Loading...
Minutes 1975-05-22MINUThS OF A REGULAR MEETING OF THE CYPRESS PLANNING COMMISSION HELD May 22, 1975 The regular meeting of the Cypress Planning Commission was called to order at 4:10 p.m. on Thursday, May 22, 1975 in the Cypress City Council Chambers, 5275 Orange Avenue, Cypress, California, Vice Chairman Gerald Mullen presiding. PRESENT: ABSENT: Commissioners Greenwood, Mullen, Van Allen and Walsh Chairman Hart Also present were Brian Hawley, Planning Director, Art Schatzeder, Public Works Director, Dave Barrett, Administrative Assistant, and Roger Grable, Deputy City Attorney. PLEDGE OF ALLEGIANCE: Vice Chairman Mullen led the pledge to the flag. ORAL COMMUNICATIONS: Vice Chairman Mullen asked if anyone wished to speak in regard to any item not on the agenda. There was no one wishing to speak. At the request of the Planning Director, an item was added to the agenda regarding terms of office for Planning Commissioners. The Planning Director also requested that consideration of Planning Commission minutes for the joint meeting of the Commission and City Council of April 28 be added to the agenda. ADMINISTRATIVE MATTERS: 1. Consideration of a request for a one -year extension of Conditional Use Permit #74 -11, D &B Associates, mini - warehouse and storage, Lincoln Avenue and Sumner Street. The Planning Director indicated that he felt the time exten- sion should be granted. He stated that at their next regular meeting, the Planning Commission would be asked to consider a request for a conditional use permit for a similar use to be located on property just across the street. It was the feeling of the Planning Director that the Commission should approve both applications and the project which was completed first would be the one the City would have, as the market would not support two such similar developments. Commissioner Van Allen inquired if there had been any action by either the Planning Commission or the City Council which would alter any original conditions of approval. The Planning Director replied that there had not been and all conditions of approval were still valid. It was moved by Commissioner Van Allen, seconded by Commis- sioner Greenwood and unanimously carried to approve a one - year time extension for Conditional Use Permit #74 -11. 2. Discussion of commercial center, northwesterly corner of Moody and Orange Streets, Conditional Use Permit #73 -13. Continued from Planning Commission meeting of February 20. The Planning Director presented his report and indicated that he had notified Mr. Rossman that the Planning Commission would be discussing this matter at this meeting. He suggested that this item be continued to the evening agenda. Planning Commission Minutes May 22, 1975 Commissioner Mullen inquired if the Planning Director was aware of the work that had been done during the past several days on the subject property. The Planning Director replied that he was aware but had not had a chance to see it as yet. It was agreed that the item would be continued to the evening. 3. Review of report on status of abandoned service stations. The Planning Director indicated that he had transmitted to the Planning Commission a report prepared by Sandy Pegueros which identified three service stations within the City which are abandoned. Commissioner Greenwood indicated that he had been concerned about this problem for some time and that he would like to request that the Fire Marshal's office take whatever action they could to alleviate the problem. Commissioner Van Allen inquired whether or not it would require a City Council action to refer the matter to the Fire Marshal. The Planning Director replied that the matter would need to be referred to the City Council. He asked if the Commissioners wished their recommendation to apply to all three service stations. Commissioner Van Allen indicated that if the owner of the service station at the corner of Walker and Ball wished to reopen his service station the Planning Commission should allow him to do so. He indicated that the property where the second service station was located would be considered at the evening session and might be taken care of at that time. He inquired as to the status of the ARCO station at the northwesterly corner of Walker Street and Cerritos Avenue. Sandy Pegueros, Business License /Zoning Inspector, indicated that she had talked to the oil company and they indicated they had no plans pending at this time for the property. The Planning Director indicated that he had talked to Mr. Gorzeman six weeks ago and at that time Mr. Gorzeman submitted a request for a fuel allocation. He indicated that he was not as yet aware of the outcome of that request. Commissioner Van Allen indicated that he felt Mr. Gorzeman should be allowed to reopen his business if he wished. Commissioner Mullen noted that the ARCO station was closed in October of 1974 and it would be another six months before the City would be able to remove the tanks. It was moved by Commissioner Van Allen and seconded by Commis- sioner Walsh to receive and file the report regarding abandoned gas stations. Commissioner Walsh asked if the City would have the option of choosing whether the tanks were filled or removed from the service stations. Sandy Pegueros replied that the Fire Marshal's office would comply with the City's request. -2- Planning Commission Minutes May 22, 1975 Commissioner Greenwood indicated that the problem of trucks parking at the station at Denni and Lincoln was very bad. Commissioner Mullen suggested that Commissioner Greenwood bring this matter up again at the next regular meeting or the following meeting of the Commission. He indicated that he did not feel consideration of this problem should be split -up between the various service stations. It was unanimously carried to receive and file the report regarding abandoned service stations in the City. 4. Review of sign plans, Vince's Body Shop, 5640 Lincoln. The Planning Director presented his report on this matter and circulated photographs of the proposed sign. He indicated that there was currently a free - standing sign on the property but that the proposed sign would replace the existing sign and that the color would be in conformance with the color of the building and with the existing signing program. He rec- ommended approval of the sign. Commissioner Van Allen inquired if the complete signing program at the store would be in compliance with the Sign Ordinance. The Planning Director replied that it would. Commissioner Van Allen inquired as to whether the sign would display only time and temperature and whether or not it would be lighted. The Planning Director replied that it would display time and temperature only and would be lighted. The Planning Director suggested approval of the request sub- ject to the conditions that the sign be constructed in com- pliance with the plans, elevations and photographs reviewed by the Commission and that the sign not blink, flash or be animated in any way and that the requirements of the City Code be complied with. It was moved by Commissioner Greenwood and seconded by Com- missioner Walsh to approve the request. Commissioner Mullen indicated that he felt a fourth condition should be added to make sure that the clock and temperature device will be maintained as to accuracy and running order. It was unanimously carried to approve the request subject to the above conditions of approval. 5. Review of sign plans, Albertson's Market, southwest corner of Valley View Street and Ball Road. The Planning Director presented plot plans indicating the placement, color, and size of the proposed Albertson's sign. He indicated that the builders were willing to comply with any sign requirements the Commission might wish. Commissioner Van Allen expressed concern that there might be a request in the future for additional free - standing signs. The Planning Director indicated that Albertson's must approve all signs in the shopping center with the exception of the restaurant and bank. He stated that these developments were on separate parcels and their signing program would not be subject to review by Albertson's. He felt, however, that both developments would have a low -key signing program. -3- Planning Commission Minutes May 22, 1975 Commissioner Van Allen indicated that he wished to attach to the approval a statement that there is no intention of approving a variance for additional free - standing signs serving the shopping center itself. The Planning Director indicated that this could be done with the exception of the restaurant and bank. Commissioner Van Allen inquired as to whether or not it would be possible for other signs to be attached to the initial free- standing sign. The Planning Director replied that it would require the approval of the Planning Commission. Commissioner Van Allen inquired if this was a standard sign for Albertson's Markets and the Planning Director indicated that he was not sure whether or not this was Albertson's standard sign. Commissioner Greenwood inquired if the sign would be revolving. The Public Works Director stated the sign would not revolve. Commissioner Walsh stated she did not see the necessity of having a sign more than 30 feet tall. The Planning Director indicated that the height to the top of the sign was 23 feet. Commissioner Van Allen indicated that he did not object to the two small signs but was concerned about the signing for the other shops and he would feel better if he knew what Albertson's intended allowing the other shops to do regarding signing. The Planning Director stated that Albertson's had not yet indicated what the plans would be. He felt, however, that Albertson's would not allow any other free - standing signs. It was moved by Commissioner Van Allen, seconded by Commissioner Walsh and unanimously carried to approve the signs attached to the building and to continue consideration of the free - standing sign until the Planning Director has had an opportunity to notify the applicant that the Planning Commission is concerned about the possibility of more than one free - standing sign for this development. 6. Review of periodic report on new home occupation permits - January - April, 1975. The Planning Director presented a report by Sandy Pegueros, Business License /Zoning Inspector, regarding home occupation permits issued from January through April, 1975. It was moved by Commissioner Walsh and seconded by Commissioner Greenwood to receive and file the report. Commissioner Greenwood indicated that he felt a very good job was being done on this matter and indicated he felt the Business License /Zoning Inspector should have some authority to exercise control over compliance with conditions of approval for home occupation permits. The Planning Director indicated that the City Council could exercise control over these permits at the time of renewal. He also indicated that the City could revoke the permits if conditions of approval are not complied with and could also turn the matter over to the City Attorney to seek abatement. Commissioner Walsh changed the original motion to approve the home occupation permits granted so far this year. The motion was seconded by Commissioner Greenwood and unanimously carried. -4- Planning Commission Minutes May 22, 1975 At the request of the Planning Director, consideration of the minutes was deferred to the evening session. 7. Consideration of proposed Capital Improvement Program and Budget. The Public Works Director indicated he felt the projects listed were all worthwhile and that funding would be avail- able for each project. He indicated that all projects had been reviewed by the Administrative Coordinating Team. Dave Barrett, Administrative Assistant, gave a brief descrip- tion of each project including sources of funding and starting and completion dates. CHAIRMAN HART ARRIVED AT 5:15 P.M. The Public Works Director indicated that the projects included in the Capital Improvements Program had not yet been reviewed by the City Council. Commissioner Greenwood inquired if there was any project in- cluded which would make it possible for the handicapped to attend a public meeting. Mr. Schatzeder replied that several alternatives had been con- sidered but, as yet, the City had been unable to find a feasible method for installation of these facilities. Commissioner Greenwood inquired if the project estimates were based on inflationary trends and the Public Works Director stated the rates were based on today's rates. It was moved by Commissioner Mullen, seconded by Commissioner Walsh and unanimously carried to recommend to the City Council approval of the Capital Improvements Program. The Planning Director indicated that Mr. Al Hyatt was unable to attend the meeting and recommended that the presentation of a resolution of commendation for Hyatt Die Cast and Engineering Corporation be continued to the next regularly scheduled meeting of the Planning Commission. RECESS: Chairman Hart recessed the meeting at 6:00 p.m. until 7:30 p.m. CALL TO ORDER: Chairman Hart called the regular meeting of the Planning Commission back to order at 7:35 p.m. in the Cypress City Council Chambers with the following Commissioners in attendance: PRESENT: Commissioners Greenwood, Mullen, Van Allen, Walsh and Hart ABSENT: None Also present were Brian Hawley, Planning Director, Art Schat- zeder, Public Works Director, Dave Barrett, Administrative Assistant, and Roger Grable, Deputy City Attorney. PLEDGE OF ALLEGIANCE: Commissioner Van Allen led the pledge to the flag. Commissioner Greenwood gave a brief invocation. ORAL COMMUNICATIONS: Chairman Hart inquired if anyone in the audience wished to speak in regard to any matter not on the agenda. There was no one wishing to speak. MINUTES: April 28 and May 1, 1975 -5- Planning Commission Minutes May 22, 1975 It was moved by Commissioner Mullen, seconded by Commissioner Greenwood and unanimously carried to approve the May 1 minutes. It was moved by Commissioner Van Allen, seconded by Commissioner Greenwood and unanimously carried to approve the April 28 minutes. PUBLIC HEARING RE: CONDITIONAL USE PERMIT #75 -2 - ROBERT W. JOHNSON: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed conditional use permit to construct, operate and maintain a neighborhood food store including the off -sale of beer and wine on a parcel of land located at the southeast corner of Lincoln Avenue and Denni Street at 4502 Lincoln Avenue in the CH- Commercial High- way Zone. Chairman Hart asked for the staff's report. The Planning Director presented slides showing the existing property, surrounding area and the current use of the property. He noted that the current use of the property involving the storage and repair of trucks is not approved by the City and is not in compliance with the standards for the CH Zone. He indicated the property had been the subject of two previous conditional use permit applications but that the first applica- tion had not received approval by the City Council and the second application had not received approval by the Planning Commission. The Planning Director gave a description of the development plans, indicating that the landscaped frontage area was deficient according to the plans submitted. He noted that if the application were approved, the signing program would have to be submitted for review and approval by the Planning Commission. He also stated he had received a call from a representative of the Lusk Corporation who had indicated he would not be able to attend the public hearing but was in favor of the application after reading the staff report. Commissioner Van Allen inquired if the building would occupy the total site. The Planning Director indicated he did not know if this would be the sole use of the property, as there was room for a small addition to the building or a separate use of the property. Mr. Robert W. Johnson, the applicant, indicated he felt the biggest thing to overcome was the "convenience market" image created by other markets. He felt this development would be a neighborhood market rather than a convenience market and would be directed toward the ease of shopping for local residents and would be supported by the residential area surrounding it. Regarding the 25 -foot landscaped setback, the applicant stated this would occupy almost 18% of the property and the property could not economically be developed with this setback. He indicated, however, he would be willing to increase the land- scaped area to 15 feet. He felt a 20 -foot setback would make the parking lot too small for ease of operation. Chairman Hart asked if there was anyone in the audience who wished to speak in favor or against the application. There was no one wishing to speak. Chairman Hart indicated he was concerned that school children might be coming to the store after school. The Planning Director indicated there were a large number of children that come from the area to the north. He stated the intersection had proved to be a problem in the past. -6- Planning Commission Minutes May 22, 1975 The applicant stated that the operation of this market would be directed toward adults rather than children. Commissioner Van Allen inquired as to the actual parking requirements for this development. The Planning Director indicated the parking requirement was one parking space for each 200 sqaure feet of floor area. The applicant indicated he would be willing to landscape some of the extra parking spaces. Commissioner Van Allen inquired if this was a standard floor plan for this type of use and the applicant replied that it was. Commissioner Van Allen indicated that if the first driveway coming from Lincoln Avenue were closed and the parking arrange- ment changed, it would allow for more landscaping and would also satisfy the requirements for parking spaces. The applicant replied that he felt this would be reasonable. The Planning Director indicated the reason this proposal included less than the required setback for landscaping was due to the depth of the lot and he also indicated that Forest Lawn had only a 15 foot landscaped setback area. The Public Works Director indicated that if the parking lot were made too small, it would be hard to maneuver. Commissioner Greenwood indicated he felt that this was the best proposal so far for this property. He felt the building would be a credit to the community. He indicated he was in favor of requiring a bond to be posted to ensure the instal- lation and maintenance of landscaping. Chairman Hart closed the public hearing. Commissioner Walsh indicated that as long as the applicant was willing to comply with all conditions of approval, she felt the application should be approved. Commissioner Mullen indicated he did not favor any intrusion of parking spaces into the landscaped areas. Commissioner Greenwood moved to approve the application subject to the conditions of approval as listed in the staff report with the exception that the setback requirement be changed to 15 feet and with the addition of a condition requiring the posting of a bond for a period of one year to ensure the installation and maintenance of landscaping and with the requirement that a parking plan be submitted along with the landscape and irrigation plans for review and approval by the Planning Commission. Commissioner Mullen stated he felt a 20 -foot setback was necessary. Commissioner Greenwood withdrew the motion. It was moved by Commissioner Mullen and seconded by Commis- sioner Walsh to approve Conditional Use Permit #75 -2 subject to the following conditions which include a condition re- quiring the posting of a bond for one year to ensure the installation and maintenance of landscaping with a provision allowing the City to take care of the landscaping if necessary, and a condition that parking plans be submitted along with landscaping and irrigation plans, and that condition #1 require -7- Planning Commission Minutes May 22, 1975 a 20 -foot setback unless modified under design review. 1. Development of the property shall conform substan- tially to the plot plans and elevations submitted with this request and as reviewed and approved by the Planning Commission. However, a 20- foot -wide landscaped setback area shall be maintained along the Lincoln Avenue frontage unless modified by the Planning Commission under design review. 2. A landscape /irrigation and parking plan shall be submitted for review and approval by the Planning Commission prior to the start of any new construction. Landscaping along Lincoln Avenue shall consist of Platanus racemosa (California Sycamore) minimum 15- gallon size and lawn. 3. A detailed plan of the proposed signing program shall be submitted for review and approval by the Planning Commission; signs shall conform to the requirements of the Zoning Ordinance. 4. The existing underground gasoline storage tanks shall be removed to the specifications of the Fire Marshal and Building Superintendent. 5. A demolition permit shall be obtained and all existing improvements shall be removed from the subject property to the specifications of the Building Superintendent. 6. All new construction shall conform to the requirements of Fire Zone II. 7. All mechanical and other roof equipment shall be screened from adjacent properties and streets. 8. A drainage plan shall be submitted for review and approval by the Building Superintendent and City Engineer. 9. All utilities to serve the proposed use shall be placed underground. 10. The establishment of this use shall conform to the requirements of the Orange County Health Department and the State Department of Alcoholic Beverage Control. 11. Street lights shall be installed per City Standards. 12. Advance street lighting energy charges shall be paid. 13. Lincoln Avenue and Denni Street shall be dedicated and fully improved in accordance with the Master Plan of Streets and Highways, including corner cutoff. A State permit is required on Lincoln Avenue. 14. Street trees (15 gal.) 40' on center shall be installed along Denni Street in conformance with the street tree policy of the Public Works Department. The type of trees shall be as required under the Town - scape and Urban Design Element of the General Plan. Tree wells shall be installed. 15. Soil in planting areas, including trees, shall be tested by a qualified agricultural laboratory to determine the organic and chemical amendments for optimum growth for the plants specified. The test -8- Planning Commission Minutes May 22, 1975 results shall include concentration of nitrogen, phosphorus, potassium, pH, salinity, sodium status and boron saturation extract. Results of these tests with recommendations of the agricultural laboratory shall be furnished to the Public Works Department for approval at least 30 days prior to planting date. 16. Necessary fire hydrants shall be installed in accordance with Fire Department requirements and City Standards. 17. Plan check and inspection fees amounting to 3 1/2% of the street improvements shall be paid. 18. Developer shall conform to all applicable provisions of the City Code. 19. A cash bond shall be posted for future street trees on Lincoln Avenue and treewells installed in confor- mance with the street tree policy of the Public Works Department. 20. The triangular easement for roadway purposes near the northwest corner of parcel shall be abandoned. Abandonment fees shall be paid. 21. A retaining wall shall be constructed along the southerly and easterly property line where the grade differential with adjoining parcels is greater than twelve inches (12 ") . 22. The existing westerly driveway on Lincoln Avenue shall be removed and replaced with sidewalk and full- height curb and gutter per City of Cypress standards. 23. The existing southerly driveway on Denni Street shall be removed and replaced with sidewalk and full - height curb and gutter per City of Cypress Standards. 24. Handicapped parking stalls and building access ramps for wheelchairs shall be installed in accordance with State of California specifications, to the satis- faction of the Planning Director, City Engineer, and Building Superintendent. 25. Drainage culverts shall be constructed underneath sidewalks to convey on -site runoff water to the street, to the satisfaction of the City Engineer. 26. A bicycle rack, having a minimum capacity of five (5) bicycles, shall be permanently affixed to the premises. Location of the rack shall be subject to the approval of the Planning Director. 27. The existing light standards previously used for the service station shall be removed to the specir fications of the Building Superintendent. 28. A bond shall be posted by the applicant guaranteeing the installation of the required landscaping program and assuring its maintenance for a period of not less than 12 months to the specifications of the Public Works Director and City Attorney. Planning Commission Minutes May 22, 1975 The motion was unanimously carried by the following roll call vote: AYES: NOES: ABSENT: 5 COMMISSIONERS: 0 COMMISSIONERS: 0 COMMISSIONERS: Greenwood, Mullen, Van Allen, Walsh and Hart None None PUBLIC HEARING RE: CONDITIONAL USE PERMIT #75 -3 - RICHARD L. NELSON, JR. & VERA M. NELSON: Chairman Hart announced that this was the time and place for the public hearing to consider a proposed conditional use permit to establish, operate and maintain a "Liquor- Deli" and either a "Fast Food" or a "Specialty Food" establishment within a proposed commercial development to be located at 6281 Ball Road situated on the northerly side of Ball Road easterly of Juanita Street in the CG- Commercial General Zone. Chairman Hart asked for the staff's report. The Planning Director presented Staff Report PC #75 -9 dated May 16. He gave a description of the subject property and the surrounding land uses and indicated staff had no objection to the approval of this application. He also indicated that, if the Commission wishes to grant favorable consideration to this application, he felt the 21 conditions of approval as listed in the staff report should be complied with and that a condition should be added to require the posting of a bond for the period of one year to ensure the installation and maintenance of landscaping for the development. Chairman Hart opened the public hearing. The applicant, Mr. Dick Nelson, indicated he was interested in a good development that would be of value to the community and felt it was important to provide a variety of facilities for shoppers and that this development would do that. Chairman Hart inquired if there was anyone in the audience wishing to speak in favor or against the application. There was no one wishing to speak. Chairman Ilart closed the public hearing. It was moved by Commissioner Mullen and seconded by Commissioner Greenwood to approve the application for Conditional Use Permit #75 -3 subject to the following conditions: 1. All conditions of approval required by the Planning Commission in their review and acceptance of the development plan on May 1, 1975 (and transmitted to the applicant by letter dated May 2, 1975) shall be applicable to this conditional use permit. 2. Construction of this project shall meet the require- ments of Fire Zone II. 3. All mechanical and other roof appurtenances shall be screened from view from adjacent properties and streets. 4. The building walls and roof along the easterly and westerly side lot lines shall be protected by a 30" parapet and fire resistant covering. 5. All requirements of the State Department of Alcoholic Beverage Control shall be satisfied. 6. Drainge fees shall be paid in accordance with Master Plan of Drainage. -10- Planning Commission Minutes May 22, 1975 7. Drainage shall be solved to the satisfaction of the City Engineer. A grading plan shall be submitted for approval by the City Engineer. 8. All secondary and primary utility services shall be underground. 9. Ball Road shall be fully improved in accordance with the City of Cypress' Master Plan of Streets and Highways. 10. Soil in planting areas including trees shall be tested by a qualified agricultural laboratory to determine the organic and chemical amendments for optimum growth for the plants specified. The test results shall include concentration of nitrogen, phosphorus, potassium, pH, salinity, sodium status and boron saturation extract. Results of these tests with recommendations of the agricultural laboratory shall be furnished to the Public Works Department for approval at least 30 days prior to planting date. 11. Necessary fire hydrants shall be installed in accor- dance with Fire Department requirements and City Standards. 12. Plan checking and inspection fees amounting to 3 1/2% of the street improvements shall be paid. 13. Developer shall conform to all applicable provisions of the City Code. 14. In conformance with the City of Cypress Master Plan of Trails, no parking shall be allowed on Ball Road in front of this development. 15. The location, quantity, width, and type of driveways on Ball Road shall be subject to the approval of the City Engineer. 16. Handicapped parking stalls and building access ramps for wheelchairs shall be installed in accordance with State of California specifications, to the satisfaction of the Planning Director, City Engineer, and Building Superintendent. 17. A bicycle rack, having a minimum capacity for four (4) bicycles shall be permanently affixed near each building. The location of all bicycle racks shall be subject to the approval of the Planning Director. 18. Drainage culverts shall be constructed underneath sidewalks to convey any on -site runoff water to the street, to the satisfaction of the City Engineer. 19. In the event that an existing street light falls within a proposed driveway, the developer shall be responsible for all costs and labor involved in relocating the light. Relocation of street lights shall be subject to the approval of the City Engineer. Planning Commission Minutes May 22, 1975 20. In the event that an existing parkway tree falls within a proposed driveway, the developer shall make every attempt to relocate the tree into one of the on -site planting areas. 21. Street trees (15 gal.) and tree wells may be required in front of this development to replace existing trees which are being removed due to driveway location. 22. A bond shall be posted by the applicant guaranteeing the installation of the required landscaping program and assuring its maintenance for a period of not less than 12 months to the specifications of the Public Works Director and City Attorney. The motion was unanimously carried by the following roll call vote: AYES: 5 COMMISSIONERS: NOES: ABSENT: 0 COMMISSIONERS: 0 COMMISSIONERS: Greenwood, Mullen, Van Allen, Walsh and Hart Non e None 8. Consideration of Terms of Office for Planning Commissioners. The Planning Director indicated that Planning Commission Res- olution #567 was still the applicable resolution governing the terms of office for Planning Commissioners. He also indicated there was no discussion in previous meetings to indicate the time period for Chairman Hart's term of office. At 9:05 p.m., it was moved by Commissioner Walsh, seconded by Commissioner Greenwood and unanimously carried to go into an Executive Session, for matters of personnel. Chairman Hart called the meeting back to order at 9:20 p.m. with all Commissioners present and asked for nominations for Chairman and Vice Chairman of the Planning Commission. Commissioner Mullen nominated Commissioner Hart for the office of Chairman. Commissioner Van Allen seconded the nomination and it was unanimously carried to elect Commissioner Hart as Chairman for a period of one year to expire in May, 1976. Commissioner Greenwood nominated Commissioner Mullen for the office of Vice Chairman. Commissioner Walsh seconded the motion and it was unanimously carried to elect Commissioner Mullen as Vice Chairman for a period of one year to expire in May, 1976. ADJOURNMENT: Chairman Hart adjourned the meeting at 9:30 p.m. ATTEST: 6 CI CHAIRMAN OF THE PLANNING COMMISSION SECRE LRY •F THE PLANNING COMMISSION -12-