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HomeMy WebLinkAbout05/29/1974it Planning Cormission Tm-in of Los Altos Hills Los Altos Hills, California Minutes of ilay 29, 1974 Reel 25, Side 1, Tract 1 - 000 to 535 Chairman Spencer called the meeting of the Planning Commission to order in the Council Chamoers of the Town Hall at 7:50 P.i1. ROLL CALL Present: Commissioners CARICO, PERKINS, PHILLIPS, SPEICEP., YOUNG. sent.. Commissioners LACHEABRUCH, SCHICK. STAFF City Engineer Russell, Assistant Planning Consultant Vlasic, Secretary Huffstetter. DISCUSSED THE POSSIBILITY OF A BUILDING MORATORIU11 IN LOS ALTOS HILLS airman Spencer state t e a Dourned meeting ha een ca led to discuss two items, the pros and cons of a building moratorium in Los Altos Hills and the tentative subdivision for the Lands of Golston, on the corner of Fremont and Weston Road. Chairman Perkins inquired why the Planning Director was not at the meeting and was informed he had made a prior commitment as this was not a regularly scheduled Planning Commission meeting. Chairman Spencer requested that in the future, the Palo Alto Times be noti- fied of all Commission meetings far enough in advance to publish the time and place. Assistant Planning Consultant Vlasic stated a proposed resolution on build- ing moratorium for subdivisions had been prepared by the Office of 'dilliam Spangle and Associates. He read the proposed resolution. Commissioner Phillips asked how many lots had to be involved for the land division to be considered a subdivision. Assistant Planning Consultant Vlasic stated any lot division is considered a subdivision under the Town's 1unicipal Code. Commissioner Young reviev!ed the last paragraph of the proposed resolution, Pte stated the vray it is written, it trill take almost as long to pro- cess subdivisions under the proposed resolution as is na: required. Commissioner Carico stated the time will be spent with or ,,ithout a morator ium. If a moratorium is not declared, the Commission will 1)e put in the position of having to "deny without prejudice" any questionable subdivision while the Trnvn's ordinances are being revised. The City Council has shown by returning the last two subdivisions to the Commission, even though the subdivisionsmet all the Town's present ordinance requirements, that revisir- in the ordinances need to be made. She feels this means the Planning Com - %W1 mission should study and make recommendations to the Council for revisions in the ordinances so they Will meet the needs of the Ta,!n as they exist nov - 1 - PLANNING COAMISSI0 - 9ay 29, 1974 She feels the approval of a moratorium will provide the Commission with time to make the needed study and fonaard its recommendations to the Council. Commissioner Young stated the Tonin already has the tools necessary to correct the problems, if the Town would require every subdivision to submit an FIR Report. All problems listed in the proposed resolution have to do with the environment, and he wouldeels if the solve nost ofRtheports probl4ems, without yresorting t ared dthe p15mented, theyey use of a moratorium. Chairman Spencer reviewed the Tam's policies concerning FIR Report, i.e, the applicant, at the present time,c'iooses the firm to prepare the report. Even if the Report does address the problms, as long as the Town's ordinances permit certain things to be done, regardless of what the FIR Report states, the Town can not stop these things from being done. If the Planning Commis- sion or the City Council denies a subdivision because they do not like cer- tain things, and these are not prohibited by the present ordinances, the applicant has a good case for taking the matter to court. Commissioner Perkins asked if paragraph one on page 2 of the proposed reso- lution is actually being done, or if it is projected to be done. Chairman Spencer stated this is projected, under the thennositiOn noratoriumthe Planning Commission recommends, and the City Councilnasses, Commissioner Young stated this is projected under the assumption the finan- IV tial resources will be available for conducting the studies. Hcvever, at this time, there are no assurances the funds will be available. Chairman Spencer stated the studies are projected if the Council provides the funds, as requested in the FY 74-75 Budget. Commissioner Perkins stated it is proposed these studies (reviewing and revising the Town's ordinances) be done, only if the budget is approved granting the funds. A moratorium is a very critical thing, and a serious step to take. The Town must be very cautious in approving the moratorium, and mutt recognize there are specific steps which must be taking in solving the prolems. On the two moratoritmethat the Town has passed, these steps have been ta'cen, i.e., study the problem and make changes in the Town's ordinances correcting the problem. The proposed resolution should state not that the Town is "undertaking the study", but that it is "thinking of undertaking the study". Chairman Spencer stated the proposed resolution is only a suggestion of what action can be taken if the Council approved the work the Planning Commission wishes to do, study the problem, and suggest revisions to the Town's orlin- ances. The Commission should decide to 1) endorse in concept that the Town Planning Consultant has presented in tho proposed resolution; (2) en- dorse something similiar to what has been suggested in the proposed resolu- tion; or (3) reject the idea of a moratorium completely. If the Council does not approve the work program suggested by the Planning Commission, then these three questions are irretevent.. Assistant Planning Con�41tant Vlasic explained the draft resolution made up by his office was put into resolution form because of the experience his - 2 - PLANNING Coll�,ISSIo'r1 - May 29, 1974 firm has had with other comnuni0es with siniiiar problems. TheThe proposewn d proposed resolution will have to be reviewed by the To.m Attorney. has not had time to review it yet, or to determine if it should be in resol- ution or ordinance form. The proposed resolution was drawn up mainly to address the concepts of tile moratorium and what kind of land it would affect and what kinds of avenues would be open for determining vahich properties should be exempted and how that determination is to be made. The proposed resolution is not in final form, but was made up in response to the Commis- sion's request for suggestions on how this problem could be pursued. Commissioner Phillips stated he does not like the wording in the proposed resolution, and a^reel it would create double the work for both the staff an' the Commission. He does not understand hof^ the Commission could comply, with paragraph 2, page 2 of the proposed resolution, and asked hav he would be determined which subdivisions would qualify for exemption from the nora- toriun. He suggested the wording be changed to "if in astated judgement it voulda staff, the application is eligible for review". be reasonable to put some type of time limit on the moratorium, as the length of time it would be. in effect should not be left unstated. Also, the Planning Commission should approve a resolution stating the moratorium should not be aporoved if the noney for the necessary studies is not provided Chairman Spencer state] the tine limit on the moratorium would be for four months, but it court be extended. Assistant Planning Consultant Vlasic stated the time limits are provided under State law. At the end (if the four months, the moratorium must be re- viewed, and then, can be approved again, if nee,!od. Chairman Spencer reviewed the two paragraphs on page 2, !^hich list the con- ditions that must be met for a subdivision to be found exempt from the mora- torium. the Town staff would determine which of the exemptions the subdi- vision meets. Commissioner Phillips stated if the staff has to revie!q the subdivision and then make the determination of whether or not it is exempt from the morator- ium, the Tain would not save any time, it I•aould take more time. There are some sections in the Town's ordinance on subdivisions that need to be up dated, but he ouestioned if a moratorium needs to be declared to do this, or if the problems could be controll?J b^ thr EIR Report. Commissioner Carico stated she had asked George 'fader if the nroblens could be solved without a moratorium, and he said yes. Shr, also asked if hd would recommend a moratorium, and he said yes. One of the reasons he gave was that if the Town is put in th? position of "denying without prejudice" a sub- division that meets the Town's present ordinances and standards, the Town could be accused of being prejudice. This could create law suits aaainst the Tuan. At the present tine, there are many areas in the Town "ler, sub- divisions !Mould not create any impact, but there are also several areas where there could be a large impact. For these reasons she is taking the advise of the Ta•m Planner, and is in favor of the moratorium. Commissioner Young stated the control of an EIR Report should be the Tom's responsi�ility, and he believes the EIR Report is the best way of getting all necessary information concerning a subdivision to the staff and the Ptanninq Commission. _ PLAPIHIHO COfiPiISSION - :jay 29, 1974 Commissioner Perkins state:! an EIR Report is a subjective report, as it is prepared, at the present time, by a consultant hired by the applicant. Evaluating an EIR Report is very difficult since the reports vary in quality c. address items that may or may not be pertinent to the Town. The EIR.P.eport is important as a guide to some of the general problems that may be encountered, but the Town must be guided by its ordinances. Chairman Spencer cited !iatadero Oaks Subdivision as an example where the EIR Report could not cover all the problams, i.e., the cuts were !-aider and deeper than necessary because the Town Standard Specifications for Subdivisions stated it shouli be done this way since paths were adjacent to the roads. Thr, EIR Report could not shrn,i that if one section of the roadslo!n had been kept to 15%, the cuts coin i have been reduced by four to five feet. All subdivi- ders in the Town have copies of the Town's Standards, and use them when design ing their improvement plans. When the staff is checking their improvement plans, they must also follow the Standards. The Town will run into legal problems if it starts requiring certain thinas that are not in the Town's Standards. Commissioner Young stated the EIR Report has been critized as being the de- veloper's work. This is the Town's fault. The Town can decide which firms will prepare the EIR Reports. In this way, the reports could be standardized, The standards should include everything that .ffecis the environment, and this should include cuts, fills, distruction of growth, etc. He feels that instead of a moratorium, the problems can be handled with the EIR Reports until such time as the TmW s ordinances and standards are hrought up to date. The proposed resolution can put the Town on extremely fragilelegal ground, expecially if the Planning Commission has to make a decision on the size of cuts, fills, etc., and then the Commission denies the applicant per- mission to file the application. The legal problems raised by such action would be very serious. He agrees there is a need to revise the Town's stand- ards and ordinances, but all the problems that need to be corrected should be covered by the EIR Reports, while the revisions are being worked on. Chairman Spencer asked Commissioner Young what he !Mould say to a developer when tiie level^;+^r inquires why he is being required to meet requirements tha,. different from other subdividers when the Town's ordinances and standards have not been changed. There is no legal background on EIR Reports, as set by the Town, for requirino certain standards. Commissioner Young stated the EIR Report requirements are covered under State law. Assistant Planning Consultant Vlasic stated the requirements are covered under State law. [lot all subdivisions are required to prepare an EIR Re- nort. The State only says that when the reviewing agency is concerned with the implications a subdivision may have in affecting the environment, the agency may require an EIR Report. On a 3 or 4 -lot subdivision, when a small cul de sac road on a hillside is proposed, and there will be cuts and fills, the EIR Report can be used as an evaluation of the extent of the cuts and fills, but if the geology and soils are stable, and the developer shol,is land- scaping for erosion control, it would be hard to control the amount of cuts 14W or fills. The cost for an EIR Report for a small subdivision can be ",non or more. This could be an exceptional hardship for the developer. The Tawe Manager is in the process of obtaining information from firms that do EIR Reports, with the idea the Tocm could contract for the Peports, and the - 4 - PLAWIFIG CON;IISSIOH - Ilay 29, 1974 developer would pay t'ne cost. Other Towns are applying EIR Reports in a con- serative manner because of the costs involved. If an ordinance can cover the problems a small subdivision might raise, an. EIR Report should be re- ouired for large subdivisions only, i.e., Deer Park Acres, Bahl Homes, etc. The cost for an EIR Report is a reasonable cost for a large subdivision. However, if the Toxin desires, it can require an EIR Report for all subdivi- sions. Commissioner Yrung stated that for four months, the Town could require EIR Reports. . :',wring those four months, the Toon could review and revise the necessary ordinances and standards. Chairman Spencer stated the EIR Report can state a particular cut is bad, but the report would not state if the cut is permitted under the present ordinances. Assistant Planning Consultant Vlasic stated the EIR Reports should cover any standards the Town has set for the Reports. If there is a problem with the soils or geology conditions on a particular piece of land, the EIR 4£ - port should provide recommendations formini7ni ziycithe problems. but the Re- port would not make any recommendations for the cuts and fills proposed for the land. Commissioner Young stated it should be the job of the Tam staff, the Plan- ning Cor�missionand the City Council to set the standards for the EIR Reports. 1W Commissioner Phillips asked haw many subdivisions could be ;.ffected by a moratorium, if one was put into effect for four months, Also, would the subdivisions already filed with the Town be affected by the moratorium. .,Assistant Planning Consultant Vlasic stated there are three subdivisions that are being processed by the Town presently, and there would probably be a couple more submitted within the next few months. Any subd3v5s'!-o that has been accented for filing x!ould continue. All subdivisions t!.nt had not been accented for filing would not be processed unless they were found to be exempted from the moratorium. Comnissiorer Phillips stated that since the Commission can review a subdivis'. for many :months, hm�! much of a hardship would a moratorium create, while the necessary studies and revisions to the ordinances and standards are being done. The seriousness of the problems seem to indicate a moratorium is needed. However, he. would not support the moratorium unless there was a provision that any subdivision that had been accepted for filing was per- mitted to continue. These subdivisions should be processed as speedily as possible under the present Tam ordinances and standards. Commissicner Young stated the problem of delay by the Commission has been raised. However, the last naragraph on page 2 of the proposed resolution provides for even a longer delay. Chairman Spencer stated that many of the delays have occurredbecause items %W have arisen that were not addressed when the matter was given to the Com- mission. The Commission has every right to create a delay if some new item is raised for study which could change the subdivision in any way. There have been many times when the delays have been very beneficial. Delays aro - 5 - PLANNING COMMISSION - Play 29, 1974 an inherent process in debating something, and delays are not necessarily good or bad. Commissioner Perkins suggested three items that could be used as ordinances in the place of a moratorium. The ordinances could be (1) no cuts can be greater than 4 feet; (2) any tree., within the 160 -foot circle and any right - of way must be identified if its circumference is more than 20 -inches; an^ removal of any tree, shall be at the discretion of the Environmental Design Committee; (3) no lots shall be created that are unsuitable and do not pro- vide space for further development of uses which are considered normal for the Town, i.e., swimming pools, tennis courts, barns, corrals, etc. These three suggestions would meet the problems that are mentioned in the oroposed resolution, without creating a moratorium. These ordinances could be passed for a limited period of time, which would give the Commission an opportunity to work on revising the present ordinances and standards. The third supgestir could be obtained by deleting from the net acreage all access roads that are used for maintenance purposes. There are more problems that just these three items, which have not been cited and which are just as important. He is op- posed to a moratorium unless it is backed up by the necessary resources to conduct the studies for revising the Town's ordinances and standards. Commissioner Young stated he agrees with the suggestions, as they are posi- tive and should get results. Cornissioner Phillips agreed with apnroving the three ordinances, but did not think that by passing these ordinances, the Commission should minimize 1W the work that needs to be done or minimize the need for the Council to appro- priate the money required to undertake the studies. By using the EIR Reports and the suggested ordinances, the job could be done without declaring a moratorium. Commissioner Perkins elaborated further on his three suggestions and the reasons for naming these particular items, including citing the first para- graph of the Subdivision Ordinance. He stated the responsibility of the Ta -m is to itself, now, but also to the developers and future residences. He cited Matadero Oaks as an example of a subdivision that was approved while the Town was reviewing and revising its slope density requirements. If this subdivision had been required to conform to the revised slope density re- quirements, the subdivison would have had fewer lots and might have been a better development by meeting more of the Town's needs and asperations. The Town should also review the present slope density requirements, and see If t;iey are, adequate for the Town's needs now. The Toon needs time to look at the revisions that need to be made, but only if the resources are made available for the studies. Commisisuner Carico stated she feels item three on page 1 of the Proposed resolution is ambiguous, and it does not include all the items she feels are important. She does not think a moratorium could hinder any subdivision if the moratorium was short termed. Every subdivision reviewed by the Plan- ning Commision has taken at least four months. If the revisions to the ordin- ances and standards were made within a four month period of time, a subdi- vision could be submitted at the end of the four months, and it would take tow less time for both the staff and the Commission to complete the reviewing process. She feels there should be a moratorium for a four month period of time. PLANNING COiNISSION - May 29, 1974 Chairman Spencer stated he felt if an ordinance was approved with the limi- %, tation that cuts be four -feet or less, this would take care of the problem of subdivisions with steep slopes. This would also take care of a lot of the problems that have arisen. He would support the first suggestion made by Commissioner Perkins. He would also support the second suggestion, but would prefer the first suggestion. He reviewed the Parkside Subdivision, as an example, of how a limitation of four -foot cuts would have solved the problems in that subdivision. Commissioner Phillips stated he would support a moratorium on a limited basis, He recuasted all of the suggestions made by Commissioner Perkins be forwarded to the City Council for their review. He noted that one of the subdivisions approved by the Commission, which met all of the Town's present ordinances and standards, was returned by the Council, and the Commission denied it without prejudice. Motion was made by Commissioner PERKINS, seconded by Commissioner CARICO, the resolution, in its intent only, be adopted, subject to the provision the phrase "Whereas the Town is now undertaking such a study" be put into effect by providing adequate resources. Motion was carried by the following roti call vote: AYES: Commissioners CARICO, PHILLIPS, SPENCER. NOES: Commissioners PHILLIPS, YOUNG. ABSENT: Commissioner SCHICK. Commissioner Perkins recommended that Councilwoman Miller, who was in attend- ance at this meetnng, convey to the Council the importance of the discussion, and the Commission's feelings, particularly the request for an ordinance to take care of the three suggestions made by him, as an alternative to a mora- torium, and including the provision that finances be provided to undertake the needed studies. Councilwoman Miller reviewed other areas that needed to be reviewed for pos- sible revision, including (1) site development ordinance; (2) roads; (3) paths that parallel roads; (4) larger acreage for lots; (5) sites with his- torical significance; (6) new mandated elements for the General Plan; (7) water shed property; (8) drainage along creeks; (9) noise zoning. She stated the EIR Report is only a tool, it was not devised to be the answer to all the problens. She reviewed some of the problems of the Deer Park Acres Sub- division which the EIR Report did not cover. Wallace Stegner spoke on some of the subdivision problems in the Page !till Road area, and stated he supported the idea of a moratorium. RECESS chairman Spencer declared a short recess at 9:00 P.7., and reconvened the meeting at 9:10 P.M. Assistant Planning Consultant Vlasic stated at the Planning Commission meet- ing on May 8, 1974, the Commission reviewed the proposed subdivision for the Lands of Golston. The property consists of approximately 2.22 acres, on the corner of Fremone Avenue and Weston Road. All aspects of the subdivision - 7 - PLANNING COMMISSION - [lay 29, 1974 were reviewed and the Cormission,. agreed to all recommendations on the "Check List" except the item on road improvement in -lieu fees. The "Check List" recommended in -lieu payments for both Fremont Avenue and Weston Road. The question on the in -lieu fee for !•!aston Road was not decided, as this recom- mendation would require the applicant to pay in -lieu fees for two roads. The Commission felt a precedence had been se, that when a property fronted on two or more roads, the in -lieu fee was only required on one of the road frontages. The Town Engineer has reviewed the Goiston property, and has determined that Weston Road meets the Town standards and no in -lieu fee will be required, only an in -lieu fee for Fremont Avenue. On the question of previous precedences having; been set on the matter of in -lieu fees for properties that front on two or more roads, there has not been enough time since the last meeting to check into this. City Engineer Russell stated that when this subdivision was approved in 1969, one of the requirements was for 4leston Road to be paved and berms installed on both sides of the road. There are berms on both sides of Weston Road. During disking in the area the last few years, earth has been disked over the curb. If this dirt is cleaned on, this would be satisfactory, and no in -lie -1 feewill be requested for Weston Road. The applicant has also been asked to clean off the materials that are on the Larn, and slope the earth at a gradual slope, back from the top of the - berm. Chairman Soencer stated that on the question of the precedence being set on in -lieu fees, he believes th�err ,vas a subdivision approved about a year ago on Planuella, and also a lot near Rhus Ridge, where the property fronted on two or more roads. The in -lieu fees for the second and third road frontages was not required. He stated he would check his files for more information on this. Notion was made by Commissioner PERY.IhS, seconded by Commissioner PHILLIPS, the Lands of Golston Subdivision be approved, with the condition that in -lies. fees for roads be limited to Fremont Avenue only. Commissioner Young requested the recommendation of the Town Engineer, con- cerning 4ieston Road, i.e., the cleaning off of the berm, be included in the motion for approval for this subdivision. Commissioner Perkins stated he would amend his motion to included the requir-.- ment the berm on Weston Road be cleaned off and meet Town standards. Com- missioner Phillips seconded the amended motion. The motion was unanimously approved. The applicaht for the subdivision, and his representative, requested the Town Engineer clarify exactly what work needed to be done on the berm. City Engineer Russell stated where the berm had been disked, there is mater- ial not only over the curb, but also over the road, so th•�t the curb is com- pletely hidden on the right side of the road, about 125 feet from Fremont Avenue on Weston Road. The dirt should be sloped back, or it will continue to slough off. He stated the applicant should be aware the Tot -in, at the present time, uses the amout of $13.50 a lineal foot for the in -lieu road `, fee. The Fremont Avenue frontage is about 330 -feet, so the in -lieu fee will be about X4,300. Commissioner Perkins stated these matters should be worked out at the staff level. -S- PLMIMING CO'MISSION - May 29, 1974 City Engineer Russell stated the staff does not inform the applicant of the fees he may be required to pay until the Planning Commission has made a de- cision on the items to be included in the "Check List". The staff only makes recommendations to the Comissiol. It is the Commission's decision what con- ditions the applicant must meet. Commissioner Perkins stated the applicant should be made aware of the possi- ble fees that may be required, so he will have an idea of the amount of money involved. Assistant Planning Consultant Vlasic stated that it the time of the staff meeting, with the applicant and/or his engineer, the recommendationsthe staff will make to the Planning Commission are fully discussed. In this instance, the engineer for the applicant, Paul Nowack, was at the staff meeting and also at the Planning Commission fleeting of Play O, representing the applicant. lir. Nowack is fully aware of the Town's requirements and the type of recom- mendations the staff makes to the Commission. Copies of both the staff meeting and the memo sent to the Planning Commission, prior to its meeting, are sent to the applicant and his engineer. It was Mr. Nowack's responsibil- ity to relay to the applicant, the costs tact would be involved in all the in -lieu fees. RECEIVED REPORT 0.1 THE HILLSIDE PPC f1EETING Chairman Spencer stated he ha atten ed the last meeting of the Hillside PPC. The guest speaker was Mr. Mathison, the County Assessor. It was very difficult to knave exactly what was being said, but Mr. Mathison did say the county Assessor's Office does not take into consideration the slope density requirements of the Town when assessing parcels of land. Unless the pro- perty owner or the Tam brings this to their attention, This means that any property owner who has a large parcel of land and does not plan to subdi- vide it in the near future, may be paying a larger assessment than necessary.; since the number of lots that can be obtained from the parcel are usually less than . the number of acres. Ar. Hathison stated that in the future, his staff will have to be advised on slope density requirements, even though the Town has been using slope density requirements for several years. Commissioner Phillips asked if this applied to developed or undeveloped land. Chairman Spencer stated this applied to undeveloped land. He gave as an ex- ample, if an owner had a parcel of land 40 acres in size, under the Town's slope density requirements, the owner may only have 35 lots. The County Assessor's Office ignores this fact, and taxes for 40 lots, unless the pro- perty owner brings this fact to their attention. Discussion followed on this problem. co„wiissfoner Perkins stated the Town should prepare a letter notifying the property owners in the Town of this fact, and if necessary, offer the Town's services to the property owner in preparing a preliminary estimate of the slope density and the number of lots that may be derived from Uhe parcel of land. This estimate of the number of lots createable would not be official, but it would give the property owner leverage v! n he contacts the County %W Assessor's Office. Chairman Spencer stated he plans to bring this problem to the attention of the City Council. -A- PLANNING CO11iiISSION - Hay 29, 1974 Discussion continued on the problems of the County's lack of taking into consideration the slope density of property when assessing it for tax purposes DISCUSSED OPEN SPACE FOR THE TOPM Commissioner n ips requested the Commission have some discussion on the question of open space for the Tam. He stated the way the Town is develop- ing, it will soon be a town consisting of one -acre lots. Commissioner Perkins stated he did not believe this. The Torn will be a Town which essentially meets the expectations of w4iat everyone in the Town has been thinking of for the last ten years. In the past, when "Introspection Mights" have been held, no one has stated he did not like what the Tan was becoming. Discussion followed on the problems of open space in the Town, and what the needs of the Tarn were. Commissioner Phillips stated this issue is a matter of open space, involving Town policies and City Council policies, and the availability of funds to purchase open space lands. Commissioner Perkins stated that besides buying property for open space pur- poses, there are other ways of obtaining the land. Discussion follovied on ways the Town could obtain more open space lands with or without purchasing them. Commissioner Phillips stated the problem of open space should not be decided by the Planning Commission or the City Council, but by the citizens of the Town. Discussion continued on the open space problem. Commissioner Young stated a resolution on the matter of open space and its acquisition should be sent to the City Council, along with the request the problem be studied in depth. Further discussion was held on the open space problem and the need to acquire more open space lands. DISCUSSED THE TOHM COMITTEE ORGAN ZATIOII Commissioner Perkins requested that a discussion be held on the Town's commit- tee organizations. A long discussion ensued on the Town's committee organizations and the prob- lems of the committees and the problems they were dealing with. ADJOURNMENT i'totton was made by Commissioner PHILLIPS, saconded by Commissioner PERKINS, the meeting be adjourned. The meeting was adjourned at 9:50 P.11. Respectfully submitted, %W Virginia Huffstetter Secretary - 10 -