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HomeMy WebLinkAboutJANUARY 23, 1962 . ROLL CALL APPROVAL OF MINUTES ZONE VARIANCE 23 W. Foothill . . M I NUT E S PLANNING COMMISSION OF THE CITY OF ARCADIA REGULAR MEETING January 23, 1962. The Planning Commission of the City of Arcadia met in regular session in the Council Chamber of the City Hall, at 8:00 P.M., January 23, 1962, with Chairman Golisch presiding. PRESENT: Commissioners Acker, Ferguson, Forman, Norton, Ruther- ford and Golisch. ABSENT; Commissioner Michler OTHERS PRESENT; Councilman Phillips, City Attorney James Nicklin, Assistant City Engineer Frank Forbes, Planning Director William Phelps, and Planning Secretary L. M. Talley. The minutes of January 9, 1962 were approved as written and mailed. A public hearing was held on the application of the Shepherd of the Hills Evangelical Lutheran Church for a renewal of a zone variancp to allow a church to..be located at 23 W. Foothill Boulevard. The Planning Secretary read the applicant's request for a variance stat- ing that this is a request for a renewal of a zone variance granted under Resolution No. 361 of the Arcadia City Planning Commission,February 23, 1960 and adopted as Resolution No. 3230 of the Arcadia City Council on March 15, 1960. They also request that Number 1 Fire Zone regulations on the commercial property be modified to Number 3 Fire Zone, since this land is to be used for church purposes. The property on which the Rich- field Oil Co. is located is to remain in No. 1 Fire Zone until such time as this property is used for church purposes when it should become a No. 3 Fire Zone. . This property is largely cOmmercial and thereby set aside for purposes other than residential. That lot 77 is not deed restricted for residential purposes. The intended use of this property, although not commercial, will conform more ideally with the surrounding neighborhood than would any commercial development, Church use rather than additional commercial development will lessen fire hazards, less traffic and noise problems and general disturbances typical of many commercial establishments. This use will not involve health hazards common to certain commercial enterprises. The intended use of the property will contribute to the dignity, appearance and wholesome atmosphere of the neighborhood,. There isa prec.dence in .- Arcadia in the granting of this variance on Fetruary 23, 1960, to the Shepherd of the Hills Lutheran Church. The commercial portion of the property could be used for church purposes without a variance; so the request is made for the Same property-right on the adjoining lot 77 which is a part of the site. This location is ideally suited for church develop- ment. It will harmonize with the residential area more than commercial enterprises. In the general plan of the intersection all four corners are now zoned commercial. A variance for the church on the northwest corner will provide a better balance. There is R-O property adjoining commercial property. If the variance is granted the general plan will be improved. January 23, 1962 Page One ~ . . . Lot 78 will become a buffer between ,the church property and the land owned by others which is R-O. This will eliminate a problem which has existed in this area because of the uncertainty of the development on the adjacent co~ercial land. The Planning Secretary presented the Staff report in substance as follows: This is the application of the Shepherd of the Hills Evangelical Lutheran Church for a renewal of a zone variance to allow the erection of a church and for automobile parking' on property at the northwest corner of Foothill Boulevard and Santa Anita Avenue. The original application was filed January 26, 1960. It was recommended for approval by the Co~ission by Resolution No. 361 adopted February 23, 1960, and was approved by the City Council by Resolution No. 3230 adopted March 15, 1960. Because of conditions beyond the control of the applicant, the variance was not used and has expired. The site has a frontage of 349.79 feet on Foothill Boulevard and 250 feet on Santa Anita Avenue. A square 250 feet on the corner is Zoned C-2, with a service station now on the immediate corner. Lot 77 with a frontage of 99.79 feet on Foothill Boulevard is' Zoned R-O, but is not subject to the established tract restrictions. The church is also acquiring lot 78 which is zoned R-O, and has tract reStrictions. On this lot they plan to build a dwelling, complying with tract restrictions, as a residence for the minister and to act as a buffer between the church and residential property to the west. The applicant has indicated to the staff that it is their intention to build a church building no~ on the westerly portion of the property, with the service station to remain until the expiration of their lease, which is ,about 11 years. At that time the station would be removed and the main church building erected. The plot plan indicates that the first construction will provide seating for 136 persons. Code requirements for parking would be 17 spaces. 34 spaces will be provided. When the main building is constructed there will be seating for 318 persons. Code requirements for parking would be 40 spaces, with 67 indicated. The plot plan shows the parking lot to be separated from the residential property to the north by a six foot masonry wall with a planting area adjacent to the wall. This area is 5 feet wide along the north side of the present commercially zoned property and 10 feet wide along the north side of lot 77. The staff feels that this site is a good location for a church and such a use would' be in keeping with the general recommendations made in the North Arcadia Study previously submitted to the Commission. The application is recommended for approval subject to the following conditions: 1. The entire development shall conform substantially with the plot plan and ultimate site plan submitted. 2. The parking lot shall be paved and separated from adjacent residential property held under separate ownership by a 6 foot masonry wall and a landscaped area in substantial compliance with the plot plan submitted. January 23, 1962 Page Two . . Drainage of the property, including the parking lot, shall be to the satisfaction of the Director of Public Works. Any lighting of the parking lot and grounds shall be directed away from adjacent residential property. 3. That a variance from the provisions of Fire Zone No. 1 be granted so that the construction of the church building may correspond with other churches outside, of No. 1 Fire Zone. 4. That a variance from the setback requirements be granted affecting lot 77, Tract No. 11074, to allow the building at 25 feet from Foothill Boulevard instead of the required 50 feet. 5. That the final plot plan, landscaping plans and building plans shall be submitted to and first be approved by the Planning Commission before issuance of a building permit. Plsns and elevations were presented for phase 1 and phase 2. This is essentially the same as previously submitted and approved by the Planning Commission and City Council. No communications had been received. The Chairman announced that this was the time and place for hearing on the application for a variance at 23 W. Foothill Boulevard for a church, and requested those in favor to come forward. Mr. Henry R. Nelson, President of the Shepherd of the Hill Lutheran Church at 9241 Ralph Street, Rosemead, stated Dr. Dramk and Dr. Kelly were acquainted with the layout and would be able to answer any questions. Dr. Kramb, 2053 Elkins Place, Arcadia, was asked about the paving of the parking strip along the driveway off Santa Anita Ave. He stated that due to the traffic flow on Foothill Boulevard and Santa Anita Ave, the two driveways had been provided on each street, allowing for the free flow of traffic from the parking lot which would be located to the rear of the buildings. The wall and driveways would be completed with the first phase of the work. Whether or not the portion now provided for additional parking on the two sides of the driveway on Ssnta Anita Ave. would be paved was not determined at this time, but the area would be planted and landscaped to enhance the area. They were operating on a strict budget so that the probability of paving would be in the future. He stated that they were governed by a Board of Architects composed of a number of outstanding architects throughout the United, States. These architects have taken into consideration the growth of the church and have provided for such'in the original plans, so that the ultimate use of the land would not be in a make-shift pattern. The final plot plan may be as far as ten years away, but determination is now made as to the final accomp~ishment . The matter of pickup and delivery of children to Sunday School was discussed. Dr. Kramb stated that the modern manner of handling this is to have the main entrance directed toward the parking lot so that no children are let out at the curb. Cars would drive in the entrance, unUoad their passengers, and leave through the other driveway'. This has proven to be a factor of safety especially with the younger children. Sidewalks were also discussed. Dr. Kramb stated that modern church architecture does not provide for emptying out of the main body of the church on to the street. This would be provided in the center of the campus which would be in the parking area. They felt that their plans would provide for sidewalks all of the way from the Richfield Station over to the western limits of Lot 77. January 23, 1962 Page Three . . The first phase of the building, if the variance were granted, probably would be sometime in April or May, depending on completion of working drawings. Mr. Roger Kelly, 551 Ramona, Sierra Madre, stated that the architect had been instructed to proceed with the drawings, and May 1 would be a target date, with completion within five to six months. They hope to be in the building by Christmas. Mr. Talley stated no petition had been circulated with this request and there had been no approvals nor protests to the notices mailed out to each property owner. Mr. Frank Halderman, 1671 Fisk Ave. Pasadena,owner of lot 80, requested information as to the memberB~p. Mr. Ray Hansen, Pastor of the Church, presented a report made at the end of 1961 showing 252 baptized members, of that 106 were confirmed members of the church. According to the pattern within the past year they show an increase from 202 to 252. They have contemplated a growth in the future so that they are providing for a membership of 600. Pastor Hansen stated that originally they had requested a variance for a church on another parcel of land on the south side of Foothill Boulevard and at that time they l,were advised to seek property near commercial zoning. . They had ascertained that this corner had not been sold, but leased to the Richfield Oil Co., and it was a very desirable site. The plans call for the eventual elimination of the service station" which they do own and control the lease. They could not do anything about it until its expiration date. They have a definite commitment for an additional eleven years. The main body of the church would be on this leased property. If through negotiations termination of the lease couid be arranged, this could be considered. The following persons spoke in opposition to the variance: Philip Smith, 28 W. Sycamore, owner o~ Lot 73. Frank R. Halderman, 1671 Fisk Ave. Pasadena, Calif. owner of Lot 80. Both were residents in the area, and were concerned about the depreciation of the value of property were the church to be constructed. Mr. Smith was concerned with any requirements imposed by the Commission if the variance were granted. He was mainly interested that they be no less restrictive than the previous variance. Mr. Halterman was proposing to construct a $65,000.00 residence, and stated that the development of the lot proposed for a Pastor's residence was in violation of the deed restrictions. He presented a copy of the restrictions showIng that the lots were restricted to single-family homes; that suc:. a residence was not in his opinion a Single-family dwelling as dozens of people visited the home and he felt it could be considered I~any homes". With 600 people in ~he parish, it would mean 125 automobiles and there would be parking on the streets. He questioned whether or not he would build if the church is allowed to be constructed on this property. He was not opposed to the church per se but only so near the type property in that particular area. The restrictions presented affects lots 78 and,,80. Lots 76 and 77 are outside of the restricted area. The Chairman stated that the hearing was confined to lot 77 and that any consideration of lot 78 would be a matter to be considered between the two property owners. The City Attorney stated that the City did not enforce private deed restrictions per se, but that the zoning ordinance provides for a single- family dwelling in an R-O zone. This is restricted to use and not to January 23, 1962 Page Four . . as to ownership. The plans are that the lot will be used to construct a residence for the Pastor and his family, but if the lot is used for other than that it would be a violation of the zoning ordinance. Provision is made for enforcement of the Code. Chairman Golisch stated there was one question and that was relative to sidewalks. Mr. Forbes stated that the Department of Public Works would like to have sidewalks along both sides of the church. The area of the Richfield Station have them at present but they should be continued to the west line of the property. Dr. Kruobstated that they would be willing to construct sidewalks satis- factory to the City. HEARING CLOSED Moved by Cotmnissioner Ferguson, seconded by Cotmnissioner Forman; and unanimously carried that the public hearing be closed. Cotmnissioner Acker inquired as to the request for the change of the setback. It was pointed out that the corner is C-2 and the R-O has a 50 foot setback so that the 25 feet on Lot 77 would blend the setback lines. The question of the construction of the masonry wall and landscaping should be concurrent with the building. COtmnissioner Norton was concerned with, the lapse of time between phase 1 and phase 2. There is a potential 11 years before the sanctuary could be constructed. The City would be faced with the problem of a partially completed project. It seemed a very lengthy period of time to extend a variance. At this point Commissioner Michler entered the meeting - 8:45 P.M. The City Attorney stated in connection with the discussion on the bres'kihg of the lease with the Richfield 0 1 Co. that this could only be done with the consent of the Lessee with the Lessor paying the asking price for the breaking of the lease. Mr. Golisch stated he was certain t~e Oil Co. would be very reluctant to give up a corner location such as Santa Anita Ave, and Foothill Boulevard. Mr. Roger Kelly again addressed the Cotmnission stating that the plot plans show several different buildings and with the initial building it is hoped that construction will be continued as the space is acquired. He had spoken to the Manager of the real estate department of the Richfield Oil Co. and the lease is complicated inasmuch as it has been a:,,<hleased by the Oil Co. They would not be dealing with Richfield Oil Co. but with an individual owner. They would hope that within five years conditions would be such that they could complete the building. Commissioner Michler stated he had been absent from a portion of the hearing because of a prior meeting, but he felt that with the hearing previously held and with the Staff report and from the study made of the area, this ha use that would be beneficial to that area. The church, in his opinion, would present a definite buffer from any further develop. ment in this area. He was in favor of the extension. Cotmnissioner Ferguson felt that the time period was not too much of a problem. They will no doubt operate as any other church, start on one section and as they grow could be building on the property for years to come. The unit now proposed may suffice for eleven years. The Planning Director stated that the conditions under the present variance Were generally the same as that granted previously. January 23, 1962 Page Five MOTION TRACT NO. 24140 . . The Chairman stated that Arcadia is a city that is well-known for its residences and to complete the complex of such a city, ~hurches, schools, etc. are necessary. It is always a problem of where to place them. It has seemed that real problems arise when a church is proposed within a residential area. In this instance a church is being developed along a main thorofare of the city and is more compatible to that particular area. The eleven year period is somewhat long but most of the churches have an extended building period. The initial building would enhance the area. The planting area and the walls should protect the residential properties and should be constructed concurrently with the building. Commissioner Acker felt the parking should be considered so that when the entire parcel is developed no shortage of parking would be encountered. It was determined that the parking spaces had been considered and that if the ordinance is changed by the time phase 2 is constructed, parking would have to comply to the number requi-red at the time the permit is taken. Moved by Commissioner Forman, seconded by Commissioner Ferguson, and unanimously carried that the application for a zone variance by the Shepherd of the Hills Evangelical Lutheran Church be recommended to the City Council for approval with the recommendations contained in the Staff report and the addition of the construction of the sidewalks along Foothill Boulevard and Santa Anita Avenue. The Planning Commission considered tentative map of Tract No. 24140, located on Sharon Road, between Holly Avenue and El Monte Avenue, containing 36 lots. A tract map was presented and the Staff report read by the Planning Secretary, as follows: '~his tract is located on Sharon Road between El Monte Avenue and Holly Avenue and contains 36 lots. The original tentative map was approved September 20, 1960, and contained 42 lots. All lots had a uniform depth of 150 feet except four near El Monte Ave. The subdivider has not been able to acquire one parcel at El Monte Avenue and four near Holly Avenue. The revised plan also has some irregular rear ,lines which were not anticipated in the original approval. All of the lots, with the exception of lots 10 and 29, are above the minimum depth and area requirements. All of them comply with minimum requirements. The City holds an irrevocable offer of dedication and improvement, File No. 0-1039, dated December 1, 1959, signed by Vinita E. Howard and Duncan G. Howard, covering that portion of the street lying west of the west line of lot 20, upon acquisition by the City of the balance of the property required for a public street adjacent to said land. The subdivider should make every effort to obtain land to provide a full width street to Holly Avenue. The tract is recommended for approval, subject to the following conditions: 1. Provide all necessary rear line utility easements. 2. Remove all ,buildings within the tract and all trees from the street right of way. 3. ,Install all street improvements required by the subdivision ordinance according to plans and to grades approved by the City Engineer. January 23, 1962 Page Six . . 4. Pay the following fees and deposits: 15 Steel street light posts @ $135.00 $2025.00 76 Street trees @ 8.50 646.00 3 Street na~e signs @ 35.00 105.00 36 Lots recreation fee @ 25.00 900.00 Total $ 3676.00 5. Establish an approved subdivision trust adjacent to the property west of lot 21 and east of lot 36, or deed the one foot strips to the City in fee. Alfred Allen, subdivider, 1045 W. Huntington Drive, stated Some of the difficulties he had encountered included the fact that people would not sell the rear of their lots. One property owner had a barn and horses, and others refused to sell any more land than was shown on the map. To let a few properties block the development of the balance of the area did not seem equitable. Plans had been made and utilities contacted so that there ~ould be no problem with their construction. At this time it is impossible to get a full street through to Holly Ave. Considerable discussion followed as to the lot lines and the amount of street necessary if the tentative map is approved. The Assistant City Engineer stated that if the half street is approved, the Department of Public Works would require a paved area that would permit the traffic to have two lanes. A subdivision trust could be set up and it would give an opportunity to better proceed with the ultimate development. The original tentative map showed the street extending through to Holly Ave. This was a plan submitted only to show what could be accomplished in this area. No negotiations had been made with any property owners for the purchase of land. Each of the property owners involved has been con- tacted and the property is available. The Edison Co. has been contacted and satisfactory arrangements have been made where there will be no problem of wires overhanging the property. Some of the lots that could come in at a later time should be subject to a subdivision trust. The type of houses to be erected would be in the $40,000 to $50,000 price range. If the map were approved and a trust set up it would assist materially with the compltion of the development of the area. The subdivider 'was con- gratulated on the plan inasmuch as there are so many property owners, but some of the commission felt it would be better were the rear lines straightened. Mr. James Noon,202 W. Norman Ave., stated that his lot was developed so that the rear portion could not satisfactorily be split. He had a large house with recreation facilities and a pool so that the improvements of a street would not benefit his property without removing some of the present structures which he did not wish to do. By the time the tract is worked out for a further approval, all costs will be determined so that the Commission will be fully informed as to the amount of the trust to be set up. MOTION Moved by Commissioner Forman, seconded by Commissioner Ferguson, and carried, that Revised Tentative Tract No. 24140, located on Sharon Road, between Holly Avenue and El Monte Avenue, containing 36 lots, be recommended for approval, subject to the recommendations of the staff , ' and also subject to the conditions as imposed by the City Engineer for the half street, which will be approximately 24 feet, so that cars may pass as . -=. , partially covered in Item 3 of the report, and that the trust as indicated should be drawn up and submitted to. the Commission. January 23, 1962 Page Seven HARDING I S GARDENLAND VARIANCE MOTION HIGHWAY PLAN . . Roll call vote showedcthe ,_following: AYES: NOES: Commissioners Acker, Ferguson, Forman, Michler and Norton, Commissioners Rutherford and Golisch. A communication had been received from Harding's Gardenland, regarding the fence along the alley north of Live Oak Avenue, west of Second Avenue. This request was for a m9dification or clarification on the recent variance and that he had spent over $1000.00 cleaning up the area and beautifying it. A chain link fence has been installed and rows of plant material placed along the inside of the fence to "screen the stored material from view". He believed this to be a "similar type" of fence and more pleasing in appearance than grape stake, etc. Different interpretations had been placed on the resolution and the Department of Public Works had requested plastic tape to be installed which would add an additional cost of approx- imately $400.00 to $500.00. Photographs were presented of the area. Discussion followed. While the general conditions were interpreted as a solid fence, it was felt further investigation should be made. From observations it was 1007. improved over the original condition. The problem is that the terms of the variance were not complied with. Moved by Commissioner Acker, seconded by Commissioner Rutherford and unanimously carried, that the matter be referred to the Zoning Committee to determine what further action should be taken to work out a satisfactory solution. The City Attorney stated that this has the usual procedure for a non-com- pliance with a zone variance. A citation is not immediately issued but some means is provided between the City and the applicant to obtain con- formance before any legal action is taken, if there is a willingness to conform or an application for clarification of intent is filed. If the final decision for the variance is that stricter compliance is necessary and a solid block wall, or grape stake fence, or similar type, this will either be done or the variance cancelled and the use of the property for the specific purpose would be restricted. The policy of the city has been to seek compliance rather than prosecution for violations. Here the applicant is asking for approval of what he has already con- structed, the Engineering Department has indicated they would approve plastic taype, which indicates they would not insist on a concrete wall or grape stake fence. A communication was read from the Los Angeles Regional Planning Commission advising of Amendment No. 415 to the Regional Planning Commission Master Plan of Highways. This amendment proposed to change Huntington Drive from a major and secondary highway to a parkway designation from Eastern Ave, easterly to Holly Avenue. In addition it is proposed to remove El Monte Ave. from Duarte Road northerly to Huntington Boul,evard from the plan. A public hearing will be held in the near future. The changes are technical. The former wording "major and secondary" no lonW fit, and the proposal is to change the wording to "parkway". The Ass~stant City Engineer explained in detail the variables and the widths as to Huntington Drive. El Monte Ave. has been vacated, but a new street has been constructed next to the High School. . It was suggested that this new street should be included in the Master Plan. January 23, 1962 Page Eight MOTION LIVESTOCK MOTION RESOLUTION NO. 439. . . Moved by Commissioner Norton,seconded by Commissioner Michler, and unanimously carried that Amendment No. 415 to Regional Planning Commission Master Plan of Highways recommending the acceptance of the changes as proposed. The report of the Health and Sanitation Commission regarding the proposed prohibition of the keeping of livestock was considered. Copies had been presented for the Commission, which stated that at their meeting of January 4, 1962, the proposed Ordinance No. 1162 was reviewed in detail and it was the unanimous feeling of the Health and Sanitation Commission that existing city ordinances precludes the development of a health and sanitation problem involving the stock referred in Section 4137.6 of the Arcadia Municipal Code. It is their recommendation that this Ordinance and the proposed zone change by the Planning Commission should not be impll!1llented. Several communications were received objecting to any change, as follows: Mrs. Dorothy L. Alford, 2506 EI Monte Ave. Mrs. Dougald McDonald, 183 West Wistaria Ave. Mrs. Virginia Humphrey, 2506 EI Monte Ave. Chairman Golisch stated that in this particular problem, protests had come before the City Council and the ordinance was drafted. The action of the Health and Sanitation Commission had been requested by the Council. While this does not particularly affect zoning, only insofar as uses permissible in residential zones are concerned. DiSCUSSion followed. Commissioner Norton was much opposed to any restrictive measure as to projects that would prevent the youth of Arcadia from parti- cipating in such clubs as the 4-H, etc. While some restrictive measures could be taken as to birds and parakeets, etc. such an ordinance could correct any inequities existing. The City Attorney stated that some action should be taken so that Council would have some communication. The matter would be tabled, or left status quo pending the adoption of an ordinance in the City Council which would affect zoning. At that time the Planning CommiSSion could institute proceedings to amend the code as to the various requirements in the resi- dential zones pertaining to animals, birds, etc. Moved by Commissioner Ferguson, seconded by Commissioner Forman and unan- imously carried that the 'communication from the Health and Sanitation Commission pertaining to Ordinance No. 1161 as tentatively proposed be accepted and filed. That the matter remain status quo until such time as an ordinance is adopted by the City Council necessitating the revision of the zoning in the residential areas pertaining to birds, parakeets, livestock, etc. The City Attorney requested permission to present his matters at this time. Thereupon he presented Resolution No. 439, entitled: "A RESOLUTION OF THE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE DENIAL OF A ZONE VARIANCE TO ALLOW THE USE OF THE PROPERTY AT 930 AND 950 WEST FOOTHILL BOULEVARD IN SAID CITY FOR THE RESEARCH, DEVELOPMENT, ENGINEERING FABRICATION, ASSEMBLY AND SERVICING OF ELECTRONIC AND ELECTRO- MECHANICAL MATERIALS, PRODUCTS AND SYSTEMS." January 23, 1962 Page Nine . MOTION MOTION RESOLUTION NO. 440 MOTION MOTION REPORTS MOTION ( Parking) MOTION (Foothill Area) . . Moved by Commissioner Acker, seconded by Commissioner Forman, and unanimously carried that the reading of the fu~l body of the resolution be waived. Moved by Commissioner Norton, seconded by Commissioner Ferguson that Resolution No. 439 be adopted. Said motion was carried on the following roll call vote: AYES: Acker, Ferguson, Forman, Michler, Norton, Rutherford and Golisch. ' NOES: None ABSENT: None The City Attorney presented Resolution No. 440, titled: "A RESOLUTION OF TIlE CITY PLANNING COMMISSION OF THE CITY OF ARCADIA, CALIFORNIA, RECOMMENDING THE GRANTING OF A ZONE VARIANCE UPON CERTAIN SPECIFIED CONDITIONS FOR THE ERECTION OF A CHURCH AND FOR AUTOMOBILE PARKING AT THE NORTHWEST CORNER OF FOOTHILL BOULEVARD AND SANTA ANITA AVENUE IN SAID CITY." Moved by Commissioner Michler, seconded by Commissioner Norton, and unanimously carried that the reading of the full body of the resolution be waived. Moved by Commissioner Norton, seconded by Commissioner Forman, that Resolution No. 440 be adopted. Said motion was carried on the following roll call vote: AYES: Commissioners Acker, Ferguson, Forman, Michler, Norton, Rutherford and Gollsch. NOES: None ABSENT: None The Planning Director advised that studies were under way on the Land Use Report; that some consideration should be given to the study for requiring two spaces for each unit in the R-3 zone in connection with the all-night parking. If the, ,Commission desired to institute such proceedings, some indication should be made as to how many spaces they desired to incorporate in the various residential and commercial zones. Moved by Commissioner Forman, seconded by ~ommissioner Norton, and unanimously carried that the Commission institute proceedings to study parking as related to all zoning within the City. This matter should be studied by the Zoning Committee with a recommendation to the Commission. Moved by Commissioner Norton, seconded by Commissioner Forman, and unanimously carried that the Planning Director be instructed to study the Foothill Boulevard area, in the area adjoining the, freeway with the purpose of presenting a design study as to the land use of the property. January 23, 1962 Page Ten