felt the sign was over- powering for the location. Chairman Van Allen announced it was time to conduct the public hearings and he opened the following hearings and continued them until after discussion of this item CONTINUATION OF PUBLIC HEARING RE CONDITIONAL USE PERMIT NO 77-9(B) - RICHARD WARFIELD AND BRUCE WADE PUBLIC HEARING RE GENERAL PLAN AMENDMENT NO 77-3 - WALKER STREET AREA PUBLIC HEARING RE GENERAL PLAN AMENDMENT NO 77-2 - THE WARMINGTON COMPANY It was moved by Commissioner Mullen seconded by Chairman Van Allen and unanimously carried to ratify the June 17 1976 minutes as an accurate representation of what occurred at the meeting Commissioners Adler, Friedmann and Partin did not vote on this motion The Planning Director stated the applicants must request a public hearing for a modification to the C U P if they wish to amend the conditions of approval He stated staff's recommendation for the sign area was 100 square feet It was moved by Commissioner Mullen seconded by Commissioner Partin and unanimously carried to continue this matter and request that the applicant work with staff to develop their signing program -2- Planning Commission Minutes June 16, 1977 Chairman Van Allen welcomed former Commissioner Bert Greenwood ORAL COMMUNICATIONS There were no oral communications presented CONTINUATION OF PUBLIC HEARING RE. CONDITIONAL USE PERMIT NO 77-9(B). Chairman Van Allen announced this was the time and place for the public hearing to consider a request to establish, operate and maintain a family billiard hall with accessory sales of supplies and tables, including the on-site sale of beer, to be located at 6287 Ball Road in the CG -10 000 Commer- cial General Zone He opened the hearing and asked for the staff report The Planning Director reported the staff received a letter dated June 14 from Superintendent Calton of the Cypress School District which indicated the Board was unable to arrive at a clear direction regarding this application but requested that their action be conveyed to the Commission The motion stating the Board has no objection to the construction of the billiard facility without the sale of beer or liquor failed to carry The letter indicated the Board will not file a protest but asks that the Commission exercise its best judgment on whether or not to permit the sale of beer Chairman Van Allen asked if anyone wished to speak in support or in opposition No one wished to speak in favor of opposition No representative of the School Board was present It was moved by Commissioner Mullen and seconded by Commis- sioner Friedmann to approve Conditional Use Permit No 77-9(B) subject to the following conditions 1 The applicants shall obtain a "Type 40" liquor license from the State of California Department of Alcoholic Beverage Control prior to the sale of any alcoholic beverage 2 The subject business shall be conducted in compliance with all applicable regulations of the State Department of Alcoholic Beverage Control and the City of Cypress Municipal Code 3 No permanent type bar shall be installed which would be designated specifically to facilitate the dispensing of beer within this facility 4 Beer shall be sold by bottle only and no facilities shall be provided for the serving of draft beer The motion unanimously carried by the following roll call vote. AYES. 5 COMMISSIONERS• Adler Friedmann Mullen Partin & Van Allen NOES. 0 COMMISSIONERS None ABSENT• 0 COMMISSIONERS None Chairman Van Allen closed the public hearing PUBLIC HEARING RE: GENERAL PLAN AMENDMENT NO 77-3 - WALKER STREET AREA Chairman Van Allen announced that this was the time and place for the public hearing to consider a proposed amendment to the Land Use Element of the General Plan to change the land use designation of the area generally referred to as the Walker Street Area, situated easterly of Walker Street and southerly of Lincoln Avenue from its current designation of high-density residential and commercial to some other urban use He opened the hearing and asked for the staff report. -3- Planning Commission Minutes June 16, 1977 Chairman Van Allen stated the General Plan amendment relates to the land use of the area and that the traffic condition on Karen Avenue is not a criteria to determine the appropriate land use and he requested that comments not be made regarding the traffic problems The Planning Director read Staff Report #77-20 dated June 8 outlining staff's recommendations for land use designations in the Walker Street area and he presented a map showing the proposed land uses Staff's recommendations were as follows• 1. All properties along both ides of Karen Avenue currently designated High Density Residential should be reclassi- fied to Single Family use except for those lots fronting Walker Street northerly of Karen Avenue 2 The recently constructed single-family subdivision (Presley tract) generally between Camp Street and Nelson Street easterly of Graham Street and adjacent to Swain School should be reclassified to Single Family use 3 The remainder of the area designated for high-density residential should be reclassified to provide for maximum densities of development of ten units per acre 4 The commercially designated properties located on the easterly side of Walker Street between Bishop Street and Newman Street should be reclassified to the same medium density residential (maximum ten units per acre) as is recommended for the adjacent properties The Planning Director stated that if the Commission approves the General Plan amendment, the City Council will then hold a hearing to consider the amendment and if it is approved by the Council public hearings will be necessary to consider the rezoning of any of the area In response to Commissioner Friedmann, he stated if commercial properties along Walker Street are rezoned, the businesses could remain as non -conforming uses subject to the amortization provisions of the Zoning Ordinance Chairman Van Allen asked if anyone in the audience wished to speak Mr George Aberisk, 5658 Camp, recommended single-family resi- dential zoning for both sides of Camp for the entire length He felt the Presley tract would be penalized by the different zoning across the street for lower priced duplex housing Ms. Joan Roberts 5664 Camp strongly suggested that Camp be zoned single-family as well as Newman and Nelson She felt if these areas are zoned multiple -family, the lots will be too expensive for duplexes and the trend may be to leave the old dwellings and construct small apartments at the rear. She felt this would result in a low rent area which would provide housing for the college students and the area may deteriorate Mr Sam Beatty, 3362 Huntley Drive, Los Alamitos, part owner of two lots at 5601 Karen stated they plan to build two duplexes on the lots which will be attractive and upgrade the neighborhood He stated they proposed units of 1400 square feet with the garage at the rear ample parking, easy access and 40% lot coverage Mr Greg Reddick, 5542 Karen, felt Karen should not be singled out for single-family residential He stated the lots are large and single-family zoning is inappropriate He felt duplex devel- opment would be acceptable especially if ample parking is provided Mr Dan Trower, 5561 Karen, felt the zoning should remain multi- ple -family residential on Karen with no reduction in density 4- Planning Commission Minutes June 16 1977 Mr Bill Weiss, 5532 Karen, stated he agreed with the two previous speakers and zoning on Karen should remain as is, or a lower density, but not single-family residential Mr Sal Onetto, 9441 Downey Circle, Westminster, property owner at 5551 Newman, supported the zoning remaining as is to keep the street uniform He felt this area is maintained and a change to single-family may detract from the property Mr Crispin Gaspar, 9262 Walker, owner of property at the south- east corner of Walker and Nelson, stated he plans to upgrade the corner and wants to retain the commercial zoning Ms Bernadine Hubbard, 5632 Karen, commended the Planning Depart- ments study and stated she agrees with it 100% She stated permanent residents of the area favor the single-family zoning and the speculators who do not live in the area and are only interested in resale, who oppose single-family zoning, will not have to face the problems Mr Bob Burns, 5651 Karen, stated he agrees with the staff report as it relates to Karen and he would like Karen to remain a single- family zone. Mr Norman Hubbard, 5632 Karen, stated he is in complete agree- ment with the staff report and supports leaving Karen single- family residential Ms. Joan Renshaw 9331 Peach, stated she would like the entire area zoned single-family residential and Camp Street should not be half and half Mr Arlen Roberts, 5664 Camp, asked who will decide on the rezoning and that he hoped the Commission will cooperate with the feelings of the property owners and residents Chairman Van Allen explained the public hearing process Mr Joe Hardcastle, 4588 Blanca Drive, felt zoning the small lots for multiple -family and the large lots for single-family was a violation of normal procedure since the larger lots are more practical for multiple -family housing He supported single- family zoning on Karen He felt the entire study area should be zoned for single-family since there is sentiment for this in the area He stated he opposed multiple -family development because it increases taxes. Ms Esther Murphy, 5680 Camp, supported the entire area rezoned to single-family residential. She stated the persons interested in multiple -family development do not live in the area and do not care about the area and problems resulting from the zoning Mr Kyle Johnson, 5662 Karen, commended the staff report and stated he supports it totally Mr Rick Crane 6042 Elden, Costa Mesa, stated he and Mr Beatty own property at 5601 Karen and it was zoned R-4 when they purchased it He stated they plan to build two duplexes which will contain many amenities and upgrade the neighborhood He stated they have been waiting a long time to see what can be done with the property and would like an answer soon. Mr Parkay, 5654 Camp, supported uniform single-family zoning on Camp Mr Aberisk asked if there was any possibility of extending Camp Street over the railroad tracks. The Planning Director stated this may not be possible because of the difficulty in obtaining the right-of-way -5- Planning Commission Minutes June 16, 1977 Ms Joan Roberts stated lower density zoning is a good idea and she hopes it can be done She asked if the large lots on Camp near Walker Street could be zoned for multiple -family to allow development like at Walker and Ball Ms Claire Trower 5561 Karen, stated her lot size can support more than single-family development She felt the large lots on Karen should not be downzoned to single-family residential Mr Gene White, 5591 Karen stated he agreed Karen should be single-family residential He stated the multiple -family property owners could have developed their property by now. He stated he does not object to duplexes if they are maintained but he asked that there be an end to two-story dwellings Ms Martha Bradshaw, 1400 Douglas Road, Anaheim, stated they plan to purchase a lot on Nelson which contains an old duplex. She felt a triplex was possible on the lot with the existing zoning and stated the lot is next door to a fourplex and could provide ample parking and access She felt R-2 zoning would limit the capability of the lot for future use. She felt R-2 or R-3 zoning is necessary in order to develop the lot because of the high cost of land and stated she prefers R-3 zoning for their lot RECESS Chairman Van Allen called a recess at 9.22 p m The meeting was called back to order at 9 37 p m with all Commis- sioners present Mr Bob Burns stated he supports single-family residential zoning since persons living in their homes have a tendency to maintain them and absentee owners do not maintain the property as well Commissioner Mullen felt the commercial properties on the east side of Walker should be zoned the same residential classifica- tion as the property to the east He stated he prefers multiple - family zoning on Karen because of the large lots and he felt redevelopment of the study area has occurred because of this zoning. He felt high density multiple -family zoning would require reconstruction of the sewer system and create untenable traffic problems He felt R-2 or zoning that would permit no more than duplexes is most desirable Commissioner Adler felt Karen should be lower density multiple - family residential because of the large lots He suggested that the commercial properties on Walker could be rezoned multiple - family residential to allow apartment development like that further south on Walker Street, and that these lots could be practically combined He stated he agreed with the staff's recommendation regarding Bishop, Camp, part of Nelson and Graham Circle and felt lower density would stimulate improvement of the property Chairman Van Allen stated the suggestions by several speakers for transitions from single-family to multiple -family residential could create a hodge-podge of zones in the study area. Commissioner Partin pointed out that even though property may be zoned R-2 or R-3, only one dwelling unit might be able to be developed if it is a substandard size lot Chairman Van Allen felt the Commission should consider its responsibility to protect the public health, safety and welfare and see that potential developers are not misled by the zoning. -6- Planning Commission Minutes June 16 1977 Commissioner Friedmann stated she basically agrees with the staff's recommendations but her only concern is with the recom- mendation for Karen Street because of the large lot sizes She did not feel the area could revitalize itself with the single- family classification She stated she agrees with the zoning recommendation for Walker Street and felt it would promote development on Walker Chairman Van Allen asked if the commercial properties on Walker provided adequate size lots for apartment development similar to that south of Orange Avenue The Planning Director felt the present lot configurations and ownerships would preclude this type of development but that it could be accomplished with a consolidation of parcels which has not yet occurred He felt that even with a consolidation of lots there probably would not be sufficient area for condominium development Commissioner Mullen felt the Commission received sufficient information and staff reports but he suggested continuing the hearing Commissioner Mullen felt single-family zoning on Karen might have a negative result of grossly over -sized lots in relation to the character of the neighborhood He asked if there was some way to guarantee that an application for a division of land would be sympathetically received by the City if Karen is zoned single-family residential The Planning Director indicated that the ultimate resulting density would be the primary consideration but something could be included in the Zoning Ordinance to accommodate this possibility He stated lots resulting from a division of land would have to retain a minimum lot width for a single-family dwelling Chairman Van Allen stated the staff report is available for the public to review and he suggested that the property owners and residents may wish to hold neighborhood meetings It was moved by Chairman Van Allen and seconded by Commissioner Mullen to continue the hearing regarding General Plan Amendment #77-3 to the July 7 meeting The motion carried by the following roll call vote AYES. 4 COMMISSIONERS. Adler, Mullen, Partin and Van Allen NOES 1 COMMISSIONERS Friedmann ABSENT 0 COMMISSIONERS None PUBLIC HEARING RE• GENERAL PLAN AMENDMENT NO. 77-2 - THE WARMINGTON COMPANY. Chairman Van Allen announced that this was the time and place for the public hearing to consider a proposed amendment to the Land Use Element of the General Plan to change the designation of a 1 77 acre parcel of land located at the southwest corner of the Cerritos Avenue and Holder Street inter- section from retail and general commercial to low-density resi- dential He opened the hearing and asked for the staff report The Planning Director read Staff Report #77-21 dated June 10 and presented slides of the subject property Chairman Van Allen asked if the applicant wished to speak Mr. Jim Christensen 3822 Campus Drive Newport Beach repre- senting the Warmington Company, stated they share staff's concerns He stated the property is unique and surrounded by single-family residential development and it should continue as a single-family neighborhood He stated their proposed homes will be the only ones in the area with noise mitigating features He stated commercial development would increase ingress and egress on Cerritos and they would prefer access on Holder Street and a block wall on Cerritos Mr Christensen felt it would be diffi- cult to obtain the right of way for the extension of Holder - 7- Planning Commission Minutes June 16, 1977 across the railroad tracks and that Holder would only extend to Katella and not the freeway He felt residential development is the proper use of the property Mr Leo Baroldi, 233 Reposado La Habra Heights, the property owner, reported during the last seven years he has had 11 denials for neighborhood -commercial uses including denial of a 7 -Eleven market He felt the property is too large for neighborhood - commercial use and too small for general commercial use He reported several accidents have occurred because of the poor visibility at the Holder/Cerritos intersection He pointed out that single-family residential development surrounds the property and the homes proposed by Warmington would upgrade the area He felt the traffic volumes would not sustain commercial use and he pointed out that the major intersection of Knott and Cerritos has been unable to develop as well as commercial prop- erties on Valley View, Orange and Lincoln He stated some neighbors preferred residential development to the weedy field or a commercial use with bright lighting He stated he is inter- ested in developing his property and does not want to wait until the Arlan property is developed Mr James Duncan 9787 Rome Street, stated he is highly in favor of the proposed development and the developer will build nice homes. Mr Joe Hardcastle, 4588 Blanca Drive stated he did not think the noise problem could be eliminated especially in yards Mr Christensen presented a concept plan showing a layout of nine single-family units The Planning Director described the plan which showed a cul-de-sac street off of Holder He stated all the lots except the three at the end of the cul-de-sac would be substandard in depth but appeared to meet the minimum area requirement of 6000 square feet Mr Christensen stated the units can meet the setback requirements within one foot and that they would probably have to request a variance for the lot depth It was moved by Commissioner Partin and seconded by Chairman Van Allen to continue the hearing to July 7 The Planning Director stated staff can analyze the proposed layout with regard to the physical characteristics like the street intersection and lot size He stated condominiums may be possible since they are permitted in the RS -6000 Zone Mr Christensen stated the plan was only a concept plan to show that some type of residential development could occur on the property and he asked if the Commission could make a determina- tion tonight He stated they have considered condominium devel- opment and he felt there are several options which could be worked out with the staff Commissioner Friedmann felt a residential use could be found for a two acre parcel and that the Commission could make a determination tonight on the amendment Commissioner Partin withdrew the motion and Chairman Van Allen withdrew the second. Mr Joe Hardcastle felt an ideal use for the property would be a bowling alley for which there is a demand in the City Commissioner Mullen stated he was in favor of the amendment and that the single-family residential character of the land use in this area was decided a long time ago He felt traffic problems at the corner could be mitigated by the proposed street improve- ments It was moved by Commissioner Mullen and seconded by Commissioner Friedmann to approve General Plan Amendment #77-2 The motion -8- Planning Commission Minutes June 16 1977 unanimously carried by the following roll call vote. AYES 5 COMMISSIONERS Adler, Friedmann, Mullen Partin & Van Allen NOES- 0 COMMISSIONERS- None ABSENT- 0 COMMISSIONERS• None Chairman Van Allen asked that staff present a progress report at the July 7 meeting on the status of the design proposal so that the Commission might consider the matter before it is on the City Council's agenda Chairman Van Allen closed the public hearing ADMINISTRATIVE MATTERS (Continued) Hearing no objections, Chairman Van Allen continued Item #3, Sign Review - Monument Sign Bank of America Building, and Item #4, Sign Review - .Ball and Moody Shopping Center to the July 7 meeting 2 Design Review - Security Pacific Bank Drive -up Facility (Continued) The Assistant .Planner presented a memorandum dated June 9 indi- cating the applicant submitted a revised plan of the entire shopping center showing the current driveway locations and proposed closure of the one adjacent to the bank He stated the plot plan and elevations for the drive -up facility are the same, the applicant agrees to close the driveway and to the conditions of approval He reported the shopping center owner has indicated agreement with closing the driveway, but there has been no response from other tenants in the center The Planning Director stated the City has the right to require closing of the driveway since it is within the public right of way. He suggested adding a condition to require a letter from the property owner expressing acceptance of the plans. It was moved by Commissioner Mullen, seconded by Commissioner Friedmann and unanimously carried to approve the plans for the drive-through facility at Security Pacific Bank subject to the following conditions• 1 The design and location of the canopy and drive up station shall be in accordance with the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission 2 The existing drive approach on Walker Street adjacent to the bank shall be removed and replaced with sidewalk and full height curb and gutter, per City of Cypress standards A planting strip shall be installed behind the sidewalk in the area of the closed driveway to the satisfaction of the City staff 3 The curb radius, walkway and flagpole at the northeast corner of the bank building shall be modified as shown on the plans - identified as Additive Alternate No 1 4 Design of the proposed canopy, including foundation shall be approved by a registered structural engineer prior to issuance of a building permit 5 A sign shall be placed at the southeast corner of the bank building to warn motorists of the limited overhead clearance due to the proposed canopy The sign shall be approved by the Planning Commission prior to installation -9 Planning Commission Minutes June 16, 1977 6 Availability of teller service shall be indicated by open/ closed signing instead of red/green lights as previously proposed 7 Prior to the issuance of a building permit for this drive- through facility, the applicant shall submit a letter signed by the property owner or his authorized representa- tive indicating acceptance of the proposed development and agreement with these conditionsof approval 3 Design Review, Tract No. 9736 - New Horizons Building Corp The Planning Director presented a memorandum dated June 10 regarding Tract Map #9736 which proposes the subdivision of two acres of land, located on the west side of Grindlay Street, north of Orange Avenue, into 10 lots. He presented the plot plans and elevations which indicated all dwellings will be two story and four different exteriors are proposed He stated all units can meet the 10 and five foot setback requirements It was moved by Commissioner Friedmann, seconded by Commissioner Mullen and unanimously carried to approve the plot plans and elevations for Tract No 9736 4. Consideration of County Zone Change No 77-9 The Planning Director presented a memorandum dated June 13 describing a County zone change which proposes to reclassify the southwest corner of Lincoln and Moody Street from the current 100-M1-30,000 (Light Industrial) classification to a C2 (General Business Zone) and R4 (Suburban Residential Zone) classification. He stated he could not determine the depth of the proposed C2 zoning but felt it would be the same depth as the adjacent com- mercial properties He suggested that the Commission recommend that the C2 zoning extend from Lincoln to Bishop Street He reported none of the properties were deep lots and would not be included in the LC (Overlay) Zone He stated the R4 zoning would permit more than 20 units per acre The Planning Director stated he would check the County Zoning Ordinance to determine whether there is a multiple -family residential classification that more approximates the City's RM zone and the Commission could recommend that they apply that zoning It was moved by Commissioner Mullen seconded by Commissioner Friedmann and unanimously carried to transmit to the County Environmental Management Agency the Commission's recommendation that the C2 Zone extend from Lincoln to Bishop and that the residential classification and permitted density, more closely approximate the City's RM Zone classification 5 Consideration of Vacation of Storm Drain - Southwest Corner of Valley View Street and Orange Avenue The Office Engineer presented a memorandum dated June 14 des- cribing the proposed vacation of a portion of a drainage ease- ment in Tract #9743 located at the southwest corner of Valley View and Orange A condition of approval of the tentative tract map approved by the Commission on March 3, 1977 required vacation of 20 feet of the 30 foot easement The Commission was requested to determine whether the vacation conforms with the General Plan. It was moved by Commissioner Mullen, seconded by Commissioner Adler and unanimously carried to adopt a resolution determining that the vacation of the drainage easement conforms with the General Plan and recommending that the City Council proceed with vacation of same -10- Planning Commission Minutes June 16, 1977 The Planning Director reported that the City Council referred the condominium ordinance back to the Planning Commission for further study and this item will probably be on the next agenda Chairman Van Allen asked that the Commission be advised of the Council's discussion on the matter ADJOURNMENT Chairman Van Allen adjourned the meeting at 12 00 a m CHAIRMAN OF THE PLANNING COMMI 'ION ATTES T SECRETARY OF THE LANN ING COMMISSION -11-