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HomeMy WebLinkAbout1984-06-07 Minutes104 A • • A MEETING OF THE PLAT REVIEW COMMITTEE A meeting of the Plat Review Committee was held Thursday, June 7, 1984 at 9:00 A.M. in Room 111 of the City Administration Building, 113 West Mountain Street, Fayetteville, Arkansas. UTILITY REPRESENTATIVES PRESENT: Kenneth Wagner, L.O. Ferguson, Connie Skinner and Ivan Faulkner CITY REPRESENTATIVES PRESENT: Don Bunn, Clayton Powell, Larry Poage, Paul Logue, Perry Franklin,Don Grimes, Bill Foster, Bobbie Jones and Paula Brandeis OTHERS PRESENT: Ralph Gray, Carl Koelker, Kevin Smith and Larry Ford The meeting opened with a discussion of a memo from Mr. Grimes in regard to a drainage facility proposed for the intersection of Green Acres Road and Highway 71 North. CLAYTON POWELL - STREET SUPERINTENDENT Clayton Powell explained that there is a drainage problem that exists in this area. He said that there is a 12 sq. ft. box culvert crossing Highway 71 at Green Acres Road that is two-thirds silt -filled because the (non -conforming) feeding culverts are only 15" to 24" and not adequate. Powell said that the neighborhood is changing from "residential" to "residential -office" and that because of the rational nexus being created, improvements are needed. Several businesses are being required to contribute to the improvements. These businesses include McNair -Magness Surgical Clinic, Professional Clinic, Chicken Country, First Federal Savings and Loan, Dr. J.B. Hays and Dr. Harris. He said drainage problems exists on the west side of Green Acres as well and what is needed is a separate drainage on each side of the street. Powell referred to a memo from Mr. Grimes to the Street Department which describes two cost estimates of installing proper storm drainage. In his memo, Grimes suggests that the most cost effective approach to the problem would be installing a poured -in-place box culvert (which will still cost about $7,000 on 1st Federal's site alone) to hold the large volume of water until it can flow out through a much smaller diameter pipe. The City is considering the possibility of putting in a detention basin. This basin would be placed on a triangular piece of property just north of the intersection of Highway 71 and Green Acres Road, which, because of setback requirements, could not be utilized in any other way. Powell said that Grimes would like to know the location of the various utilities in this area so as not to interfere with, or damage existing lines. • • • Plat Review June 7, 1984 Page 2 Powell added that the proposed drainage retention pond will need to integrate with the State Highway Department drainage structure that runs under Highway 71. He added that this will be a precedent for a retention pond developed by the City. CONNIE SKINNER - SOUTHWESTERN BELL Connie Skinner said that Southwestern Bell lines run along the west side of Highway 71 and cross over to a "sac" box on the west side of Green Acres Road (near the manhole shown on the drawing) and then up the west side of Green Acres Road. KENNETH WAGNER - ARKANSAS WESTERN GAS Wagner said the gas lines are on the west side of Green Acres Road about 12-15" west of the blacktop. He added that when the box was first installed, the lines came down Highway 71 and ended at the north side of the service station that used to be located at the north end of the subject triangle. IVAN FAULKNER - SWEPCO Faulkner said that SWEPCO's facilities were overhead on the west side of Green Acres and the east side of Highway 71. He added that there are some underground runs but he could see no major problem with this proposal. He asked the City to furnish him a copy of what they propose to do. L. 0. FERGUSON - WARNER AMEX CABLE Ferguson said that Warner Cable facilities run in the same place as SWEPCOs with no underground lines. DON BUNN - WATER & SEWER ENGINEER Bunn said that he had two water lines in on the west side of Highway 71; an 8" and a 20". He added that there is a two and one-quarter inch water line on the west side of Green Acres Road and an 8" sewer line on the east side of Green Acres. He said all of these lines are in the street right-of-way. WOODLAND HILLS PLAT REVIEW CLAYTON POWELL — STREET SUPERINTENDENT Powell said he has discussed this development with the engineer Mike Moore of Dallas and a problem Powell said he has with it is the ingress - egress. He said it was his understanding that the Planning Commission had required two points of ingress egress when these plans were submitted a few years ago. Powell stated that he had recommended at that time that there be more than one point of access. Moore told him a permit from the State Highway Department had been gained for the one access. Powell said that the engineer has indicated inverted crowns in the private drives and has not yet completed the detention -retention storm l07 • water run-off computation which will be submitted at a later date. Powell stated that the 4% grade within 100 feet of the intersection on the access point to Wedington Drive is being met and the specifications for private drive call for 6" compacted SB2, 2" sand filter cushion and 5" portland cement concrete which meets minimum street specifications. Powell said he will need to see soil samples to determine whether there are sub -soil conditions such as to allow circulation. Ralph Gray, developer, stated that it was not economically feasible for him to improve James Street as recommended by Powell. He said that he has reduced the number of units in this development to 100 (the original "Aspen" LSD plan called for 132 units in 1980). He said he expects a reduction in traffic and that the Arkansas Highway Department has told him that they have no problem with development. Gray added that the State Highway Department has reduced Wedington Drive from a main highway to a spur because some traffic has been rerouted. He said he would like the City to relieve him of the obligation of accessing onto James Street. Powell replied that based upon the density of this project, to comply with the code, he would maintain his recommendation of improving James Street as an access. He said that the did not have the authority to grant variances and also, that he had no objections to a second point of access onto Wedington Drive. Powell stated that Wedington Drive is still designated as a major arterial on the City Master Street Plan. He added that on the private drive, he did not recommend inverted crowns for storm drainage because of the freezing temperatures experienced here. Gray stated that he is willing to concur with what is requested as far as engineering. He said that he would like to have a study conducted that would result in Powell feeling comfortable enough to recommend a waiver of James Street improvements. Powell said that he would like to see this project proceed and that it would be a great improvement to the City, but he still was not enpowered to grant variances. Gray inquired of Bobbie Jones, Planning Administrator, of the City Attorney's decision on the differences between PUDs and LSDs. Jones replied that McCord, City Attorney, has said that he was in agreement with the way in which Jones has been interpreting the Ordinance and he has also suggested that Jones meet with himself, Powell, and possibly City Manager Grimes or a representative from the Planning Commission to further discuss this issue. Gray said that it was his understanding that, according to a response received by Jones from McCord, that a LSD would be acceptable. Jones advised that this question had not been directed at Gray's development specifically but more towards the interpretation of the Ordinance. Gray inquired whether this development would be handled any differently Io8 • • • than any other development and Jones answered that she couldn't predict the outcome of the upcoming meeting. She added that she thought the Planning Commission would ask Gray to have another access point. Powell explained that in a PUD, Jones requires a Property Owners Associ- ation to maintain the private drives. Gray stated that an Ownership Committee will be developed and the maintenance guidelines will be set forth in the community by-laws. He said he felt that, as a privately maintained complex, this property would be kept at a higher standard than that of most individual property owners. Gray said he would be happy to involve the City in the submittal of the ownership restrictions and the community covenants. Gray said that he felt the restrictions being imposed upon him to improve James Street were unreasonable and he was opposed to it. Jones responded that the decision on James Street improvements would rest with the Planning Commission. She advised that there have been other developers that have been required to do similar types of off-site construction and that so far the recommendation from this committee has been that the Planning Commission require these type of improvements. DON GRIMES - CITY MANAGER Don Grimes, City Manager, responded to Gray's question of whether these restrictions were being imposed as a safety factor. Grimes stated that, as the plan is laid out presently, there will be days (in the winter -time) that there will be no activity at the single access point on Wedington Drive because of the icing over of the incline. He added that the City is responsible for providing emergency services (such as fire, police, sanitation, etc.) and proper access must be available. In addition, Grimes said, it would be more convenient for the residents to have a flatter, downhill slope as access. Gray said that he didn't think the access to the development on Wedington Drive was very much of an incline. He pointed out that there are other areas in Fayetteville with inconvenient access, such as the Garland Street approach to the University. PERRY FRANKLIN -TRAFFIC SUPERINYENDiirr Perry Franklin, Traffic Superintendent, said there are other means of access to the University while there are no other alternatives to this development. Gray said that he was aware of this and that he intended to handle this problem. He added that it was too difficult to develop James Street and if he had to do it, the cost would need to be passed on to prospective buyers. Gray said he has paid taxes on this property for four years in addition to a substantial amount of interest to area banks. lob Franklin and Gray discussed the economics involved in developing this property and Franklin said that the City couldn't let this be a matter of how many dollars were being introduced into Fayetteville economy. Gray stated that he felt he has cooperated with the City on everything that has been required of him. He said he is bringing $4 million to the Fayetteville community and he feels that, because there are local developers who would like to have this property, everyone here is against him. Franklin responded that, as City representatives, he and Powell (as well as others) are concerned with the welfare of the people who will live in this development. He said that he is speaking from his experience when he makes his comments. Franklin went on to say that during the peak times, (early mornings) there is not enough stacking room between this property and the traffic light (at Wedington and Garland) for the estimated number of people who will be using this access. He indicated that there would be quite a delay for those trying to use this ingress/egress. Gray said that he didn't think it would be a monumental enough problem to stop a $4 million project. He advised that prospective buyers would be able to address this problem themselves and make a decision as to whether or not they would be able to live with this type problem. Gray agreed that it was at least partly his responsibility to provide a quality, safe, habitable product but that he did not wish to develop James Street as required. Gray said he thought the Highway Department was the agency in control and that they have asked him to construct a left-hand turn lane and a right-hand turn lane within his access drive for their approval. BILL FOSTER - POLICE DEPARTMENT Captain Bill Foster, Police Department, stated that apart from the report by the Highway Department, it is the responsibility of the Fayetteville Police Department to facilitate the local traffic. He added that the Police Department is most familiar with traffic flow and that they are the ones to answer most calls for emergency and medical services. Foster explained that, on a slick day, it would be very difficult to service a resident of this development with an emergency of any kind. Powell said that his previous comments to Gray (Plat Review 5-17-84) were in response to Gray's comments with regard to requirements being imposed upon Gray. Powell clarified that he did not say that any local developer was being given preferential treatment, but that in his position as Street Supertintendent, he was constantly being contacted by people (locally as well as out-of-town) who are intent on developing parcels and need to know what the requirements are. He said that he had told Gray that other local developers had looked at this parcel and had subsequently passed it over after hearing from Powell what the requirements would be. Ho a • • • Gray said he disagreed with Powell and thought that Powell had said there were several local people interested in this property and that Gray should consider selling to them. Gray addressed Foster saying that this development was directed to first home owners, a group of people of an age that he didn't expect would be having the type of medical problems that Foster said might be expected (heart attacks). Grimes, City Manager, advised Gray that the City was not discriminating against him. Grimes said that it would not make any difference who presented the plan for this development, the City regulation of having two points of ingress/egress would still be adhered to. Grimes expressed his thought on how the development might be laid out to provide a second access by eliminating the loop street pattern and without having to endure traffic cutting directly through the property. Gray said that he was willing to have an access on the north side of the property but he was unhappy about the imposition of having to improve James Street all the way to Mt. Comfort Road. Mr. Grimes advised that this would matter would need to be discussed with the Planning Commission. Gray inquired as to the number of units he would be allowed to build on this site without improving a north side access. He reminded the committee that his development shows an access with a left-hand turn lane and a double -turn -in lane and that he didn't think other developers were using this much care in their projects. Powell pointed out that there were several developments around town that had utilized the boulevard -type street or divided medians at the access point He added that he was offended that Gray was implying that preferential treatment was being given to local developers. Franklin stated that the local shopping mall has invested $40,000 for a traffic signal to insure public safety. He said that he felt Gray was not expressing any concern for the danger being created by the development of this project. Franklin said that once the project was finished, the City would be left with handling the problems created between the access drive and the traffic light. He said that another problem that would exist was there not being enough sight distance to the right. Franklin advised that the access point on Wedington Drive was not safe as far as traffic is concerned. He added that the State Highway Department may have suggested "the lesser of two evils" but that did not ensure a truly safe situation. Grimes said that the City Representatives were trying to give Gray the benefits of their experience. He explained that what Franklin was trying to express was that the bulk of the residents of this property would not even try to use the Wedington access because of the traffic delay, but would try to go out through the James Street exit. Grimes repeated that the citizens will expect emergency services to be provided and if they are not, the City will be held responsible, not the developer. 111 • • • Gray stated that it was not his intention to create a hazard in this town. He said he wishes to keep the expense down and still keep the quality up. Gray added that the University of Arkansas has executed a market study on this property and has reported that it is useless. Grimes said that the City desires to work with Gray as much as possible but that it could not allow the development to be left with such problems that the City would have to correct in the future. He expained that a "rational nexus" exists here that needs to be addressed. He said this means the City may require only the amount of off-site improvements that relate directly to the developers project and that these issues are to be discussed with the Planning Commission. Gray expressed his disappointment that the quality and beauty of his project was not being considered as a focal point. He stated that he was willing to work with the City on the access problem or not develop this property. Gray requested that, for the sake of the economy and the sake of local people needing affordable housing, that the City show some leniency and a positive attitude towards him. He said if the City would indicate a way of overcoming the access problem, the cost would not be an issue and he would do anything required. Jones interjected that Franklin has been receiving phone calls from Planning Commission members comcerned about traffic patterns in other large scale developments. Gray said that Al Hughes, a former Commissioner and a concerned citizen, has not bothered to attend either this or the last Plat Review meeting regarding this development. Gray said he felt that if Hughes thought problems existed, he would have come to a meeting to discuss them. Franklin said that, as Traffic Superintendent, it was his duty to ensure the safety of the people of this development He said he felt that a development of this size would never be built without having two access points. Franklin added that it will not matter who the developer of this property is (or will be) the problems being encountered presently will always exist and need to be addressed. He reiterated the three major traffic problems as being: 1. property situated on a grade 2. property situated on a curve 3. property being landlocked In response to Gray reiterating the State Highway's approval of the location of the access, Franklin reminded Gray that it will not be the Highway Department's problem after the project is finished. Franklin pointed out that recently, in Tulsa Oklahoma, a project similar to this one had experienced a fire in 10 of the units. He advised that in this type of situation, panic ensues, everyone heads for their car and for the one exit that exists and the fire trucks will be trying to gain access at the same time. • Gray responded that he thought the odds against the entire project catching fire would be a trillion to one. Franklin said that he thought the Planning Commission would be taking this kind of consideration in mind when looking at these plans. PAUL LOGUE - FIRE CHEIF Logue stated that while the final word rests with the Planning Commission, the major concern of the Fire Department is the proposed single access. IVAN FAULKNER - SWEPCO Faulkner indicated that because the access drive has been moved, the street is now overriding part of the utility easement on the east side. He said he needs to keep the high voltage away from the pool area. Faulkner said he needs a loop system and he suggested that Gray make a 45 degree angle from where the curve begins on the private drive over to the existing easement on the east side and run conduit under the street through the middle of the complex and then bring it back around the pool area and back into the buildings. On the west side, where the parking will be, access is needed between the buildings to connect to the first utility easement near the "green area". He said he would put all of this information (including a sketch) in letter form to Gray. He agreed to give Gray a copy of a contract with the sketch indicated. Faulkner explained that the easement running down the center of the complex was fine, but that it did not make the necessary connections at either end to form the loop system. He requested electric line be buried three feet deep. CONNIE SKINNER - SOUTHWESTERN BELL Skinner asked if Gray would like all of the utility companys' requests for changes in writing. Skinner agreed to this and Gray said he had no problem in concurring with whatever was requested. Skinner requested a different conduit location because of changes in the drive pattern. She added that the manhole will not have to moved if the location of the access onto Wedington is approved. KENNETH WAGNER - ARKANSAS WESTERN GAS Wagner stated that he could bring gas in at no cost to the developer. He said he would stay in the easement and the only expense to the builder would be to run service line to the buildings. Gray replied that he planned to construct an all -electric complex. Wagner introduced Larry Ford, a sales representative for AWG, and indicated that Ford would like to speak with Gray at some time concerning gas installation. Both Wagner and Faulkner advised that easements must be cleared and be brought to grade before utilities can be installed. 113 . L. 0. FERGUSON - WARNER-AMER CABLE Ferguson said he could utilize the easements requested by Faulkner and that he will need conduit installed to cross the street. LARRY POAGE - FIRE INSPECTOR Poage confirmed location of the fire plugs, one proposed in the northwest corner and the existing one to remain in the southwest corner. He added that there would be a flat monthly fee on the proposed one because it can only serve this property. BOBBIE JONES - PLANNING ADMINISTRATOR Jones said a waiver of the driveway safety zone (from the east property line) will be required. Jones said that she had been examining the plans submitted for this development in 1980 and wished to explain some of the changes that have been made and/or will be necessary. Jones said she required a full legal description on the property. A survey has been received that shows a right-of-way being 40 feet from the center of the highway. She said that a surveyor may know what is required and survey in such a manner as to show the property line allowing for Master Street Plan requirement. Jones stated that in the absence of a clear dedication for right-of-way the only thing that can be used is what is actually existing on the roadway surface. She said that she did not think confirmation has ever been received of dedication of right-of-way to the Highway Department. Jones requested that permits for sidewalks and driveways along or connected with Wedington Drive be obtained from the District Engineer's Office with the AHTD in Fort Smith. She said that in the event that the sidewalk is on the developer's side of the right-of-way line, there will need to be a (5 ft.) sidewalk easement. Jones advised that a 30 ft. separation is called for between driveways on a major street and driveways must be 12 and one-half feet from the property line. She stated that because of the measurements of driveways shown on the plat, a request (in writing) for a waiver of the 12 and one-half foot requirement will need to be submitted to the Planning Commission. Jones said that all utility and right-of-way easements must be dedicated before the issuance of the first permit. She added that each structure requires a separate building permit (including the pool and clubhouse). Jones stated that Gray could submit however many applications he wished at one time and each one will be processed at that time. She said she is considering each 4-plex unit as a separate structure. Jones advised that the building permit will state that construction begin within six months of issue and be completed within two years of issue. Jones stated that parking must be completed with paving, striping, wheel stops at the time the building it is intended to serve is ready for occupancy. She said that if there are some improvements that can not be accomplished by time of occupancy, the City will accept a signed agreement for everything except the sidewalks. The code 1141 • says that sidewalks must be in or a cash deposit for 100% of the cost of sidewalks must be made to insure the installation within 90 days. Jones added that occasionally a Bill of Assurance is accepted on sidewalks hit in this case she would look for direction from the Planning Commission. Jones explained the procedure for sidewalk installation. She said the first step was to obtain a permit. She stated that in a residential zone a 4 ft. wide sidewalk was required with a slope of one-quarter inch to the foot of width back towards the curb. (Jones advised that in this case it may need to slope away from the curb and this will need to be checked into with Powell or the Highway Department). She said when the sidewalk is formed up, the Street Department will make an inspection and that occupancy will not be approved until approval is made by the Street Department. Jones indicated the Master Sidewalk Plan calls for sidewalks along Wedington Drive, but that the Planning Commission may request them along James Street as well. She said that there is a possibility of the Planning Commission accepting a cash bond for future installation of improvements. Jones explained that there are three directions the sidewalk and James Street improvements could take: 1. Immediate installation 2. Cash bond for future installation 3. Bill of Assurance for future installation Jones said that if the Planning Commission recommended a B111 of Assurance, it would also require the approval of the Board of Directors. Jones said that at the completion of the project, she will require an "As -built" plot plan showing all improvements, utility locations, etc. This must be marked "as -built", signed and dated. She stated that plumbing and gas runs are diagrammed for the domestic structures and that Gray would need to check with the Inspection Department to see whether these diagrams need to go to the State Board of Health. She added that the diagrams would need to be submitted for the pool and clubhouse. Jones said that if the plans did need to go to the State Board of Health prior to the issuance of a permit, copies of the plans are to be brought to the Inspection Department, stamped, and one set of the plans sent on to the State Board of Health. Jones reported that there are some State Energy Codes that need to be complied with and information on these can be obtained from the Inspection Department. Jones said that where the property is adjacent to property having a different zoning classification (in this case to the east and the northeast) Gray must supply proof of notification of all property owners withing 100 feet. She said proof of notification may be in the form of certified letters (return receipt requested) or by furnishing the Planning Office a plan with the property owners signature on it. ll5 Jones stated briefly the six reasons that a Large Scale Development can be denied: 1. If the plan is not submitted in accordance with the requirements of the code. 2. If it would violate a City Ordinance, State or Federal Statute. 3. If there is refusal to dedicate street right-of-way, utility easements, or drainage easements required in the Ordinance. 4. If it creates or compounds a dangerous traffic situation. 5. If City water and sewer are not readily available to the property and no provision is being made to extend them. 6. If the developer refuses to wake required off-site improvements. Discussion followed as to the clarification that is desired on the differences between LSDs and PUDs. Jones said that she is presently operating the same way she has operated in the past but that the City Attorney may reverse his thoughts in an upcoming meeting. She added that there was no way to know what the outcome of the meeting will be and she did not have the authority to change the way she has been administrating without either an amendment to the code or an opinion from the City Attorney to reverse her actions. Jones said she was capsulizing from the Regulations for Development of Property (City Codes). She added the State of Arkansas has adopted state-wide, the 1983 edition of the Standard Building Code. Jones said that the City uses the State Plumbing Code, the National Electrical Code and the Standard Housing Code. Jones said that a business license would not be necessary (as it was in 1980) because that requirement has been deleted from the code. She said if any signs are desired, Gray would need to check with the Sign Inspector, who, at this time is Bert Rakes, but changes are taking place and there may be another sign inspector at the time this service is required. Jones said there should be no obstructions within the front -yard setback that will impede vision between vehicular and/or pedestrian traffic within 25 feet from the right-of-way of Wedington. She said she was concerned that the vehicles entering and exiting the driveway be able to see latterally up and down Wedington Drive. Jones stated that parking spaces need to be 9 X 19 feet and when there are 25 or more spaces, some of these may be compact spaces but must be identified as such. (No more than 20% may be compact spaces). Handicapped spaces are not required unless the units are designed for handicapped people. Jones said no screening was required because the property did not adjoin any R-1 zoned property. She stated that the project was within the allowable density for the location. She added that Connie Edmonston, Parks Department, has said that the Parks Board required cash in lieu of land for this development. This requirement can be waive by the Board of Directors upon recommendation by by the Planning Commission after consultation with the Parks and Recreation Advisory Board. 116, • • • Jones reported a comment from said he felt that the connection said there was no problem with as shown on the current plan. Wally Brt, Sanitation Department. She to James Street was needed. He also the placement of sanitation containers Kevin Smith, architect with Rawls, Welty, Inc. of Dallas, Texas said that he had spoken with Powell with regards to having one entrance and an internal loop design and that Powell had told him it was not his preference. Jones reported that after glancing through the minutes of the 1980 minutes with this developer, she noticed that the original recommendation from the Plat Review Committee was three access points onto Wedington. She said the Highway Department, at the time, would only approve the one access which was closest to the east property line. Jones added that it was at this time that the James Street access was developed. She also said that Larry Wood, Planning Consultant, had recommended more than one access at that 1980 meeting. Jones advised Smith, who had arrived late at today's meeting, that having a extra turn lane from the one access onto Wedington did not eliminate any of the City Representatives' recommendation for additional access. Jones told Gray he must request in writin any desired waivers, such as: cash in lieu of land for parks; sidewalk installation; and a waiver of driveway safety zone. She added that any waiver request needs to be in letter form to present to the Planning Commission. Jones said she thought Monday, June 11, might be soon enough for submittal for the Parks Advisory Board because they sometimes accept last-minute items. She added that the Parks Board has recommended only one waiver of the Park's fee requirement, and that was for a retirement village with recreational facilities proposed. DON BDNN - WATER ENGINEER Bunn clarified that the sewer and lines within the development will be privately owned and maintained. He added that if the mains were 6", the City would accept the system if Gray added manholes and wished to so dedicate it and furnish an easement. He said it was also fine as is. Jones advised that the plans would have to be submitted as such for approval by the City and the State Health Department. Bunn said the plan for the water looks "ok" and that Gray might want to consider one 8" tie instead of two 6" ties on Wedington Drive. He said he prefers one 8" tie up to where the loop is made. Bunn also said that a 15 ft. easement is required for the water main. It was noted by Jones that Don Osburn, Water Meter Superintendent, has requested the location of the meters be brought to grade before the meters are set. 117 • Jones said that there may be a Planning Commission member who will ask for a storm drainage easement. Smith replied that Mike Moore will submit a plan for water retention based on the standards that he has helped to set for Oklahoma City. Jones said that there is currently being more emphasis placed on storm drainage problems. Bunn stated that the meters should be placed behind the sidewalks or retaining walls. He also said he will have a problem with the 4" sewer line behind and under the units next to Wedington Drive (if it were to be a public line - it would be alright as a private line). He added that the line would have to be 6" as a public main. Jones went on to explain that the comments made by the City Repre- sentatives were not necessarily their own attitudes but originate from direction given by the Board of Directors or the Planning Commission, as well as from resolution and codes. She said that there had recently been a department head meeting and that she had pointed out to several City Representatives that they had not as yet commented on Woodland Hills and might wish to do so at this time. Meeting adjourned at 11:45 P.M. IIS