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PC Min 01/26/1982PLANNING COMMISSION CITY OF CAMPBELL, CALIFORNIA TUESDAY, 7:30 P.M. MINUTES JANUARY 26, 1982 The Planning Commission of the City of Campbell convened this day in regular session in the regular meeting place, the Council Chambers of the City Hall, 75 North Central Avenue, Campbell, California. ROLL CALL Present Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer; Planning Director Arthur A. Kee, Principal Planner Philip J. Stafford, Engineering Manager Bill Helms, City Attorney J. Robert Dempster, Recording Secretary Jeannine Wade. Absent None. APPROVAL OF MINUTES January 12, 1982 Commissioner Kotowski moved that the minutes of the regularly scheduled Planning Commission meeting held January 12, 1982 be approved as submitted, seconded by Commissioner Fairbanks and unanimously adopted. *** ARCHITECTURAL APPROVALS S 81-27 Continued application of Mr. Ali Chahidi for approval Chahidi, A. of plans and elevations to allow the construction of a 13,600 square foot office building on property on property known as 2255 S. Bascom Avenue in a C-2-S (General Commercial) Zoning District. Mr. Kee reported that Staff is recommending a continuance of this application to the February 9, 1982 Planning Commission meeting in order that revised plans could be submitted. Commissioner Kasolas moved that the Planning Commission continue S 81-27 to the meeting of February 9, 1982, seconded by Commissioner Kotowski and unanimously adopted. S 81-38 Continued application of Mr. Richard Pasek for Pasek, R. approval of plans and elevations to allow the construction of a 4,500 square foot warehouse building on property known as 925 McGlincey Lane in an M-1-S (Light Industrial) Zoning District. -2- Mr. Kee reported that at its meeting of December 22, 1981 and January 12, 1982 the Planning Commission continued this application in order that revised plans could be submitted; to date, Staff has not received a revised submittal or a communication from the applicant regarding this application. Therefore, Staff is recommending denial without prejudice so that this item may be removed from the agenda. Commissioner Howard then moved that S 81-38 be denied without prejudice in order that it can be removed from the agenda, seconded by Commissioner Fairbanks and unanimously adopted. *** PUBLIC HEARINGS PD 81-11 This is the time and place for a public hearing to Lyle, J. consider the application of Mr. Jim Lyle for approval of revised plans and elevations to a previously approved planned development permit to allow the construction of a 6,326 square foot office building on property known as 150 E. Campbell Avenue in a P-D (Planned Development/ Commercial) Zoning District. Commissioner Kotowski reported that the applicant met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval of t his application, with the landscape plan to come back before the Committee for approval for relocation of the trash enclosures. Chairman Meyer then opened the public hearing and invited anyone in the audience to speak for or against this public hearing. Mr. Jim Lyle, applicant, appeared before the Commission to respond to any questions they might have. He noted that the previous application submitted for this site was not economically feasible. No one else wishing to speak, Commissioner Kasolas moved that the public hearing be closed, seconded by Commissioner Kotowski and unanimously adopted. RESOLUTION N0. 2085 Commissioner Kasolas moved that the Planning Commission adopt Resolution No. 2085 approving PD 81-11, with the added condition that the revised Landscape Plan be approved by the Site and Architectural Review Committee, seconded by Commissioner Kotowski and unanimously adopted by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer NOES: Cor~nissioners: None ABSENT: Commissioners: None *** -3- GP 81-11 Public hearing to consider a City-initiated City-initiated amendment to the Land Use Element of the General Plan from "Low Density Residential" to "Public, Semi-Public" for property known as 690 S. San Tomas Aquino Rd. Mr. Stafford reported that at its meeting of November 24, 1981 the Planning Commission considered the referral from the City Council regarding changing the land use designation from Low Density Residential to Public, Semi-Public for the subject property. The Commission took action to set this matter for public hearing on this agenda. Staff has notified the property owner of the parcel being considered for amendment, as well as the property owners within 300 feet. He further noted that consideration of the General Plan and Zoning for this site was initiated by the City in 1981. A brief chronology of the actions taken by the City with regard to the property follows: A. GP 81-06 1. June 2, 1981 - The Planning Commission adopted Resolution No. 2012 recommending an amendment to the Land Use Element of the General Plan from Public, Semi-Public to Low Density Residential (Vote: 6-0-1, Pack absent). 2. June 22, 1981 - City Council gives first reading to Ordinance No. 1362 (Vote: 3-0-2, Hammer & Doetsch absent). 3. July 13, 1981 - City Council gives second reading to Ordinance No. 1362, amending the Land Use Element of the General Plan from Public, Semi-Public to Low Density Residential. B. ZC 81-27 September 1, 1981 - Planning Commission adopts Resolution No. 2043, recommending a zone change from P-F to R-1 for the site (Vote: 4-0-2, Fairbanks and Campos absent, one vacancy). 5. November 3, 1981 - City Council did not give first reading to an ordinance to change the zoning to R-1. Instead, the Council referred this matter back to the Planning Commission to schedule a public hearing to change the General Plan for this parcel from "Low Density Residential" to "Public, Semi- Public", (Vote: 4-1). Commissioner Kotowski inquired as to what concerns the Council might have expressed regarding this site. Mr. Stafford stated that one of the main concerns was traffic on the San Tomas Curve. The City Attorney then suggested that the Planning and Public Works Staff be asked for their professional advice on this site. Commissioner Campos inquired as to what uses would be allowed in a Public, Semi-Public zone. Mr. Stafford responded that schools, churches, and utilities would be allowed in this zone. -4- Chairman Meyer opened the public hearing and invited anyone in the audience to speak for or against this General Plan amendment. Louise Perez, 1191 Hazelwood Avenue, owner of the property, appeared to speak in favor of the Low Density Residential designation for this property. Commissioner Dickson inquired if Mrs. Perez lives on the site and inquired if there were any easements across this property. Mrs. Perez explained the location of her home in relation to the subject parcel, noting it is actually located on the adjacent parcel (41). Mr. Kee stated he is not aware of any easements across this property. Mr. Layton Ritsch, 1141 S. San Tomas Aquino Road, appeared before the Commission to speak against a Low Density Residential designation. He stated that his son was injured in a traffic accident at that location (San Tomas Curve) and he feels that this is a very dangerous corner. Ms. Sherri Collins, 2479 Twyla Court, appeared before the Commission to also speak against Low Density Residential for this property. She stated that she lives across the creek from this property, and although traffic accidents have not been reported at this corner, she has personally observed accidents, with parties involved getting back into their vehicles and driving away. She is mainly concerned about safety, and does not feel it would be wise to build on the site. No one else wishing to speak, Commissioner Kotowski moved that the public hearing be closed, seconded by Commissioner Fairbanks and unanimously adopted. Chairman Meyer then asked the Department of Public Works for a traffic report. Engineering Manager Helms reported that prior to improvement of the San Tomas Curve, several accidents were experienced; however, since improvement of the Curve, the Public Works Department is not aware of any vehicular accidents reported to the Police Department at that location. He further noted that this particular lot, being on the outside of the Curve, has good site distance in both directions; and from a Public Works standpoint there is no reason why this site could not be developed. City Attorney Dempster stated that the Commission should take into consideration that lots on all sides have been developed with homes; he felt that this pro- perty is not unique. He stated that it has not been heard from the professional Staff that this proper ty has some unique or difficult problem. He further ad- vised that all aspects be taken into consideration for good, sound planning. RESOLUTION N0. 2086 Commissioner Kasolas moved that the Planning Commission adopt Resolution No. 2086 reaffirming its previous recommendation to not amend the Land Use Element of the General Plan from "Low Density Residential" to "Public, Semi-Public" for property known as 690 S. San Tomas Aquino Road based upon testimony by Staff and the property owner, seconded by Commissioner Fairbanks and adopted by the following roll call vote: -5- AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: None GP 82-01 This is the time and place for a public hearing City-initiated to consider City-initiated amendments to the Land Use Element of the General Plan. Mr. Stafford reported that the second meeting in January of each year is set as the date of a public hearing to consider amendments to the General Plan. The State limits general law cities such as Campbell to considering amendments to the General Plan no more than three times in any calendar year. The other two dates established by the Commission are the second meeting in May and September. On January 19, 1982 the City Council took action to direct the Planning Commission to initiate public hearings to consider amending the General Plan for the Paseo de Palomas and Timber Cove Mobile Home Parks. He further stated that since Staff has not had an opportunity to notify the property owners or press of the Council's referrals, we are recommending that this hearing be opened and continued to the February 23, 1982 meeting. O~airman Meyer opened the public hearing and invited anyone in the audience to speak for or against this item. No one wishing to speak, Commissioner Howard moved that the Planning Commission continue GP 82-01 to its meeting of February 23, 1982, seconded by Commissioner Dickson and unanimously adopted. *** ZC 82-01 This is the time and place for a public hearing Walker, K. to consider the application of Ms. Karen Walker for a zone change from C-2-S (General Commercial) to CD (Condominium Zoning/Commercial) to allow the conversion of an existing 22,300 square foot office building to condominium offices for property known as 62 S. San Tomas Aquino Rd. in a C-2-S (General Commercial/Commercial) Zoning District. Commissioner Kotowski reported that the applicant met with the Site and Architectural Review Committee this morning, and the Committee is recommending approval of this application. Mr. Kee reported that Staff is recommending approval of this application as presented. Chairman Meyer opened the public hearing and invited anyone in the audience to speak for or against this application. -6- Karen Walker, applicant, appeared before the Commission to state that the Peter Paulsen Company concurs with conditions and recommendations of Staff and the Site and Architectural Review Committee. Commissioner Dickson inquired about the lighting of the parking lots and the effect on the residential neighborhood. Ms. Walker responded that it was an original condition of approval that the lights be shielded and directed away from the residential area; the lights have been installed accordingly. Mr. Paul Nowack, 4952 Jensen Court, appeared before the Commission to express concern about the impact of this zone change on the neighborhood. Mr. Kee explained that this zone change should not have a substantial effect on the area; the main reason for this zone change is to allow individual ownership of portions of this building. No one else wishing to speak, Commissioner Kasolas moved that the public hearing be closed, seconded by Commissioner Fairbanks and unanimously adopted. Commissioner Kasolas felt this building is a tremendous asset to the neighborhood. RESOLUTION N0. 2087 Commissioner Kotowski moved that the Planning Commission adopt Resolution No. 2087 recommending approval of a zone change from C-2-S (General Commercial) to CD (Condominium Zoning/Commercial) for property known as 62 S. San Tomas Aquino Road, seconded by Commissioner Howard and adopted by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: None *** TS 82-01 Tentative Subdivision Map: Lands of Paulsen. Lands of Paulsen APN 404-01-033 (62 S. San Tomas Aquino Rd.) Mr. Kee stated that this map relates directly to the previous item on this evening's agenda. He reported that Staff is recommending approval of this tentative subdivision map. RESOLUTION N0. 2088 Commissioner Fairbanks moved that the Planning Commission adopt Resolution No. 2088 recommending approval of TS 82-01, noting that this map is in conformance with the General Plan. This was seconded by Commissioner Campos and unanimously adopted by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: None *** -7- The Commission took a break at 8:45 p.m.; the meeting reconvened at 9:02 p.m. At this time the Chair announced that the applicant of Item No. 16 on this evening's agenda requested that his item be considered after the public hearing portion of the meeting. The Commission was in agreement with this request. V 81-07 This is the time and place for a public hearing Kier & Wright to consider the application of Kier & Wright for a variance to the minimum R-1 lot size require- ment and a variance to a sideyard setback for property known as 938 Lovell Court in an R-1 (Single-Family Residential) Zoning District. Mr. Kee explained that the applicant is applying for two variances as follows: 1. A variance to the 6,000 s.f. minimum R-1 lot size. The applicant is requesting approval to reduce the size of the lot known as 938 Lovell Court from 6,155 s.f, to 5,861 s.f., which is 139 s.f. less than the minimum requirement. This reduction in lot size would allow a lot line adjustment between the two properties. The variance would increase the size of the adjacent lot from 9,954 s.f. to 10,248 s.f. 2. A two-foot variance to the west sideyard setback to reduce the setback from 9 to 7 feet. The applicant states that during the construction of the subdivision, the lot line between the two parcels in question was placed in error. Subsequently, the two houses, fence, and landscaping were constructed from the erroneous lot line. The lot line as it presently exists is 3 feet from the adjacent house and bisects the walkway to the house. The variance to the lot size would allow the property line to be shifted several feet to the west, thus meeting the setback requirement between the two homes. The Public Works Department is recommending approval of the lot line adjustment if this variance is granted. In addition, the house at 938 Lovell Avenue was constructed 7 feet from the westerly property line instead of the 9 feet required for two-story homes. The variance would permit the house to be set back this distance. He further stated that although the hardship in this case was self-imposed, Staff is of the opinion that it was not done so intentionally, and it was not done by the present property owners. It would create a great hardship at this point to remedy this problem by relocating the houses. Because of the afore- mentioned reasons and because the variances requested will not adversely affect the neighborhood, Staff recommends approval of the requested variances. Commissioner Dickson expressed concern about the unfairness of a situation like this to the existing neighbors and the neighborhood. He felt the Commission was boxed in and had no choice but to go along with Staff's recommendation for approval. -8- Chairman Meyer opened the public hearing and invited anyone in the audience to speak for or against this variance. Dick Kier, of Kier & Wright, Civil Engineers & Surveyors, Inc., appeared before the Commission to explain how the error had occurred. He noted that because of a 2 degree error on his firm's part when drawing the plans, the rear corner was set 5.02 feet west of where it should have been, and the houses, fence, and landscaping were subsequently constructed from the erroneous lot line location. This variance is needed to rectivy the matter. He noted that he has met with both property owners and they are agreeable to the change in lot lines and lot sizes. He noted that he was not aware of this, nor the City, until one of the property owners had his property surveyed in order to install additional landscaping. No one else wishing to speak, Commissioner Kotowski moved that the public hearing be closed, seconded by Commissioner Fairbanks and unanimously adopted. Commissioner Dickson reminded his fellow Commissioners that in granting a variance findings must be made; he felt that in this particular case the hardship was self-imposed. RESOLUTION N0. 2089 Commissioner Kasolas moved that the Planning Commission adopt Resolution No. 2089 approving a variance to the minimum R-1 lot size requirement and a variance to a sideyard setback for property known as 938 Lovell Court in an R-1 (Single- Family Residential) Zoning District, seconded by Commissioner Fairbanks and adopted by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: None * * ~ V 81-08 This is the time and place for a public hearing Arnold, S. to consider the application of Mr. Steve Arnold for a variance of a garage setback requirement from 25 feet to 20 feet for property known as 798 Dry Creek Road in an R-1 (Single-Family/ Low Density Residential) Zoning District. Mr. Kee reported that the applicant is applying fora variance to reduce the garage setback from 25 feet to 20 feet. Staff is of the opinion that there are no grounds for a variance in this case. Using the existing plans for the house, the structure can be shifted 5 feet to the north and meet all required setbacks. In this case, there would be a 25-foot setback for the garage off of Central Park Drive, and a 20-foot front yard setback on Dry Creek Road (a 15-foot setback is required). Because no unusual hardship has been demonstrated, Staff is recommending denial of this application. Mr. Kee further noted that two options would be: 1. Change the CC&R's, or 2. Change the zoning. -9- He also noted that should the applicant park a large vehicle in the driveway it would leave very little room, and this would be primarily a safety concern. Mr. Kee then noted that a communication had been received and placed at each Commissioner's station. This communication is dated January 25, 1982, and is from Bernard S. Greenfield, owner of 798 Dry Creek Road. The Recording Secretary then read into the minutes the communication from Mr. Greenfield. A copy of this communication is attached hereto and made a part of these minutes. Chairman Meyer opened the public hearing and invited anyone in the audience to speak for or against this application. Mr. Bernard S. Greenfield of 1252 Maggio Court, property owner, appeared before the Commission to speak in favor of -this variance. He stated that it is not simple to change the CC&R's. He approached the developer about this change, and the developer refused to consent. He further stated that he would not be able to construct the home without this variance. He noted that the garage does not front on Dry Creek Road. He then requested that a favorable decision be rendered on this variance. Much discussion then ensued regarding the front lot line; it was felt by Commissioner Kasolas that perhaps the matter should be continued in order to clear up this matter. Mr. Greenfield did not feel that was significant, and requested that a decision be rendered this evening unless the Commission felt that the presence of a civil engineer at a future meeting would have a bearing on the question of the front lot line. No one else wishing to speak, Commissioner Campos moved that the public hearing be closed, seconded by Commissioner Dickson and unanimously adopted. RESOLUTION N0. 2090 Commissioner Fairbanks moved that the Planning Commission adopt Resolution No. 2090 denying the application of Mr. Steve Arnold for a variance of a garage setback requirement from 25 feet to 20 feet for property known as 798 Dry Creek Road in an R-1 (Single-Family/Low Density Residential) Zoning District since it was felt that an unusual hardship had not been demonstrated. This motion was seconded by Commissioner Campos and adopted by the following roll call vote: AYES: Commissioners: Kasolas, Dickson, Howard, Kotowski, Campos, Fairbanks, Meyer NOES: Commissioners: None ABSENT: Commissioners: None MISCELLANEOUS UP 81-16 City-initiated request to amend conditions of McBee, S. approval for a previously approved use permit allowing motorcycle sales on property known as 2082 S. Winchester Blvd., in a C-3-S (Central Business District/Commercial) Zoning District. -lo- Mr. Kee explained that on November 24, 1981 the Commission approved a use permit (UP 81-16) to allow a motorcycle sales business in an existing building (formerly Kopper Kettle Donutsj located at 2082 S. Winchester Boulevard. Condition No. 1 of this approval stated: "There shall be no outdoor display or storage of motorcycles or other products." At its meeting of January 12, 1982 the Commission considered and granted a use permit to allow the outdoor display of motorcycles and skimobiles at Valley Cycle Center (adjacent to the south). Staff was directed at the time to agendize UP 81-16 for this evening's meeting so that the Commission could consider amending the condition which prohibits outdoor display of motorcycles. At this location on Winchester Boulevard, a 10-foot sidewalk exists (public right of way). A 5-foot strip (private property) exists between the sidewalk and the face of the building. It is within this space that motorcycles could be dis- played. Staff's primary concern is that the motorcycles do not encroach on any part of the sidewalk which is public right of way. Because the bikes are an average length of 6 feet, it will be necessary to park them at an angle to keep them off the sidewalk. In addition, Staff believes that only motorcycles and skimobiles should be displayed outdoors. Staff is recommending approval subject to the conditions listed in the Staff Comment Sheet. Commissioner Dickson stated that he had opposed the outdoor storage of motorcycles and skimobiles and would be opposing this application. Commissioner Campos also expressed opposition. Commissioner Howard moved that the Planning Commission accept Staff's recommendation for approval, as stated in the Staff Comment Sheet, seconded by Commissioner Kasolas and adopted with Commissioners Dickson and Campos voting "no". * * ~ UP 81-06 Review of UP 81-06, the application of Mr. Warren Jacobsen, W. Jacobsen for approval of a gas station conversion on property known as 1387 Camden Avenue in a C-1-S (Neighborhood Commercial) toning District. Mr. Kee explained that there had been some problems; however, they have been resolved and the Commission is recommending approval at this time. Commissioner Kasolas then moved that the Planning Commission approve this application and forward this to the City Council for its review, and approve the landscape plans as redlined. This motion was seconded by Commissioner Kotowski and adopted with Commissioner Fairbanks voting "no". SA 81-58 Continued appeal of decision of Planning Hot Dog Heaven Director denying signing request for property known as 1750 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. -il- Commissioner Kotowski reported that the Site and Architectural Review Committee spent a considerable amount of time on this application, trying to reach some agreement with the applicant. The Committee is recommending denial of this application as presented. Mr. Kee stated that Staff is also recommending denial as presented. He noted that the existing sign is 3' higher than that allowed in the Ordinance. He noted that the Commission has authority to approve higher and larger signs. Dr. Stuart, applicant, appeared before the Commission to explain that it would create a hardship to have to remove the sign. He explained that the existing sign is just above the awning of the building; should the sign have to be lowered, it would interfere with the awning. He asked that he be allowed to retain his sign. Mr. Kee explained that effective January 1983 the new Sign Ordinance would go into effect to remove non-conforming signs. He stated that at this morning's meeting the Committee allowed Mr. Stuart the opportunity to retain his sign until January 1983 upon his signing an agreement to remove the sign, or bring it into conformance, by that date. Mr. Stuart felt that he was being used as a guinea pig; he stated that he would sign an agreement agreeing to removal of the sign only if it were to include the fact that Breuner's would also be ordered to remove their non-conforming sign. Commissioner Fairbanks then inquired if the applicant would like a continuance in order to try to resolve this matter. The applicant responded negatively. Commissioner Howard then moved for denial as presented, seconded by Commissioner Fairbanks and adopted with Commissioner Kaso'ias voting "no". SA 81-54 Appeal of decision of Planning Director conditionally Amcoe Sign Co. approving signing request on property known as 2875 to 2885 S. Winchester Boulevard in a C-2-S (General Commercial) Zoning District. Commissioner Kotowski reported that the applicant met with the Site and Architectural Review Committee this morning, and the applicant is in concurrence with a continuance to the February 9, 1982 meeting in order that signing for the entire center can be considered. Mr. Kee stated that Staff is in agreement with this recommendation. Commissioner Fairbanks then moved that the Planning Commission continue SA 81-54 to the Planning Commission meeting of February 9, 1982, seconded by Commissioner Campos and unanimously adopted. SA 81-61 Application of Mr. Wally Ownes, Signmasters, Signmasters fora sign permit on property known as 3010 to 3030 S. Winchester Blvd. in an M-1-S (Light Industrial) Zoning District. -12- Commissioner Kotowski reported that the Site and Architectural Review Committee is recommending approval of this signing subject to the added condition that "Remaining signing be reviewed so that it follows the format of the existing signing." Mr. Kee stated that Staff is in agreement with the Committee's recommendation. Commissioner Kasolas then moved that the Planning Commission approve SA 81-61 subject to the conditions listed in the Staff Comment Sheet as well as the condition recommended by the Site and Architectural Review Committee, seconded by Commissioner Howard and unanimously adopted. PD 80-06 Request of Calvary Temple Church fora reinstatement Calvary Temple of a previously approved planned development permit to allow construction of a day-care center and assembly hall on property known as 202 Railway Avenue in a P-D (Planned Development/Industrial) Zoning District. Mr. Kee stated that Staff is recommending approval of this reinstatement. Commissioner Campos then moved that the Planning Commission recommend to the City Council reinstatement of the development schedule for a period of one year, seconded by Commissioner Fairbanks and unanimously adopted. MM 82-01 Application of Mr. Omar Hindiyeh for a modification S 78-16 to approved plans to allow the conversion of approximately Hindiyeh, 0. 720 square feet of warehouse use to office space and minor exterior alterations on property known as 480 Vandell Way in a CM:B-40 (Controlled Manufacturing) Zoning District. Commissioner Kotowski reported that the applicant met with the Site .and Architectural Review Committee this morning, and the applicant is in agreement with the changes as recommended by Staff regarding the compact parking changes. Mr. Kee stated that Staff is recommending approval of this minor modification. Commissioner Howard moved that the Planning Commission approve MM 82-01 subject to the conditions listed in the Staff Comment Sheet, and as recommended by Staff, seconded by Commissioner Kotowski and unanimously adopted. Staff Report Appointments to Planning Commission Committees for 1982. A copy of the 1982 appointments to Committees is attached hereto, as part of these minutes, as appointed by the Chair. -13- SAN TOMAS AREA Chairman Meyer stated that she would recommend this subject be continued since the Council is in the process of discussing whether or not a moratorium or interim zoning should be initiated for this area. CUNDUMINIUM CONVERSIONS Commissioner Fairbanks volunteered to sit on a committee to further study this subject and bring a report back to the Commission in February. Commissioner Dickson stated he would also sit on the committee. * * ~ ADJOURNMENT It was moved by Commissioner Dickson and seconded by Commissioner Howard that the Planning Commission meeting be adjourned. The meeting adjourned at 10:25 p.m. APPROVED: Jane P. Meyer Chairman ATTEST: Arthur A. Kee Secretary