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PC 03-14-66 . 1C32]. Solztll Saratoga-Sunr.yvale Road Cupertino, California, 9501� phone: 252 -��505 ----------------------------------------------------- PC -R5 80 , o00 . L� C I T Y O F C U P E R T I N O California MINUTES OF THE REGULAR MEETING OF THE PLANNING COMMISSION March 1 1966 8:00 P.M. Meeting was held in the Board Room, Cupertino Elementary School Dis�rict Off ice, 10301 Vista Drive, Cupertino, California I SALUTE TO THE FLAG II ROLL CALL: Minutes of the previous meetinp�s of 2/23 & 28 Comm, present: Frolich, Hirshon, Horgan, Traeumer, Johnson Comm, absent: � None Staff present: Director of Public Works, Frank Finney Director of Planning, Adde La.urin Assistant Planner, Jim Nuzum Recording Secretary, Lois Inwards Correc�ions to the Minutes of Februar,y 23rd: Page 2, last paragraph; Comm. Frolich said the intent in the first sentence was to point out that vertical direc- tion is si�;nifican� Page 2, fifth puragraph; Comm. Horgan said the wo�^ds "City Council" should be deleted and the words "Planning Com- mission" inserted instead. Page 6, fourth paragraph: Comm. Traeumer said the balance of the sentence, after the words "parabolic dish-type antenna" should be deleted. Moved by Comm. Horgan, seconded by Comm. Traeumer, to ap- prove as corrected, the Minutes of February 23 �966 Motion carried, 5-0 Corrections 'co the Minutes of February 28th: r. Page 10, second paragraph; Chairman Johnson said the words "he hasn't had a chance to study it enou�h" be deleted and insert the words "he hasn't enough infor- mation from other cities to study as yet. -1- PC-P�5 Minutes of the Regular Planr.in� Com:7, Meetin� of 3; i�;/b6 •-------------------------------------------------------._---------- Moved by Comm. �ior�;an, seconded by Comm, Froli.ch, to approve as corrected, the Minutes of February 28 1966 Motion carried, 5-0 III ANNOUNCEMENTS OF POSTPONEMENTS, etc. There were none. IV tnIRITTEN COMMUIV�ICATIONS There were none. V VERBAL CO��MUNICATIOn?S �0,02�! A. The P�.anninp� Director reminded the Planning Commission of the invitation from the Los Altos Planning Commis- sion to the 7:15 P.M, meeting tomorrow, Tuesday, and suggested a committee of two Planning Commissioners, Flus him�elf, as requested by the City Council. There tivas some discussion about the traffic pattern of the pro�osed commercial development at the corner of Foothill Blvd, and Junipero Serra Freeway. 81,00�! B. The Ci'cy Attorney read his MEMO TO PLANNIPIG COMMISSION Z-z-66 FiLE regarding "Development Plan as Condition of Rezone League Conference Report, Octob�r 20, 1959," which is attached to these Minutes as Appendi� A. To summarize, the City Attorney said that thiS opinion was made in 1959 by Roger Arneber�h, of Los An�eles, who is one of the leaders in Municipal Law. Comm. Traeumer felt �his r�.iing could also work against large, planned dev�lopmen�s in �hat small developments would not have the conditzons imposed on them that the large ones would;: consequently, there would be a tendenc_y to prefer to develop_the sma.11er ones, with fewer restrictions. C. Comm. Frolich said reference has been made to Ordinance 327 in the City Council Minutes, He requested copi.es of this Ordinance be mailed to the Planning Commission- ers. He also requested a copy of the Minutes of January 2 for himself, since the set he received was incomplete. VI HEARINGS SCHEDULED: 1-TM-66 A. JO-DEL, INC.: Tentative Map, north side of Voss Road at Lockvuood Drive. First Hearing continued, -2- PC-R5 Minutes of the Regular Planning Comm. �ee�ing of 3�1�'/66 Civil Engineer Eugene Mastin said he has had a meetin� with the City Planner since the last Planning Commission m�et- ing and believed all the problems have been ironed out. The Planning Dire�tor said he has been in contact with the County Planning Office and the people representing.the proposed police academy regardin� tihis application, He displayed several plans with various traffic patterns and explained the pros and�cons of each. �mportant fac�ors to keep in mind are: JO-DEL owns an area zoned R3 im- mediately west of the area covered by Tentative Map. Voss Avenue would have enough capac:ity to handle the traf- fic created bJ �;he R3 area, but it �s undesi,rable to have this traffic pass a lower-density area, a playground and a school; difficul�ies are created by a traffic volume much lower than the capacity volume, The best �raffic - solution w.ould be a collector road from Permanente Road a pproximately followirig a con�our line in the foothills, and joinin� Stevens Canyon Road opposite the big gravel pit. This road would �erve both the R3 area and possible � future {R1) developmen�s along cul-de-sacs in:the foothills, It would, hovaever, cut the police academy area in two, which would create a problem, as they �ntend.�o fence in their � entire property, On the other hand, one property owner should not bar the proper access to oi;her property behind; also, older.nei�hborhood maps show north-south stree�ts through the police academy area. The Planning Direc'cor felt that it should be possible to design the police academy so a road through the area would not be detrimental. NIr. �Iastin said that we don't know when the police academy will be developed, and re�ommended the road through the center of the academy, because it is not desirable �o have the traffic from the apartment area go through the R2 (Tentative Map) area to reach Permanente Road. It would be better to have the upper road connect to Permanente Road than to Voss Road. He�said it would be to the ad- vantage of the police academy to have a road throu�h the property for a better approach to their buildin�s. The Planning D3rector said the Count� will contact Cuper- tino when the police academy application comes up. Comm. Hirshon su�gested that perhaps the possibility for. tv�ro road�corinections to Permanente Road should be kept open. Mr. Mastin did not feel this would be necessar3r. The City A�torriey said the County has given us excellent co- qperation in the past on road patterns, Mr. Howa�cl Ruth, representative of the owner of the property under discus- sion, further discussed the;traffic�pat�ern. If tY}e street is �here, they will want.to go to.Permanente Road, if there are no cross s�treets or alternate routes, _3_ , �. PC-R5 Minutes of the Regular Planning Comm, Meeting of 3/1�!/�6 Chairman Johnson asked for comments from the audience. There were none. The Director of Planning said the Police Academy people were notified about this evening's meeLin� and he had expected their representative to be present, The Director of Public `'orks said that the Poliee Academy •�� will need water; therefore, they will want to annex to the City of Cupertino. We will then have full control over the property. He had the fo}.lowing sugges�ions. 1. The possibility of a connec'cion from El Prado Way to Permanente Road could be kept open either by con- structin� a stub street or by a dedication and deposit on an area, which if not used can later be made into a lot. 2. The possibility of an upper road through the R3 area should be kept open by a road easement rather than a plan line. If the location of the easement does not fit with later plans, it can always be abandoned and re-established in anot�ler location. Mr. Mastin was not in agreement with an extension of El Prado Way, even in the form of an easement, which would eliminate one building lot from the Tentative Map. He and the property owner would be in a�reement vuith pro- viding a road ea�ement through their R3 area towards the center portion of the Police Academy. Moved by Comm. Traeumer, secondea by Comm. Frolich, to close the Public Hearings. Motion carried, 5-0 Moved by Comm. Traeumer, seconded by Comm. Frolich, that application 1 - TM-66 be approved, subject to the app3.icant delivering to the City of Cupertino a dedication to a roadway throu�h the R3 property to the west, which is ac- ceptable to the City as to location and inclusion of slope easements. Comm. Frolich asked about the two flag-shaped lots in-. dicated on 'che map. The City Attorney said he knew of no Ordinance preventing them. All lots shall ablxt a public street, but this requirement is fulfilled. Comm. Horgan s'cated his opinion that a representative for the Police Academy should be present to ma�ce their feel- ings known before a decision is reached, AYES: Comm. Frolich, Hirshon, Traeumer, Johnson NAYS: Comm. Hor�an Motion carried, 1 !-1 _ 1_� PC-R5. Mlnutes of the Re`ular Plann3n� Comme Meeting of 3/1L! . �1,004 B. ORDINANCE 220(�.): Height Regulations, Reopened Public Hearings. Chairman Johnson recapped tne previous hearings and de- cisions made, which�can be found in the Minutes of the previous meetings. He then asked for comments� from the staff. The Plannin� Director said he sent a memo �o f;he Planning Commissioners, including amendments made during the last Plannin� Commission meetin� on th� sub,ject. In addition, there were recommendations made by the Director of Public j�lorl�s and himself�. He said his neutrality in this matter was based on ignorance, being no radio ha�n and owning no TV, but that facts brou�ht forward during �che study and the hearings had led him to �his final proposal. � It was Chairman Johnson's opinion.that you can't discrimi- nate by having different heights for �.mateur operators and others. The City Attorney said our Director of Public Works has made a very good contribution and sound recommendations here. We have also received information on how other cities have handled the situation. The �ob of t his Planning Commission is to serve the Public Interest. Difference between height for senders and receivers can be estaUlished if it is reasonable. Another factor to consider is the differenc� in hei�hts of the power poles. The Director of Public Works said he is in agreement with the Plarinin� Director in his latest conclusions. The Planni�ng Co�z�mission then reviewed the Planning Direc'cor's latest memo. There were no ob,jections to the proposed reyvording of Definitions. Mrs. Charlene Evans, 11096 Linda Vista Drive, Cupertino, said she has obtained information f rom other cities: Woodsicle.allows 50' (They have 2, 3, and 1 ! acre homesites); Los Altos Hills allows 38'; Atherton allows 38 '; Saratoga allows 25! above the building height limitation; Palo Alto allows 15' �.bove the building height limi�ation; Los .Altos all.ows 15' above the building height limitation. She recommended no� more than 15'.�above the b�iilding hei�11t limitations for Cupertino. She said we have �he o�portunity to make a.beautiful citV of Cupertino. She also feels the horizontal arrays should� be limi�ed; � Saratoga limii�s the arra�s in that they may not' co'ver more than 10/ of the . structuxe.. . ,. . . , -5- PC-R5 Minutes of the Rebular Planning Comm. Meeting of 3/1 -----------------------------------------------_.------------------- Mr. Fitzgerald, 10 East Estates Drive, Cupertino, asked just what a Cit�r Ordinance is. If a rule is passed that does not help anybody, but hurts somebody, is this ri�ht? He suggested the PlanninJ Commissioners ride around Saratoga and observe the antennas. Are we ac'cually going to help anybody by taking away some individual. rights? These anten- nas have been put up because they are need�d. It is not sound le�islation to require the majori'cy of the people �o come in for a Use Permit, requiring a iee of �25.00. With high enough antennas, UHF can serve any area. How much height is needed? Anyone who has follow�d our space pro- grarn �cnows that the sky is the limit because the hi�her you go, the better the performance, At the lower frequencies the antennas must be large and must have lar�e arrays. At the hi�h frequencies the line of sight factor comes in. lhe higher the antenna, the better the performance. Mr. Fitz.gerald then reviewed in detail the requirements for various frequencies. He said �heir original reques�c for 70' height was based on need. This is a Public Service type hobby. Lxample: There is tremendaus pressure by coun'cries all over the world for radio frequency alloca- tions, but in spite of this, the amat�ur radio bands have remaii�ed in�act. The non-communication factor is that this is a good hobby for physicall�' handica pped people. Youth is served. It appeals to do-it-yourself en�husiasts, He compared this hobby to the Boy Scout movement. Along with the communication aspects of it, we have many military nets ready when needed by the military. Our large plants are bein� encouraged to s�t up ham stations so communication is there, if needed. It also means our men on outlying �:; military bases can communicate with home. Other examples are: the eye bank net, the Marysville flood, the Alaska earthquake, This is a public service i;�Tpe hobby, j�1e are talking about a genuine need for hei�h'c. Is the height actually so repulsive? Mr. Gratan Hogan, Linda Vista Drive, aslced abou'c the pre- sent proposal for transmittin� aerials, Chairman Jol�nson read from Section 68.1: receiving - L!9', transmitting - 55'. They are also considerin�; one single vertical pole, not to exceed 2" in diameter, being excluded from the h.eight restrictions. Mr. Gratan Hogan saicl he would prefer the height not �o above these proposals, Mr. Bob Robinson, 11086 Linda Vista Drive, Cupertino, said that unless all the hams are willing to bo to the maximum 55 ', there are many who will be interfering with TV now. Most of the �entlemen are operatin� at considerably less than the maximum now. UThy is this so impor'cant to �chem to have the Ordinance �o higher`? Line of sight is where you have reception. Radio an'cennas have disappeared with increased efficiency and advancements, ti�,le must also con- sider the patio view of one property owner being destroyed by a struc'cure in the yard of his neighbor. -6- PC--P.J 11ir1utoa of' t'�'io �2af�L1'• ��' P1anYii.t�� Comm, Meeting O�' ��1 Mr. Vince LaPorta, 24129 Suisun Drive, �.upci.tii�c� a�,ia t7�s antenna goes up 58', and is of tubular steel, with �uyin� a� 25' and 50�, to withstand winds of 128 miles per hour. Cons�ruction of this type is standard. He suggested a survey be made of the hams, and fe�t that this would show none below 50 - 60': There follovaed a technical discus- sion. Chairman Johnson then recapped 'che Council's recommendations, that Section 68.1 should be reconsidered and that a limita-- tion of 50' should Ue considered; Section 68.2 should can- tain a definition of �ot size; Section 68.� should be re- considered. Ac'cion has already been taken on the last t�rlo items. The Planning Director he�e injected Lhat his wordin�, of . Section 68.2 might be unclear. It was ascertained�that the intention was not to allow a second tower on lots less than 20,000 sq, ft. Section 68.6 was deleted from the� Ordinance by spli� vote. Sec�ion 68.7 has bee.n transFerred to the Underground Utilities Ordinanc:e, , Comm. Hirshon asked the Director of Public t��orks his .opinion of the way same cities handled the hei�ht problem.;b� al- lowing l5� or 25' above the height limitation of that particular zone. The Director of Public Works said this was ori�inallzT intended for spires, v��ater tanks, penthouses, ��c., and was not ini,ended for a�tennas.. Some cities have simply added antenrias to�the list as an expedient. Com�n. Hirshon said, regardin� Section 68.1, the P�Iinu'ces should include the reasons behind the recommended heights,. The Director of Public Works said the L!�' recommendation for TV antennas seemed to fi'c �he apparent height needed, computed thus: House---------- -----.-? Two 10' sections------20' Rotor & antenna------- ?!' � Leeway---------------- 1' ��9� The reason i'or 55 ' for transmitting an�ennas was to allow a 6 to 7' ve�rtical clearance to minimize possible inter- ference�to TV reception and to.encourame,use of a retract- able,� commercially built tower. The City Attorney statec� that this was.a permissable method, but�some��'of the Com- mission .felt f�ha.t all antennas should be at the s�,me - heig�it� limit . - � Comm. Hirshon then aslced about the unlimited single, vertical ' tube no�.ta exceed 2" in diam., in lieu of a ho��zp�i,al array. Mr. Robinson felt this was probably the ,m.ost desixak�l�. C2iairman Johrison asked about the probable maximum of �Gk�ya type. The D�.rector of Public '�Torks said 25-30 ; above' that the wind mi�ht dama�e it. � , -7- PC-R5 Minutes of the Regular Plannin� Comm. Meetin� of 3/1�'/66 -------------------------------------------------------------�-----__ Mr. Fi�zgerald said this type is more or less a numb�r two antenna in that it is not nearly as e.�fic�ent as a beam type. Moved by Comm. Traeumer, seconded by Comm. Frolich, t;o close the Public Hearings. l�7otion csrried, 5-0 Comm. Hirshon and Chairman Johnson questioned hei�ht on aerials in zones allowing higher buildings than Rl; for instance, R3 allows a building heighi� of 50', and if aerials are res�ricted to !!9' above ground, no aerial could be placec� on the roofs. They favored a rule allow- ing aerials 15' above �he buildin�; hei�ht permitted in each Zone. The Plannin� Director said that such a rule would create difficulties. R3 would allow 65 ' hi�h aerials, L!0' above the �.ctual height of most buildin�;s in the Zone. A rule a11ow3.ng aerials 15' above the actual height of buildings taould also create difficulties� it would discriminate against persons building lower than permit�ed in the Zone. He thotz;h� that the extremelsT few cases of lots with buildin�s hi�her than ?_5' or 30' could be ta�cen care of with Use Permits or with excep- tions stated in a Development P1an. No recommendation was made by the Plannin, Commission. Chair�man Johnson asked the Commission ii they wanted to go to the Use Permit procedure or Variance procedure in this Ordinanc�. And does the Commission want to disLing- uish between transmitting and receivin�; antennas? Comm, Traeumer, Horgan and Frolich felt they should not dis- tinguish bett�veen them. The City Attorney said a Use Per- mit is more speedy than a Variance, and recommended the former. Cornm. Hirshon a�reed on this point, as dic? Comm. Traeumer and Horgan. Comm. Frolich was opposed to the Use Permit procedure because, historically, the decisions have been capricious. The Cit,y Attorney sa�d a Use Permi�E establishes enough control. It would, in most cases, be hard z�or an applicant to prove the hard- ship necessary for a Variance. The City A'ctorney read from Ordinanc� 002A regardin� reasons for granting of a Use Permit and for grantin� of a� Variance. Variarices require proof of hardship and require a formal Resolution; Use Permits do not. Comm. Frolich went on record as being a�ains'c the Use Permit procedure here, but Comm. Hirshon, Hor�an and Traeumer were in favor of it. Comm. H�rshon was in favor of the single vertical po1e, not to exceed 2" in diam., being exempted �'rom the Ordinance, as propos�d in Sec. 68.13. Comm. Traeumer was in favor oi' this paragraph only ii it is not used t�o circumvent �he tower restrictions in Section 68 .?_ _g_ PC-R5 Minutes of the Regular Planning Comm. Meeting of 3/l�!/66 Moved by Comm. Hirshon, secanded by Comm. Frolich, to adopt Section 68,13. AYES: Comm. Frolich, Hirshon, Horgan, Johnson NAYS: Comm. Traeumer . Motion carried, �-1 Comm. Traeumer i.s still of the opinion �!g' is a worlcable height because most two-story homes are 24', and on �cop of that can be put two 10' sections plus a 1 " rotor a�Ctachment, allowing 1' leeway. Moved�by Comm. Hirshon, seconded by Comm. Traeum�r, to set the height limita�ion at L!�', notin� that the Use Permit procedure is available if somebody wants to go higher. AYES: Comm. Hirshon, Horgan, Traeumer NAYS: Comm, Frolich, Johnson . Motion carried, 3-2 Chairman Johnson asked the Commission ir" they wanted to consider rei,raci,ab].e towers at this time. Moved by. Comm. Hirshon, s'econded by Comm. Horgan., tha�� Ordinance 220(�) for Height Regulation be approved by the Plannin� Commission and recommended �;o the City i; Council, as amended during the Hearin�s. AYES: Comm, Frolich, Hirshon, Hor�an, Traeumer, Johnson NAYS : None Motion carried, 5-� Comm. Froliclz explai.ned his yes vote in that the Ordi- nance has been improved since the array restrictions have been removed, but he still is partially opposed to the helght restrictions. Chairman Johnson called for a breale at 10:30 P.M. The me�ting reconvened at 10:�T0 P.M. 8i,00� C. ORDINANCE 331: Underground Util3.ties. First Hearin� � 80,07.1 continued. � The Planning Director said copies of the aecond draft have been sent to the Pub.lic Utilities and to Santa Clara County Builders' Association. In addition, the.Mountain View and Palo Alto Ordinances have been studi.ed, P,G.&E. comments ' have been incorporated into the latest revision of the second draft. Santa Clara County Builders' Association proposal �ust arrived last Friday, so there has been no time to make a compilation. The Director would like to pre- pare another draft, with columns, so that comparisons of _9_... PC-R5 Minutes of the Regular P1'anning Comm. Meeting of 3/ZL!/66 the various proposals.and suggestions may be made in the various sections, � Mr. Dick �ullion, 1650 �larburton, San�a Clara, represent- ing the Pacific Telephone Company, said the� are very happy with the proposed draft. Mr. Tom Riddle, of the San Jose P.G. & E. of£ice, questioned Section ?_.02 of the Santa Clara County Builde�s' Association proposal. He noted that in Section 2.05 there is probably a typing error; that the word "conn�ct" should be used rather than "conduct." Mr. Riddle asl�ed about Sections 3.1 and 3.2, whether the intent is to cover deve.lopments and not subdivisions. Outside of these points, they are in agreement with the Ordinance. Mr: Ernest Ornellas of Santa C1ara County Builders' Associ�tion, said the basic concepts of undergroundin� are covered here. They have not made reference as to who is responsible f.or the undergroundin� in their proposal. At the present 'cime� they are in the prdcess of gather3.ng statistics to determine eosts, etc., of underground as opposed to overhead supply. Two cases are before the PUC noti� . Mr. Walter �lard said Vallco Park is 3:n accordance wi�h this Ordinance. He asked if this Ordinance would conflict with the previously passed Ordinance 329 for the Va11co Park area. The City Attorney said the Va11co Ordinance v��as worked up specifical].y and there will be no conflict between the two Ordinances. The City Attorney��hen asked about existing utilities, citing a seemingly unsafe condition of overhead ut3.lities in.an area of San Francisco. Mr. Dick Gullion, of Pacific Telephone, would like time to look into the situation; he is not familiar with it. Mr. Tom Riddle said P.G.. & E, makes a prov3.sion whereby after due deliberation, and�after a certain reasonable time, mos� existing utilities can go underground. He pointed.out that underground and overhead systems are not compatible. Mountain View has an enabling Ordinance, where the transition is�to be handled by districts. The sooner we stop�putting in�new.overhead lines the better. He said they like the San Jose, �Iountain View and l�ilpitas Ordinances because they are the most� workable. Mr. Ornel7.as said their propoSal is based on the draft of the Planning Director's draft of �he Ordinance dated Febru�.ry 2Z!th. ' . -30- r-r._.R� Mirna.t�s �of �he �te�;ular Planning .Comm� Meeting of 3�1� Comm. Frolich asked the Commi�sioners ii he has ar�y allies this time. Comm. Horgan and Tra.eumer said yes. The City'�;Attorney asked if there'have been any.protests by responsible people to undPr�raui�d facilities. Mr. Arnelis �aia �hcrc; a�•e certain fa�tors }hat must be con- sidered; i.e., soil, topography, economics, The Cit�r Attorney asked why the Telephone Compariy p�cfEr� �na system to another. Mr. Gullion said it is a matter of engineering and economics. He said the Telephone Company is not a�ainst underground ut3.lities. He feels that there are many rami- fications to consider, whether or not �here would be a. rate increase because of the underground utilities. Cnmm. Traeumer no�ed tha.t developers are assuming the F3.nancial responsibilities of undergroundin� now. � Comm. Hirshon referred to Section 7.5 of the second draft; "minimize obs�ruction of view" should be clar3fied. He suggested dele�ing this. The City Attorney feels it should be left in and determined by the legislative body. He sug- gested that perhaps they could establish a minimum width of easement. Comm. Traeumer would like to know what the savings are in underground utilities. Subdividers now stand the expense of putting them in. Maintenance is�supposed to be less. Mr. Gullion said the ovei�all maintenance costs might be less, but when there is a ma�or problem in the underground, it is less accessible, The Director of PubJ.i� Works said the City of Cupertino is re�;istered as one of the interested bodies at the PUC Hearings. At present, there is not a long enough history � of the underground installations to make a decisions �CTC's decision probably won't come for another year or so. The City Attorney sa3.d there are comparative merits of having the poles in back of or in fron�c of the homes, The Director of Public Ulorks said the people don't like the � utilities men going in their back yarcls; the best solution is to underground trenches in the streets, Mr. Gil Gunn, P.G. & E,'s Sunnyvale representative, agreed with this. Moved by Comm. Frolich, seconded by Comm. Hirshon, t�zat the First Hearing be closed. Motion carried, 5-0 � -11- ' PC-R5 Minutes of the Regular Planning Comm. Meeting of 3/1�!/66 The Plannin� Director w.ill work on a third draft and, if possible, mail it to the Commissioners and to P.G. &�., }:'. P. T. & T., Santa Clara County Builders' Assoc�ation, and Vallco Pa.rk on March 18th. ��I Ul`dFINISHED BUSTNESS There was none. VIII NEW BUSINESS The Director of Plannin� reminded the Commissioners of the 7:15 P.M, meeting with Los Altos the following evening. It was determined Comm. Horgan, Traeumer and Johnson will attend, as well as the Plannin� Director, Comm. Frolich and Hirshon have previous committments. IY ADJOURNM��NT Moved by Comm. Traeumer, seconded by Comm. Hor�an, to adjourn the meeting to Wednesday, 8:00 P.M., at Collins School. Motion carried, 5-0 Meeting adjourned at 11:15 P.M. APPROVFD: �� Robert Johnson �hairman ATTEST: ' �" �! �� -.�. . .� ' �f� -; -'�'� � � r f . rec ar o� ann nt� � . . ! -12-