Loading...
HomeMy WebLinkAbout1979-11-14; Planning Commission; Minutes.-. PLANNING COMMISSION MldUTES CITY OF CARLSBAD November 14, 1979 Page One (1) - NOT OFFICIAL UNTIL APPROVED AT SUBSEQUENT MEETING OF THE CARLSBAD PLANNING COYflISSION I. CALL TO ORDER The meeting was called to order at 7:OO F.M. by Chairnan Schick. 11. ROLL CALL Commissioners present: Chairman Schick, Cornmissioners Rombotis, Friestedt, Marcus, Jose, Larson Ex Officio Members present: Dan Hentschke, Assistant City Attorney; James C. Hagaman, Planning Director Staff present: Bud Plender, Principal Planner; Les Evans, City Engineer; Richard Allen, Principal City Engineer. Jack Henthorn, Redevelopment Coordinator. Chairman Schick introduced newly appointed Commissioner, Anna L. Leeds. The pledge of allegiance was led by Chairman Schick. 111. AGENDA ITEM COMMUNICATIONS A. City Council Policy 17, on the Fublic Facilities Element of the General Plan, was distributed. B. A Proof of Publication was noted and staff requested that EIR-567 be heard as a public hearing item, rather than New Business. C. A letter from the Carlsbad Chamber of Commerce regarding growth management policy and public facilities fee/capitol improvements program was distributed. D. A letter from the Construction Industry Federation regarding the implications of Inclusionary Housing Programs was distributed. Comnlissioner Rombotis indicated, for the audience, that there were six voting Commissioners participating in this evening's agenda. IV. NEW PUBLIC HEARINGS A. CT 79-16/CP-9, Malter, a condominium permit and tentative map for a 9 unit project located at the northeast corner of Unicornio and Cacatua. A" THE PUBLIC HEARING OPENED AT 7:05 P.M. Bud Plender presented the staff report, recornending approval of the project, subject to certain conditions, including the PLANNING COMMISSION MIEUTES November 14, 1979 Page Two (2) I addition of a condition regarding public facilities fees, and indicating that finding #1 should be expanded to reflect that General Plan consistency can be found due to the additional amenities provided for the project. Commissioner Larson asked why credit would be given to this project for on-street parking, when other projects are not afforded such credit. Staff related that neither Cacatua Street nor Unicornio Street are heavily trafficked and therefore it is highly possible that visitors to the project may park on the street. Commissioner Jose noted inconsistency in the staff report concerning metering of the units. Staff responded that all utilities serving the project will be individually metered and further, that the City Council must make the appropriate findings regarding the provision of public facilities, as outlined in the proposed additional condition. Frank Malter, 2023 Meadowlark Circle, San Marcos, the applicant, indicated agreement with the staff report. Commissioner Larson asked if the yard areas for each unit had been modified to provide a minimum of 200 square feet of open space. - Mr. Malter indicated that the appropriate changes had been made to the plans. Staff pointed out their concern about the location of the trash enclosure, indicating that persons exiting the Jacuzzi area may be faced with the open doors of the trash enclosure. Commissioner Friestedt asked about lighting in the recreation area. Mr. Malter related that he would be glad to install heavy duty, slow action sprinqs on the doors to the trash enclosure in order to keep them ciosed. lie further indicated that 20 amp., covered bulbs will be installed every 12 to 14 feet around the recreation area, as well as along the walkway to said area. THERE BEING NO FUTHER PUBLIC TESTIMONY, THE PUBLIC HEARING CLOSED AT 7:23 P.M. A motion was made recommending approval of CT 76-16/CP-19 under the terms and conditions as contained in the staff report, dated November 14, 1979, with the expanded finding #1 that the proposed project is consistent with the General Plan since additional and appropriate amenities have been provided for this project, including: well designed open space and parking which is well integrated with the units, - -~ PLANNING COMMISSION M JTES November 14, 197 9 Page Three (3) there is ample parking available on the street for visitors; the driveway is not the dominant feature of the design; the walkways are well placed, safe and pleasant, and the project does not constitute a disruptive element to the neighborhood; and with the added condition that: "Prior to the issuance of building permits, the applicant shall pay a public facility fee as established in City Council Policy No. 17. The applicant shallenter into a secured agreement with the City B. for the payment of this fee prior to City Council action." MOTION APPROVED MOTION: Jose SECOND: Rombotis AYES : Schick, Friestedt, Marcus, Jose, Larson, Rombotis CT 79-18/ CP-21, Meyer, 41 unit condominium development located on the southwest corner of Altisma and Caringa Way, La Costa. THE PUBLIC HEARING OPENED AT 7:25 P.M. Bud Plender presented the staff report recommending approval with certain conditions, and noting that finding #1 should be expanded to indicate that the additional amenities proposed for the project are sufficient to render it consistent with the density range specified by the General Plan. Commissioner Jose indicated that on page 2 of the Staff Report, under public facilities, the last sentence in that paragraph should be changed to read: "In addition, park-in-lieu fees will be required as a condition of approval." He also asked about the project as "inf illing" development. Staff responded that surrounding areas have been developed with condominiums of similar density. Commissioner Larson asked if condition #18, hydroseeding and landscaping, will apply to all banks. Staff responded that said condition will apply to all slopes, in excess of lo', and that landscape plans will be submitted and approved by the Parks and Recreation Department prior to the granting of building permits. Mr. Meyer, 3611 5th, San Diego, the applicant, representing Mr. Hudson who was in attendance, assurred the LCommission that all slopes will be landscaped as the owner of the property is a landscape contractor. - THE PUBLIC HEARING CLOSED AT 7:35 P.M. WITH NO FURTHER TESTIMONY. Commissioner Rombotis noted that sub-terranean parking provides for a substantial increase in open space. PLANNING COMMISSION M 7TES November 14, 1979 Page Four (4) _-. A motion was made recommending approval of CT 79-18/CP-21 as outlined in the staff report, and with the expanded finding #1 indicating that the project is consistent with the City's current General Plan since it is within the density range specified for the site because the amenities proposed are sufficient for the increased density in that: the majority of the parking is placed underground; there are 7 visitor parking spaces proposed above the minimum required by the condominium regulations; the site has a great deal of street frontage available for street parking; the project provides integration of the landscaping, open spaces and pedestrian walkways into unified design; the open space exceeds the minimum requirements up to 20%; there is ample storage area, located in various areas to provide storage in garages and in the units; the project is compatible with the surrounding area. MOTION APPROVED MOTION: Jose SECOND: Rombotis AYES: Schick, Rombotis, Friestedt, Marcus, Jose, Larson C. SP 38-B/PUD-7(A), La Costa, amendments to allow an off- site recreational vehicle storage yard on the east side of - Cadencia Street, La Costa. TKE PUBLIC HEARING OPENED AT 7:37 P.M. Bud Plender presented the staff report recommending approval of the project, subject to certain conditions. He also indicated that condition #7 should be modified to indicate that the secured agreement with the City of Carlsbad must be secured prior to the finalizing of the final units of the first phase of the PUD-7, and subject to the approval of the Planning Director. Commissioner Rombotis voiced disagreement with staff's contention that the proposed 8' fence will totally screen views of the storage area. Staff replied that the fence is primarily for security. The Commission voiced concern as to who would be using the RV storage yard. Staff related that the facility would be administered by the Homeowner's Association as referenced in PUD-7, as a part of that PUD. The City Attorney asked if SDG&E had granted the license as of this time. PLANNING COMMISSION M' 'JTES November 14, 1979 Page Five (5) - Fred Morey, of La Costa Land Company, representing the applicant, indicated that SDG&E had granted a license for the use of the area long ago to the Homeowner's Association. He related that La Costa Land will build the facility and turn it over to the Homeowner's Association. He indicated that this is a small storage facility and much larger RV storage facilities are proposed in La Costa's Master Plan. Chairman Schick asked Mr. Morey how the Commission could be assured.; that in the event SDG&E revoked the license for the use of the property, La Costa Land Company would be obliged to procure another site for the storage yard. Mr. Morey indicated that he did not believe it appropriate that La Costa Land be held responsible in such a situation, although he does not believe it will be a problem. He related that the Master Plan specifies 3 - 5 RV facilities to be run by the master Homeowner's Association. He indicates that he feels confident that La Costa Land could absorb the problem should it arise. THE PUBLIC HEARING CLOSED AT 7:50 P.M. WITH NO ADDITIONAL TESTIMONY. - Commissioner Rombotis noted that RV storage is an excellent use for otherwise unusable land. The City Attorney mentioned that the developer of a PUD is ultimately responsible for the provision of facilities required by Ordinance. A license granted to the Homeowner's Association merely gives the residents the right to use the property. He noted continued concern as to the propriety of meeting the ordinance requirement by means of a license, eventhough SDG&E rarely revokes a license once granted. In addition, he noted concern regarding the secured agreement as noted in condition #7, suggesting that a date certain be set for the finalizing of that document. He suggested that in order to protect the City and to comply with the terms and conditions of PUD-7, that the agreement be entered into prior to commencement of construction on the parking site. Staff suggested that timing could be based on occupancy of the final units. Mr. Morey pointed out that there are currently 122 lots to be developed under this particular project, with 50 sewer permits. One year from now there will be an additional 50 sewer permits, and one year from that date an additional 22. The agreement will be drawn long before the final units are ready for occupancy, which could be over two years from now. Staff indicated their intent to secure the agreement prior to finalizing of the first phase of the development. PLANNING COMMISSON MI' YES November 14, 1979 Page Six (6) - - Mr. Morey voiced his opinion that the first phase had already been f inaled. A motion was made recommending approval of SP-38(B)/PUD-7(A) under the terms and conditions as contained in the staff report, dated November 14, 1979, with the modification to conditon #4 indicating that the screening will partially screen views of the storage area, and to condition #7 mandating that the secured agreement shall be entered into prior to approval of the final resolution on November 28, 1979 and construction shall be completed within 6 months of adoption of the approving resolution. MOTION APPROVED MOTION: Rombotis SECOND : Marcus AYES : Schick, Rombotis, Friestedt, Marcus, Jose, LarSOn D. ZC-206/MP-l49(D), La Costa Land, change of zone from P-C to RDM-Q and amendment of the La Costa Master Plan deleting that portion in the Meadowbrook area. THE PUBLIC HEARING OPENED AT 8:05 P.M. Bud Plender presented the staff report recommending approval, subject to certain conditions. He further noted that the staff report was in error in that there had been prior compliance to the environmental protection laws by the certification of EIR-307. Various suggested modifications to the staff report were noted. - Commissioner Larson voiced concern in removing the property from the Master Plan, due to the proposed Alga Road extension. He asked if the City would lose control over that extension by removing this portion from the Master Plan. Staff responded that Alga Road will go across the property and hook up with Rancho Santa Fe Road and possibly Melrose. The necessary property can be acquired through development of the site. The Q overlay requires a Site Development Plan for approval before the area can be developed, therefore any such future development would require Planning Commission review and approval. Commissioner Larson asked what would happen if the demand for Alqa Road became incumbent upon the City prior to development of the property. Commissioner Rombotis suggested that future development be conditioned on the provision of said extension. PLANNING COMMISSION M: JTES November 14, 1979 Page Seven (7) Mr. Hagaman, the Planning Director, explained that the Alga Road extension and Melrose are connectors to Rancho Santa Fe Road. Alga will go straight thru this development and is the actual road connection to Rancho Santa Fe Road. He clarified that such an extension would have to be built within the boundaries of this property. Commissioner Rombotis asked why the school site was being deleted, and if schools were being dedicated concurrent with need. The Assistant City Attorney indicated that the Commission could exclude the school site from the zone change at this time or include it in the proposal but with L-C zoning. He indicated that substantial problems could arise if the school site is zoned residential along with the rest of the property. Staff indicated that this is basically all one property. Almost any development in the area will involve a school site. It would be possible to place a condition on the revised La Costa Master Plan that Alga Road be phased as off-site development. Commissioner Friestedt noted for the record his concern that ness of the property because of the Q overlay, there is no change in the density. He related that there are several other P-C zoned areas in the overlay area and stressed that the project is unique and in no way sets a precedent for the changing of P-C zoning to RDM zoning. - the change from the P-C to the RDM zoning is due to the unique- Commissioner Rombotis commented that he does not see the uniqueness of the property because the General Plan controls the density. P-C zoning requires a site plan, RDM-Q requires a site plan and both are governed by the General Plan. Staff reminded the Commission that in order to avoid the setting of a precedent, specific findings should be made as to unique circumstances, such as the project is peripheral to other portions of the Master Plan, etc. Chairman Schick asked what guarantee there is for Sewer capacity to service the project. Les Evans, City Engineer, indicated that it was his under- standing San Marcos County Water District and La Costa Land have entered into an agreement whereby La Costa Land will develop the sewer plant and San Marcos County Water District will allocate 200,000 gallons per day or 800 EDUs to La Costa - Land. The allocation will be based on the amount of sewage SMCWD can effectively dispose of per day, and if the capacity is reduced, the allocation will be reduced proportionately. Such allocation will facilitate development in the area as has the similar agreement between Lake Calavera Hills and SMCWD. PLANNING COMMISSION M JTES - November 14, 197 9 Page Eight (8) The Assistant City Attorney noted that the City Attorney's Office feels with the recent amendment to the planninq moratorium such a rezoning is proper if 1) a letter can be procured from the San Marcos County Water District indicating that adequate sewer is available to service the project and 2) that the City Council can be reasonably assured that sewer capacity will be available concurrent with need. He further pointed out that at their November 6, 1979 meeting, the City Council directed the City Attorney to prepare documents for the implementation and processing of such projects. The City Manager believes the project can proceed dispite the fact that the technical finding of sewer availability cannot be met at this time. The City Council will be considering the entire issue of reactivation of the existing plant, modification for additional capacity, and how much can be reasonably expected to be made available. He suggested that the Commission might consider continuing the item pending further Council action or process the application at this time, to be effective only upon the proper findings by the City Council. He reiterated that such an approval could be conditioned upon the City Council making the proper technical findings, plus the acquisition of actual sewer permits. Mr. Fred Morey, La Costa Land Co., the applicant, assured the Commission that they in no way intend to develop the northeast area in a way that would be inconsistent with the Master Plan. He urged that the northeast portion be rezoned to allow more rapid development, assuring the Commission that the Master Plan process is underway. He indicated no objection to an added condition that Melrose and Alga be placed prior to development of the area, as per the General Plan. He reminded the Commission that La Costa Land Company is under contract with the City to develop that land east of Fuerte and to dedicate parks at that time. He pointed out that upon the first ap- plication for subdivision the parks would be dedicated so the City would be fully protected in that regards. He further indicated that the Northeast Master Homeowner's Association would maintain all facilities and that an economic analysis was being prepared which would include that area. He stated that Rancher& was in the PC zone and under the Grandfather Clause they were allowed a resubdivision on that parcel. He stressed that this project is a natural outgrowth of the intended Master Plan and should present no problems. He went on to say that he could easily obtain an unconditional letter for 800 EDUs, noting that sewer may be available from other sources. Mr. Morey explained that under their contract with SMCWD La Costa Land Co. would rehabilitate the existing plant (with 270,000 gallon capacity), to provide an additional 330,000 gallon capacity. He stated that a dam with a 90 day fail safe would be constructed and the processed water would be utilized within the area. PLANNING COMMISSION MIUUTES November 14, 1979 Page Nine (9) Commissioner Jose asked what the total ultimate capacity of the plant would be. Mr. Morey responded that there would be an approximate total of 600,000 mgd of capacity available with 200,000 mgd committed to La Costa. THE PUBLIC HEARING CLOSED AT 8:50 P.M. WITH NO FURTHER TESTIMONY Commissioner Rombotis indicated that he did not feel there would be any problem with the General Plan controlling development and with the Master Plan in conformance with the General Plan. Commissioner Larson stated that he did not feel the City was giving up anything. He noted that the Master Plan should contain an additional condition for the placing of Alga Road. Chairman Schick pointed out the uniqueness of the project and indicating that adequate findings should be made to preclude piecemeal development or the setting of a precedent for other such zone changes. Commissioner Rombotis asked if the payment of school fees would preclude dedication of a school site. The Assistant City Attorney responded that the ordinance regarding school fees allows either dedication or payment of fees. A motion was made approving ZC-206/MP-l49(D) for those reasons as set forth in the staff report, dated November 14, 1979, and subject to the conditions thereof, with the following modifications: The project is found to be in com- pliance with the Environmental Protection laws due to prior compliance of EIR-307. Under ZC-206: Condition 2) shall indicate that the attached legal map is dated 11/14/79; Condition 4) shall be modified to indicate that building permits (strike "grading") will not be issued for development of the property unless the City Engineer determines that sewer facilities are available . . . Condition 5) shall include a provision requiring the developer to enter into a secured agreement for the payment of the public facilities fee prior to City Council action on the zone change. Under MP-l49(D) : Finding 3) shall be deleted and a new finding added indicating that the project is found to be in compliance with the Environmental Protection laws due to prior compliance of EIR 307. An additional condition should be added indicating that approval of this project is conditional upon a finding by the City Council that sewer service will be available concurrent with need. Condition 3) should be modified to indicate that building permits (strike "grading") will not be issued for development . . . . An additional PLANNING COMMISSION I!! UTES November 14, 1979 Page Ten (10) - - condition should be added to MP-149(B) setting forth that the Alga Road and Melrose extension should be maintained in the Master Plan and any modification or revision thereof shall include the development of the extension as off-site development of the project. MOTION APPROVED MOTION: Rombotis SECOND : Jose AYES: Schick, Rombotis, Friestedt, Marcus, Jose, Larson A TEN MINUTE RECESS WAS CALLED AT 9:00 P.M. E. EIR-567, Village Area Redevelopment Plan THE PUBLIC HEARING OPENED AT 9:15 P.M. Commissioner Larson indicated that the City Attorney had determined that a possible conflict of interest exists and therefore he could not participate in discussion or voting on the agenda item. Commissioner Rombotis indicated that he could not participate for the same reason and both Commissioners left the podium. Jack Henthorn, Redevelopment Coordinator presented the staff report, recommending certification of the EIR to the City Council. Commissioner Marcus asked if more detail would be given to transportation, parking, etc. in subsequent EIRs. Staff responded that this EIR addresses aspects of redevelop- ment in our particular area. Individual projects will be reviewed on a case by case basis with consideration being given to specific problems of each project through the EIR process. Commissioner Friestedt noted concern as to duplication of efforts in future EIRs. Staff stated that project EIRs will be made available to the applicants for thier information in an attempt to avoid duplication. THE PUBLIC HEARING CLOSED AT 9:25 P.M. WITH NO FURTHER TESTIMONY. A motion was made recommending that EIR-567 be forwarded to the City Council for certification. MOTION APPROVED MOTION: Marcus SECOND: Friestedt AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson PLANNING COMMISSION MI.NUTES November 14, 1979 Page Eleven (11) V. NEW BUSINESS A. SDP 79-5, Bagley, conversion of an existing single- family dwelling and detached garage into professional offices (Southeast corner of Knowles Avenue and Pi0 Pic0 Drive). Bud Plender presented the staff report recommending approval of the project subject to certain conditions. Commissioner Rombotis asked who would be responsible for the 10' improvement along Knowles. Staff responded that such improvements would probably be made through an assessment district at a later date. The ordinance only requires that public improvements be completed if the project is worth more than $10,000. It would be possible to condition public facilities construction at this time. Les Evans, City Engineer, indicated he would not be adverse to a lien agreement for such improvements at this time. Commissioner Friestedt noted that such conditioning may set a precedent and would certainly put developers on notice that curbs and gutters may be a condition of approval of projects in the future. Commissioner Jose noted that there had been many complaints from citizens concerninq the lack of sidewalk in this area since it is so close to-Buena Vista School. It is his contention that curbs and sidewalks should be provided at the time of costruction or a future secured agreement made. Chairman Schick pointed out that asphalt had been utilized near the high school along Monroe. Les Evans indicated that Engineering requires full improvements whenever reasonable. This particular project is the remodeling of an existing structure and would normally require dedications only. He pointed out that possible drainage problems may occur with the installation of full improvements at this time. Commissioner Larson asked how the City would go about vacating the adjacent property. Les Evans indicated that such action is usually affected through a Street Vacation, pursuant to the Street and Highway Code. If there is no formal Street Vacation, the City would continue to own the parkway in front of the property and the property owner would merely maintain the landscaping. PLANNING COMMISSION M JTES - November 14, 1979 Page Twelve (12) A motion was made approving SDP 79-5 under the terms and conditions as contained in the staff report dated November 14, 1979 and with the additional condition that the applicant shall either provide public improvements or enter into a future agreement for the provisions of same, subject to the approval of the City Engineer. MOTION APPROVED MOTION: Rombotis SECOND: Marcus AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson B. Resolution of Intention No. 164, a resolution of the Planning Commission declaring its intention to conduct a public hearing to consider recommending to the City Council a possible zone code amendment for an agricul- tural packing or processing plant in the E-A zone. Bud Plender presented the staff report recommending approval. A motion was made approving ROI-164 as submitted. MOTION APPROVED MOTION: Jose SECOND : Lar son AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson C. CUP-9, South Coast Asphalt Bud Plender presented the staff report regarding the noise problems and hours of operation at South Coast Asphalt. Commissioner Jose noted his contention that 6:OO - 6:30 A.M. was an unreasonable starting time for such an operation, as was the quitting time of 12:OO A.M. for maintenance operations. Commissioner Larson indicated his understanding that the plant was to operate until 9:00 P.M. only in emergency situations. It now appears that 6:OO A.M. to 9:OO P.M. are standard hours of operation. He related that he had recently visited the plant at 9:00 P.M. and could discern no appreciable difference in noise levels from previous visits. The staff report was accepted as presented. D. 1980 Planning Commission Calendar The 1980 Planning Commission calendar scheduled hearing dates and deadlines was accepted as presented. PLANNING COMMISSION MI 'TES November 14, 1979 Page Thriteen (13) - VI. OTHER BUSINESS James Hagaman indicated that there would be a growth manage- ment workshop next week and he would report back on that meeting at a later date. B. Coastal Boundaries Mr. Hagaman indicated that during a special meeting of the City Council last week in La Costa recent legislation pertaining to coastal boundaries was discussed. An assembly bill has been adopted which would remove a major portion of the redevelopment area, as well as much of the Japatul, Palomar Airport and Beaner properties from the Local Coastal Zone. In addition, three particular properties (Ayres, STandard Pacific and Occidental) have been singled out for special consideration. A Local Coastal Program must be completed prior to October of 1980 on these three properties or they will automatically be removed from the Coastal Zone. An RFP has been sent to consultants to complete the LCP for the entire City of Carlsbad, excepting Agua Hedionda. The State has indicated they will provide the necessary funding for the consultant. The Commission will be kept informed as to progress on the Local Coastal Program. C. Resolution of Appreciation A motion was made directing staff to prepare a Resolution of Appreciation for Margaret R. Sackrider, Recording Secretary, and Secretary to the Planning Director, for outstanding services rendered. The motion squeeked by with a narrow margin. VII. APPROVAL OF MINUTES A motion was made approving the minutes of October 24, 1979 as corrected. MOTION APPROVED MOTION: Lasson SECOND: Rombotis AYES: Schick, Rombotis, Marcus, Jose, Larson ABSTAIN: Friestedt VIII. APPROVAL OF RESOLUTIONS A. No. 1556, CT 79-14, Birtcher Pacific PLANNING COMMISSION M JTES November 14, 1979 Page Fourteen (14) - - A motion was made approving resolution No. 1556 as amended. MOTION APPROVED MOTION : Jose SECOND: Rombotis AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson B. No. 1557, CT 79-13/CP-17, John Joseph A motion was made approving resolution No. 1557 as submitted. MOTION APPROVED MOTION: Marcus SECOND : Jose AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson C. No. 1558, V-294, Courtyard Townhomes A motion was made approving resolution No. 1558 as submitted. MOTION APPROVED MOTION: Jose SECOND: Larson AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson I- D. NO. 1559, CT 79-15/CP-18, Courtyard Townhomes A motion was made approving resolution No. 1559 as submitted. MOTION APPROVED MOTION: Marcus SECOND: Jose AYES : Schick, Rombotis, Friestedt, Marcus, Jose, Larson E. No. 1560, ZCA-118, City of Carlsbad A motion was made approving resolution No. 1560 as submitted. MOTION APPROVED MOTION: Marcus SECOND: Jose AYES: Schick, Rombotis, Friestedt, Marcus, Jose, Larson XI. There being no further business the meeting adjourned at 10:15 P.M. -. Recording Secretary ATTEST: James C. Hagaman, Secretary