HomeMy WebLinkAboutPC Minutes 1973-12-04Arroyo Grande Planning Commission
December 4, 1973
The Arroyo Grande Planning Commission met in regular session with Chairman
Pope presiding. Present are Commissioners Calhooro, i;,orrlart, Gul l ickson, Jones,
Porter and Sperling. Also in attendance are City Administrator Suteh, Councilmen
de Leon, Millis and Wood, and Planning Director Gallop.
MINUTE APPROVAL
Commissioner Jones stated it was his feeling that gander Resolution No 73 9 U,
item 2 should read 0 °...a permanent fence shall be required ", in place of "...will be
required", and that Item 12 was to be reviewed in six months. On motion by Commissioner
Spierl ing, seconded by Commissioner Goulart, and unanimously carried, that the minutes
of the adjourned meeting of November 7, i973 be approved with the exception of items
2 and 12 in Resolution No. 73 -319 U. These two items are to be defined by the tapes
and brought up at the next Planning Commission meeting.
DISCUSSION OF ESTABLISHING ALTERNATE DATE FOR FIRST MEETING OF JANUARY 1 l 974.
Director Gallop advised that this matter could be held in abeyance until the
next regular meeting, and a more definite determination could be made at that time
with regard to the agenda and workload.
NEW COMMUNITY BUILDING
Director Gallop advised, as a matter of information, that the open house for
the new Community Building will be held on Saturday, December 15th from 3:00 to
5 :00 P.d., and the public is invited to attend,
DISCUSSION REGARDnNs. GRADING PERMITS
Chairman Pope referred to a statement previoutiy made by Commissioner Jones
to the effect that he didn't feel It was right in cases where Use Permits or
Variances are required that grading permits are issued prier to issuance of the Use
Permit or Variance. Commissioner Goulart stated he felt this puts the Commission
in a bad position, in that the Commission tends to feel responsible to the property
owner because he has done the work ON the property and then the Commission feels
somewhat obligated, and this situation tends to sway the decision. Commissioner
Goulart stated he felt there should be some connection between a grading permit being
issued after a Use Permit or Variance has been granted,
Commissioners Caalhocn and Porter stated it was their feeling that if the
petitioner wanted to go ahead and take the r i s k of doing certain work before getting
approval it would be his responsibility, and would not change their own way of think-
ing.
Director Gallop advised that an individual is made fully aware of the fact
that if he does do any grading, it is completely at his own responsibility, and that
it will have no bearing on the hearing if required, as tar as the Planning Commis -
sion is concerned. He further questioned how it was to be determined i f a Use Permit
is going to be required Iry connection with the grading which takes place now. Per-
haps there will not be any hearing held on the use, or perhaps a hearing will not
be determined until after the grading has beer, - accomplished. Director Gallop stated
he felt it would be difficult to say that no grading shall take place until a Use
Permit or Variance is granted because, depending ON the use, one may not be required,
or the individual may change his mind after the grading i s accomplished and then
come in for a permit for a use which would require a Us •: Permit.
Commissioner Spierl'ong suggested that the following be included as a part of
the printed text of grading permits: "That a grading permit is ira no way to be con -
strued as permission for a Use Permit, Variance or Zone Change, or any other action
that is required by this Commission". Commissioner Goulart :Mated he thought
Commissioner Spierl i n g ' s thought was very good and further suggested that the Plan-
ning Director, I n his written recommendations to the Commission, point out any grad-
ing permits that have been issued and any action that has been taken so that the
Commission will be aware of what has been done.
Director Gaa l lop advised he would make: an effort to het the clause inserted
in the grading permits. He pointed out that grading permits are issued by the
Public Works Department and there are o: asions when grading permits are issued
and he is not aware or the issuance until aafte:rwaardai.
After discussion, on motion by Commissioner Spier)Ing, seconded by Commissioner
Goulart, and unanimously carried, that the City Council be requested to instruct
the City Administrator to see to it that a clause be Inserted in the standard grading
permit to the effect that the permit is not to be construed as permission for a
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Arroyo Grande Planning Commission, 12 -4 -73
Use Permit, Variance or Zone Change, or any other action that is required by t h i s
Commission.
Further, Chairman Pope directed Planning Director Gallop to include infor-
mation in the staff report on any grading permits issued in connection with Use
Permits, Variances or Zone Change applications.
PUBLIC HEARING - VARIANCE CASE NO. 73 SECOND FREE STANDING SIGN 611 EL CAMDN0
REAL (ARROYO "k." LODG E�
Director Gallop reviewed that the Zoning Ordinance was amended approximately
six months ago limiting any property under a single ownership to have only one
identification sign, and he pointed out that this was intended primarily for shop -
ing centers where there would be two or more uses on one individual property so
that a clutter of free standing signs would not be created for identification or
individual businesses.
Director Gallop pointed out that in this particular case, the property it-
self has excessive long frontage, approximately 4CO', and the sign that has al-
ready been erected is quite low and is located on the extreme southeasterly end of
the property. The petitioner is requesting a second sign, with a total overall
height of 50', and the sign itself is 4' x 14', is interior illuminated and uon-
rotating, and would be located on the northwest property corner approximately where
the small "Entrance" sign is now.
Upon being assured by Director Gallop that public hearing for Variance Case
No. 73 - had been duly posted, published and property owners notified, Chairman
Pope declared the hearing open.
Mr. Glen Cherry, Huasna Road, advised he was one of the owners and
developers of the property, and stated they had made a mistake on the first sign
in that it is not visible where it is located and can only be seen from one
direction. He further advised that the existing "Entrance" sign would be placed
on the new sign pole so there would not be three signs on the property. He
stated it was their feeling that the request for an additional sign was a legiti-
mate request due to the frontage they have, and they felt it was reasonable to
ask for a large sign designating the motel which can be seen from a distance.
No further discussion for or against the proposed Variance, Chairman Pope
declared the hearing closed and the following action was taken:
On motion by Commissioner Porter, seconded by Commissioner Gullickson, and
by the following roll call vote, to wit:
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING A VARIANCE, CASE NO. 73 - 51.
AYES: Commissioners Calhoon, Goulart, Gullickson, Jobe., Porter,
Spierling and Chairman Pope
NOES: None
ABSENT: None
The foregoing Resolution was adopted this 4th day of December 1973.
PUBLIC HEARING - USE PERMIT CASE NO. 73-218 60 UNIT APARTMENTS I N FIVE BUILDINGS
ELM STREET AMERICAN CAPITAL INVESTMENT CO.) .
Upon being assured by Director Gallop that public hearing for Use Permit
Case No. 73 -218 had been duly posted, published and property owners notified,
Chairman Pope declared the hearing open.
RESOLUTION NO. 73 -320 V
Page 2
Director G a l l o p advised that the proposed development is in an R -3 D i s t r i c t
and is a permissive use within the District, but when a complex of more ,thy n one
residential structure is proposed, then Use Permit procedure is required. He
pointed out that the Architectural Review Committee has already met on the matter
and a report of their action was included with the agenda materials. He advised
the Committee approved the architectural layout, the L ndscaping, and the parking.
They did require some additional screen fencing on the property; other than that,
it has been approved so far as they are concerned on the architectural aspect.
Arroyo Grande Planning Commission, 12 -4 -73 Page 3
Mr. Jack Schwartz presented a rendering of the apartment complex to the
Commission and advised he had gone over the conditions with the Planning Director
and they do accept the added conditions insofar as the wooden fence along the
north and south side of the property.
Mr, George Brudney stated he is the Administrator of the South County
Convalescent Home, and that he is concerned about the noise factor. Ha pointed
out that they have a hospital with some 67 beds, and this apartment complex will
be adjacent to the hospital. He requested the Planning Commission to give some
consideration to what could be a very difficult problem with some 67 aged and ill
people in the hospital.
Director Gallop pointed out the:;. Convalescent Hospital property on the
map and advised that the closest dwelling unit would be approximately 70' from the
property line, and there will be two lines of garage units between the dwelling
unit and the rear property line; also a solid fence is required between the
properties to baffle not only the noise, but also to 'block out the headlights.
Mrs. Charles Olson, 1211 Fair Oaks Avenue, stated she was opposed to the
development because of the traffic problem on Elm Street, and she felt the pro-
posed apartments would add additional travel to the street. She further stated
there are also drainage problems which have not yet been taken care of in that
area.
No further discussion for or against the proposed Use Permit, Chairman Pope
declared the hearing closed.
Director Gallop advised that the block between Fair Oaks Avenue and Farroll
Avenue, in which this particular property is located;' is part of a total develop-
ment of Elm Street from Grand Avenue to The Pike, and is within a plan line area
which requires an 80' right -of -way and 64° curb face to curb face improvement, and
this is being done as the various properties are built. He pointed out that the
properties immediately to the north already have curb and clutter, as have the two
apartment structures on the opposite side of the street, and there has been property
dedicated already for the street widening from the subject site. The only property
left that will require widening is the corner parcel directly to the south of the
proposed use, and this is anticipated to be resolved very shortly because of the
traffic. Director Gallop further advised that the drainage problem has already
been recognized by the City Council, and the Public Works Director is negotiating
for property to take care of the drainage for the entire area, so both of these
matters are In the working stages at the moment. In addition, Director Gallop
advised that there is adequate sewer and water capacity to take care of this
anticipated growth.
Chairman Pope asked if this was the last undeveloped R -3 property in the
area, and Planning Director Gallop noted that this was true except for the afore
mentioned corner lot.
After further discussion, the following action was taken:
RESOLUTION NO. 73-321 U
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 73 -218.
On motion by Commissioner Jones, seconded by Commissioner Calhoon, and by
the following roll call vote, to wit:
AYES: . Commissioners Calhoon, Gullickson Jones, Porter, Spierlin,
and Chairman Pope
NOES: Commissioner Goulart
ABSENT: None
The foregoing Resolution was adopted this 4th day of December 1973.
PUBLIC HEARING - USE PERMIT CASE NO. 73 -219 - PRE•SCH00L NURSERY 207 PILGRIM WAY
ASSEMBLY_OF GOD CHURCH ,
Upon being assured by Director Gallop that the public hearing for Use Permit
Case No, 73-219 had been duly published, posted and property owners notified,
Chairman Pope declared the hearing open.
F
IRST
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Arroyo Grande Planning Commission, 12 -4 -73 Page 4
Director Gallop advised that the property being considered Is on 'Pilgrim
Way and is located across the street and southeasterly from - Orchard Street
School and various administrative School District offices. The Use Permit does
not involve any additional structures; all it involves is the use of the structures
which are already existing. Director Gallop pointed out that the property has
adequate off - street parking, adequate square footage in the educational building
and the church building for the proposed use, and It was his understanding that
they have already obtained clearance from the Welfare Department, which supervises
this type of operation.
Reverend Milton, Minister of the First Assembly of God Church, was present
and spoke in favor of the Use Permit being granted. He advised they have already
received a clearance from the Fire Department, State Department of Social Welfare,
and the Health Department. In answer to Commissioner Goulart's question as to how
many children are covered by their license, Reverend Milton indicated that they are
licensed for 34 children, and with some changes in the bathroom facilities, they
could accommodate up to 52 children in the future.
No further discussion for or against the proposed Use Permit, Chairman Pope
declared the hearing closed, and the following action was taken:
RESOLUTION NO. 73 -322 U
RESOLUTION OF THE PLANNING COMMISSION OF THE OF
ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 73 -219.
On motion by Commissioner Goulart, seconded by Commissioner Jones, and by
the following roll call vote, to wit:
AYES: Commissioners Calhoon, Goulart, Gullickson, Jones, Porter,
Spierling and Chairman Pope
NOES: None
ABSENT: None
The foregoing Resolution was adopted this 4th day of December 1973.
PUBLIC HEARING - USE PERMIT CASE NO 73 -220. FREE.STANLING SIIGN GRAND AND JUNBPER
(ROWAN_DEVEL®PMENT CO
Director Gallop advised that the requested sign is to be located approximately
80' easterly of the corner of Juniper and Grand, and that the use is permissive,
however the free standing sign requires a Use Permit. He pointed out that the
overall height and sign face is within the legal limits of the requirements of the
District, and the sign is to be located within a planter area, which has already
been approved by the Architectural Committee.
Upon being assured by Director Gallop that public hearing for Use Permit
Case No. 73 -220 had been duly published, posted and property owners notified,
Chairman _Pope declared the hearing open. No discussion for or against the pro-
posed Use Permit, Chairman Pope declared the hearing closed and the following
action was taken:
PUBLIC HEARING - REZONING CASE NO
RESOLUTION NO. 73-325
RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF
ARROYO GRANDE GRANTING A USE PERMIT, CASE NO. 72 -220.
On motion by Commissioner Porter, seconded by Commissioner Spierling, and
by the following roll call vote, to wit:
AYES: I Commissioners Calhoon, Goulart, Gullicksor Jones, Porter,
;Spierling and Chairman Pope
NOES: None
ABSENT: None
The foregoing Resolution was adopted this 4th day of December 1973.
. 3 -71 - "A' ° AGRICULTURAL DISTRICT TO "P-D"
PLANNED DEVELOPMENT DISTRICT PROPERTY FRONTING ON BRANCH MILL ROAD AND EASTERLY
OF GREENWOOD MANOR SUBDIVISION CHARLES F. GREENWOOD
Director Gallop reviewed that In 1971 a Zone Change to R -1 ,Zoning was
approved by the Planning Commission and City Council, and the Zone Change was
brought to a vote by referendum and defeated at the spring election of 1972.
Arroyo Grande Planning Commission, l2 -4-73 page. 5
Director Galiop advised that the proposal before the Commission toni,yht is
different from the first proposal in a number of ways. The density has been re-
duced from 145 lots to iil lots, and under the conditions of the pre; - tentative
subdivision review, they will probably lose at least two more lots. He advised
that some of the main objections previously brought out was that there was not a
park provided in the immediate vicinity for the people in the Greenwood Manor area;
that there was circulation provided for the new deveiapment through the old develop -
ment; that Branch Mill Road was quite narrow and nothing had been done to upgrade it;
and that Cherry Avenue was a narrow one way street going east.
Since the time this was brought before the Commission, a, number of changes have
been made in the design, and the map indicates there is no circulation between the new
development into the old development. The only exception to that is a cul -de -sac on
the two existing deadend streets in order to provide turnaround for those two streets.
There is a park provided at the end of Flora Road which the staff has recommended to
be included in the first development of the unit, if it is appravctd, and the park area
improved so that it does provide a playground for the children in the old subdivision
as well as the children that will be moving into the new subdivision. There is quite
an extensive greenbelt and park area provided along the streambed. Director Gallop
pointed out that the City Council has instructed Director of Public Works Anderson
to upgrade Branch Mill Road, and bids have been accepted for widening of Cherry Avenue
to a two -way street. The contract has not been granted yet, but is anticipated to be
done very shortly. He further advised that widening of Branch Mill Road is the re-
sponsibility of the City and has been budgeted, and that the improvement will be 28'
A.C. paving.
With regard to the subdivision map, Director Gal'lop advised the map outlines
the basis: development of the property and is not a precise tentative map, and, if
the map is approved, basically it becomes a part of the Zone Change and any material
change from the map as far as alignment of streets is concerned and the number of lots,
has to come back to this Commission for approval, and the tentative map has to come
before the Commission for approval.
Referring to the map, Director Gallop pointed out that w i t h regard to the long
cul -de -sac, they are requiring that a road be provided to eliminate this long cul -de -sac.
He advised that the light green areas on the map are easements for open space and will
be included in individually owned lots. At the Subdivision Review Board meeting there
was considerable discussion as to how they would be held; whether they would be fenced
individually or managed by a Home Owners' Association type of operation. This is a
matter which can be resolved now, however, it does not have to be a part of the Zone
Change. in any event, the matter will have to be resolved before the tentative map
is accepted.
Upon being assured by Director Gallop that public hearing for Rezoning Case
No 73 -71 had been duly published, posted and property owners notified, Chairman
Pope declared the hearing open.
Mr. Charles Greenwood, the petitioner, spoke in favor of the rezoning. He
advised that the property was acquired five years ago and at that time it was
already within the City Limits and he has been paying taxes on it since that time
for the purpose of putting homes on the property at some proper time. He stated
they offered the proposal which was objected to several years a go, and following
that time they have engaged the services of a Planner, and in the plan, they have
tried to take into consideration all of the objections that were brought out at
that time. One of the objections was the fact that there was no sewer available
to the property, and now there is the sewer. He further advised that an area has
been provided for a playground area at the end of the existing subdivision, and
a coal -de -sac has been provided so that there will be no traffic through the
existing subdivision. Further, they have lowered the density from 145 lots to
109 lots, and the lots will average over 9,000 square feet, which is about 12
times the size of the lots in the existing subdivision. They are alao providing
the green space so that the development will not be dense and crowded.
Mr. George Kemeny, Tustin, designer of the development, advised there are
a total of 35 acres involved and there is no connection whatsoever to the
Greenwood Subdivision, in that they have two connections to Branch Mill Road.
He pointed out areas to be dedicated to the City fora City park and greenbelt
areas, and advised that the playground area will have an entrance from the exist-
ing subdivision and the proposed subdivision, and that the green areas will be
open areas .which will be maintained by the horde owners for their exclusive use.
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Arroyo Grande Planning Commission, 12 -4 -73 Page 6
Mr. Kemeny further advised that sewer facilities are available, and a 10°
water service Sine, which will raise the fire flow from 750 gallons per minute
to 1,000 gallons per minute for the Greenwood Subdivision and also for the pro-
posed subdivision. He advised that they have tried to plain this subdivision Sn
such a way that it is the newest type of design, with playgrounds and open space
areas, and that 28% of their total area will be open space.
Mr. George Smith, 436 Greenwood Drive, stated he is opposed to the rezoning
primarily because of inadequate access, and he feels the development is illogical
planning, in that the City should grow from the inside out, not from the outside
in. He further pointed out that the road has not been improved, and that Branch
M i l l Road is not all City road; some of it is in the County. Mr. Dunn, 427 Tanner
Lane, stated he was against the proposed Zone Change because Branch Mill Road cannot
take any more traffic. Mr. David Murray, 478 Tanner Lane, related to some of the
accidents on this road, and further stated if the road is widened, it was his feeling
that bicycle lanes or walking paths should definitely be included as a part of the::
road itself. Mr. Fred Sweeney, 432 Greenwood Drive, started he felt when the City'
puts the access roads in there, which will probably be four to five years, that would
be the time to take another look at the development. Mr. David Loomis, 1120 F'iora
Road, stated there is no question about the road being hazardous, and he would hate
to see that rich ground come out of agricultural use and put into houses when there
is other land available on the hillsides for this use Mr. Neal Bookless, 489 Tanner
Lane, stated he understood that part of Branch Mill Road had been turned over to the
City to widen, and since part of it is in the County, he couldn't see where it is
going to be taken care of in the near future since the County Road Department is
trying to back away from all the unnecessary road work that they can due to the oil
shortage, etc. He further stated he couldn't see why this farm land should be used
for homes when there are hillsides to develop. Mr. Bohn Lundgren, 1103 'Flora Road;
Mr. Mike Greenelsh, 453 Tanner Lana; and Mrs. Diane McCann, 428 Tanner Lane, stated
they were opposed to the development because there is no access to this area and the
present road is hazardous. Mrs. McCann stated she would like to see a road across
the creek on Coach Road to the new development.
With regard to the questions on drainage, Mr. Kemeny stated that more studies
will have to be made on the drainage, but that all water will drain to the street
and down to the river.
Sherry Pennington, 424 Greenwood, objected to the rezoning and stated there
is a small school in the area, with 90 families now represented in the school from
the existing tract, and the proposed tract would double the attendance of the.
school. She also pointed out that the road from the tract to the school is very
hazardous.
Mr.,Charles Brandt, Rt. 1, Box 2, stated he objected to the rezoning from
an economic standpoint by taking land out of use that provides an income for the
area and putting homes in, and he doesn't believe single family homes pay their
own way taxwise for schools and extra city services. Mrs. Ann Brandt stated the
road is hazardous and should be repaired. Mrs. Nadine Silva, 1155 Flora Road,
stated she didn't want the park right next to her property, and she was in agree-
ment with the other people that the roads are hazardous.
Director Gallop explained that the difference between R -1 and P -D Zoning
is that through Planned Development zoning, the City and Planning Commission have
an opportunity to place requirements on the subdivider or developer which would
not normally be placed on the developer of an R -1 subdivision, such as green
space, excessive open space, park dedication requirements, and oversized lots.
It is a better control of design through a P -D District rather than an Rol
District.
Mr. Gabe de Leon reminded the Commission to try to see that the water is
carried down to the creek so as not to flood the farm lands below
Mr, Addison B. Wood stated that in 1960 he was the one that proposed the
purchase of this entire parcel, and that he purchased it with the condition that
the property could be used for residential subdivision, and the plan was approved
by the Planning Commission and City Council for a residential subdivision by a
tentative plan for houses to be developed on the entire parcel. Whtin the matter
came to the final development, it was approved for development in increments.
Mr. Wood advised that during the period he owned the property, from 1960 to 1962,
he had accomplished completing two increments of that plan. He pointed out that
there was a long period when there was no development in the area and, during
Arroyo Grande Planning Commission, l2-4-73 Rage 7
that time, Mr. ' Greenwood purchased the balance of the property from him with the
idea that he would continue the development. Mr. Wound stated the problem came
about in that the entire parcel, even though approved for this plan," was not zoned
R -l. The 35 acres Mr. Greenwood purchased was still in R-A zoning that was open
for what might be submitted, and was rezoned on each increment as it was proposed
to be developed. He pointed out that the people that have purchased from hum are
now objecting to any more development; they seem to be satisfied with the homes
that were created for them, but choose to stop further develawx ubt. The people,
in 1960 and 1962, felt that this was a logical proposal in that area and the City
has certainly been active about doing all kinds of things to create batter services
and traffic flow for the City.
Mr. Joe Moore, 200 Nelson Street, stated he was appreciative of that and
dedication for a park, and he felt consideration should be given as to how the
public is going to get access to the park and where they will be able to park.
Mr. Greenwood stated it appears that the road is one of the major items of
objection, and that if the road isn't satisfactory now for the people in the
existing subdivision, as well as any new homes, he would have no reason to try
to push any further for development,, therefore, rather than go through what they did
before, he would rather wait and see ,just , how long it is going to be before the
road is improved. Mr. Greenwood further stated that the second major factor was
leaving the land in agricultural use, and that to continue paying City taxes and
sewer assessments on land that is rented for farming is not feasible because it
certainly doesn't pay its own way from the farming. + He stated he would rather
get the physical problems worked out as far as road, access, and the other objec-
tions the people have, which would mean that they would either ask for a con-
tinuance of this matter for a few months until they can find out the exact timing
of the road work, or withdraw the application now and resubmit it later.
in summation, Chairman Pope reviewed that Mr. Greenwood would prefer to
get a definite time schedule and get the road situation clarified to the satis-
faction of the neighbors in Greenwood Manor. He stated that Mr. Butch has
advised us that this has been funded and is to go to contract before June 30,
1974. Administrator Butch advised that this matter has been authorized by the
City Council and when it is completed, the Commission will be notified of the
completion of this road. Mr. Butch further advised that the City asked
the County to work with us on this project and a meeting has been set for right
after the first of the year on certain roads adjacent to the City, and this will
be one of the roads being discussed.
No further discussion for or against the proposed rezoning, Chairman
Pope declared the hearing closed.
Director Gallop advised the Commission of three alternatives available.
That the zone change bee denied w i Lhout prejudice, with the understanding that
Mr. Greenwood has the right to re -file at anytime that he feels it is appropriate.
Director Gallop stated it was his feeling that of the matter is tabled for an
indefinite length of time, there is the problem of introducing new materials
which might become pertinent in the next several months. The other alternative
would be to accept Mr. Greenwood's withdrawal. Director Gallop advised another
alternative would be to reopen the public hearing thus evening by a unanimous
vote of the Commission and then hold that hearing open and in abeyance until
the other matters transpire. in answer to Commissioner Sperling °s question
as to whether the public will receive adequate notice of the continued hearing,
Director Gallop advised that the people will be notified in the same manner in
which they were notified of this hearing.
After discussion, on motion by Commissioner Calhoon, seconded by Commissioner
Gul l'uckson, and unanimously carried, that public hearing for Rezoning Case No
73 -71 be reopened and continued to a later date.
ADJOURNMENT
There being no further business before the Commission, Chairman Pope
declared the meeting adjourned at 9:55 P.M.
ATTEST:
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