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HomeMy WebLinkAbout1978-04-18 PZC MINUTESCITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION APRIL 18, 1978 I~ CALL TO ORDER. T he regular meeting of the City Planning and Zoning Comm ission was called to order at 7:00 P.M. by Chairman Owens. Members present: Draper, Lathrop, Owens, Smith, Tang u ma Wanush, Ex-officio Members absent: McClintock, Parker, Pierson, Williams Also present: Pssistant Director Romans; Associate Planner House; Planning Assistant Young; and forme r Commission member Wade. Mr. Owens introduced Ms. Wade and Ms. Young, and welcom e d them to the meeting. II. PPPROVAL OF MINUTES. Mr. Owens stated that 1he Minutes of March 21, 1978, were t o be considered for approval. Lathrop moved: Tanguma seconded: The Minutes of March 21, 19~8, be approved as written. AYES: Lathrop, Owens, Smith, Tanguma NAYS: None ABSTAIN: Draper AB S ENT: Williams, McClintock, Parker, Pierson The motion carried. I I I. COMPREHENSIVE PLAN REVIEW. Mr. Owens stated that he understood that most of the review committees have completed their project and are nearing the point of presentation to the Commission. Mr. Smith stated that the Downtown Review Committee has one more meeting scheduled for April 26th. Mr. Lathrop state d that the Transportation Review Committee has a meeting scheduled for the 26th of April also. Mr. Tanguma stated that th e Housing Review Committee will meet April 24th to review the final draft of 1heir proposal. Mr. Owens asked if these Committees had appointed a spok esman f o r the presentation to the Planning Commission? He not e d that this had been determined as the proper way to procee d with the presentations to the Commission. Mr. Owens the n asked Mr. House to present the information on population that the staff has gathered. , -2- Mr. House stated that the City of Englewood was divided into ~ Census Tracts, the number of dwelling units in each Census ~ Tract was counted and multiplied by the population factor used by the Denver Regional Council of Governments. This method of estimating population resulted in a current estimate of 35,266. Mr. Tanguma questioned the population/household factor used in the northwest Englewood area, which is 4.3; he stated that this seemed .high and pointed to the school population of 69 students in the Scenic View grade school. Discussion ensued. Mr. Smith stated that he understood the School Administration staff figure 1/2 child per household as an average for the northwest Englewood area. Mr. Wanush agreed that the population per household factor used by DRCOG does seem excessive in this area. Mr. Wanush noted that the population projections have been over-estimated in the past, and the intent is to now arrive at a reasonable estimate for both the existing and projected population. He stated that the Larwin site could be further developed with possibly another 1,100 units, which could add 2,200 to 2,500 persons; the rest of the population growth will be from "in- fill", or redevelopment and new families moving in. Further discussion ensued. Mr. House noted that there are some children who attend private educational facilities, and are not reflected on the public school enrollment figures. Mrs . Romans noted that some famili es have an "extended family" --in-laws living with them, etc., which could increase the population per household factor. Mr. House stated that DRCOG population estimates were 37,200 in July of 1976, and 33,100 in January of 1977. Mr. House stated he felt the population factor which is now being used by DRCOG is reasonable in projecting the growth of Englewood. Using this factor, the population estimate for 1980 would be 36,000; 40,900 by 1985; 42,900 by 1990, and 45,900 by the year 2000. Methods of projecting population were discussed. Mr. Wanush stated that population projection is an area of great un- predictability. Mr. Wanush pointed out that there has been a considerable decrease in the population per household from 1970 to the present time; if the population per household figures had remained status quo, the population would have increased by 6,000 to 7,000 . Mr . Smith stated that he felt the population growth is cyclical; he felt that younger families will move into Englewood, and that the population will increase again. Mr. Smith stated that he felt Englewood was unique, in that there are third and fourth generation people living here. At such time as the homes occupied by the older individuals become available for resale, he felt that younger families would buy these properties. Further. discussion of the 4.3 population/household factor for Northwest Englewood ensued. .• -3- Mr. Smith reviewed the progress of the Downtown Re view Committ ee, and noted that Mr. Barry Coleman had attended the City Counc il meeting of April 17th to urge City purchase of the Public Ser- vice Company property for a parking lot. The City Council directed the staff to meet with the Public Service Company representatives to consider the appraisal of the pro per ty. Mr . Smith noted that this fits in with the recommenda tion of the Downtown Committee to "get one thing and do it ." They also had recommended that additional parking be obtai ned on the west side of the 3400 block of South Lincoln Stree t toward the south end of the block, and the possible purchase o f t his Public Service site would implement this recommendat io n. Mr. Lathrop noted that he had heard a report by the S chool Administration that indicated that 10% of the school p o p ulation comes from outside the corporate limits, and that 90% o f the school population is from within the corporate limits o f the City. Mr. Lathrop stated that this report was given to t he Concerned Citizens of Englewood. Mr. Smith further discussed progress of the Downtown Review Committee. He noted that the identity of the core bus i n e ss area hasn't changed much, with the exception of possi bl e ex- pansion south of U.S. 285 to Ithaca. Discussion was he ld on ways on encouraging downtown development that would be a es t hetical ly compatible with the surrounding residential development; he noted that the committee was concerned with the deterio r ation of the residential uses which abut the downtown area. Th e com- mittee also considered the matter of access and transpo rt ation into, through and around tte downtown business area. Mr. Smith noted that the City Council did support a resolution of i ntent on the Regional Transportation District transit center on the Bannock/Girard/Acoma /Floyd property. Mr. Smith stat e d tha t :in c oncept, the City Council would encourage RTD to proceed with the transit center. The money is available for thi s project, and he would think that the transit center could be c o mpleted by the middle of next year. Mr. Smith stated that the matter of internal circulation in t he downtown business area has been a matter of discussio n by the committee. It was felt that Girard Avenue might be a good way to tie the downtown business area and Cinderella City to- gether, and possibly a pedestrian thoroughfare could be developed o n the street. Mr. Smith stated that the ret~il area o n Broadway - Acoma has been identified by the committee. Mr. Smith a lso s tated that the committee felt the regional character of C inderella City should be promoted; the committee has no t ed the complaints that Cinderella City is not being maint a i ned to attract shoppers, and is losing business. Mr. Smith stated that "Cinderella City didn't keep up with inflation la st year." Mr. Smith discussed a meeting he had attended with peo ple from C.U. regarding the Boulder Mall. He reported that women like to shop the mall; businessmen on the mall complain abou t the high cost of security, and the design of the mall ca u s es problems with deliveries. Problems related to the am enities -4- on the mall were also reported, such as a fountain that never worked, and restrooms that were not designed to accommodate the handicapped. The businessmen have also complained about the increased mill levy to "pay for the mistakes". Mr. Draper questioned the lack of high-rise development in the downtown area, and asked the reasoning for this? Mr. Wanush pointed out that the land is more expensive, and the fire pro- tection for high-rise buildings is more costly for one thing. Mr. Draper stated that he felt Englewood was the "hub" of the south metro area, but there was no activity such as around Cherry Creek or Writers Manor. Mrs. Wade pointed out that a great deal of the development around Writers Manor was done on "open land" --it was not a · case of "redevelopment". Mr. Lathrop stated that when members of the Review Committees went to the Boulder Mall this last summer, people seemed to be in favor of the mall. Business had increased for those merchants on the mall, and the only concern expressed was the "improvement tax." Mr. Smith pointed out that not all the comments that he heard on the Mall were negative . He was just pointing out that there are some problems, and that he felt Englewood could learn from the problems and mistakes of others. Discussion ensued. Mr. Draper asked i f the Downtown Committee considered high- rise development for the downtown area? Mr . Smith stated that the Committee didn't actually encourage high-rise construction, but they do want to encourage multi-use developments. He pointed out that when high-rise developmemt begins in the downtown area, residents to the east of Broadway will have their view of the mountains eliminated. Mr. Smith commented that the view of those residents east of Broadway is important, and that from his home, he can "see from Pikes Peak to Boulder." Mr. Owens pointed out that he lives in the 3400 block of South Grant, and that he "can see all the way to the Safeway Store at Lincoln and Hampden." Discussion on development in the downtown area ensued. Mr. Wanush noted that the development must fit in with the trends of development in the region. Mr. Wanush pointed out that the downtown area of Englewood does have some good development, and cited the Continental National Bank, the First National Bank, and Cinderella City. He stated that he feels the demam for office space will pick up, and that we should take advantage of the market for the additional office space that will be needed. Mr. Wanush stated that there have been inquiries about office development on the Ambrose /Williams parking lot, and that he has informed these interested parties that the City is looking for larger developments on this site --in the neighbor- hood of 150,000 sq. ft. Mr. Wanush stated that the Downtown Review Committee didn't actually address the matter of height as such; but they did discuss and seemed to be amenable to -5- the "scale" of propos~d development. Further discussion en- sued. Mr. Wanush sta·ted that he felt the development of the Highland Ranch will very definitely have an impact on Englew ood, and could lead to more development and/or redevelopment of the City. He stated that the Review Committee did identify the area between Broadway and Acoma and Cinderella City as an area where there should be significant development and redevelopmmt. Mr. Tanguma stated that he felt the City would experience a lot of redevelopment as soon as better traffic patterns were establish- ed. Mr. Owens stated hat he felt the matter of the Fl ood Plain Ordinance and Flood Control measures on Little Dry Creek may have been a deterrent to some development. He acknowledg ed that there were certain types of business that need to be in downtown Denver, such as oil companies, stock brokers, etc.; he stated that he felt Englewood could develop to provide the support services that these aforementioned businesses need. Mrs. Wade stated that she felt improved public transportation would be an incentive for developers, also. She asked where the Downtown Review Committee felt the Transit Center should be located? Mr. Smith stated that the Committee seeme d to be of the opinion that the eastern and southern portion of the proposed site should be retained for commercial development because of its proximity to downtown. He stated that he un- derstood that RTD didn't really care about the exact location of the Transit Center on the proposed site. Mr. Smith stated that the estimated cost of the proposed Transit Center is $2,000,000. Mr. Owens inquired how much of the proposed site the Transit Center would require? Mr. Wanush stated that he understood approximately 1/3 to 1 /2 of the site would be used for the Transit Center. Mr. Smith stated that he understood that RTD would complete the development in phases. Mr. Wanush stated that one of the recommendations of the Review Committee is that any new development in the downtown area be done by Planned Development approval. Further discussion en- sued. Mrs. Romans outlined a proposed schedule of meetings the staff has worked up to accomplish the review of the Comprehensive Plan. Mrs. Romans pointed out evenings on which a meeting might encompass more than the Comprehensive Plan discussion, such as zoning hearings on May 16th for the s~nta Fe annexation area, and June 20th, which would be the evening of the regular quarterly rezoning hearings. Mrs. Romans also noted that Mr. Lowell Palmquist, Administrator of Swedish Medical Center, has invited the members of the Planning Commission to mee t with the Swedish Medical Center personnel on May 20, 1978, at 7:30 A.M. It was suggested that members of the Commission meet in the main lobby of the Medical Center at 7:30 A.M. A recess of the meeting was called at 8:25 P.M. The meeti ng reconvened at 8:35 with the following membership present: Tanguma, Draper, Lathrop, Owens, Smith. Those members absent were: ·Williams, McClintock, Parker, and Pierson. -6- Mrs. Romans proceeded to give a brief review of the progress of the Housing Redevelopment Review Committee. Mrs. Romans discussed the work of this Committee, and their development of goals to guide the preservation and redevelopment of the residential areas in the City. The need for additional housing for the elderly was one of the goals of this Committee, and the need for modification of the Comprehensive Zoning Ordinance is another determination made by this Committee. The Housing Development Review Committee also favored the implementation of the Special Permit System for specific areas of the City, and felt that the City should be maintained as a full-service City. There should be more emphasis placed on "self-reliance", and the neighborhood concept should be maintained, particularly in reference to schools. Other goals which were discussed by this Committee were better law enforcement in parks, control of speeding in residential areas, enforcement of off-street parking, and the increase of off-street parking requirements. Improved bus service was also a goal of this committee. Mrs. Romans illustrated the proposed land use on a map, and explained the different areas as they were drawn. Mrs. Romans stated that the Commercial Review Committee had reviewed the B-2 areas, and in the area along Broadway north of Eastman Avenue, this committee felt there should be a Mixed Use Dis- trict, introducing a mix of residential occupancy. To the south of Kenyon, it was felt that there has been considerable progress made on "cleaning up", and several older homes have been converted to office buildings, a use which is felt to be acceptable. The strip commercial area along Broadway from Oxford to Radcliff seems to be developing with insurance and real estate offices, while the area from Radcliff to Chenango is developing with auto-oriented businesses --repair shops and similar uses. The Committee did not feel that it was bad to focus on specific types of uses in specific areas such as appears to be developing along Broadway. The committee felt that the Brookridge area south of Belleview was a "node" of commercial usage. There is also a node of commercial develop- ment in the Centennial Acres area on Federal, and the committee sees a Mixed Use District along Evans Avenue. The committee felt that the property owned by the VanderHorsts, which lies between Tejon and Raritan and Evans and Warren, could be a good site for mixed use /planned development. The Hampden commercial corridor seems to be developing with medical support facilities, and in the area south of Hampden Avenue, the committee suggested a mixed use /medical support development. Mr. Wanush pointed out that there is some single-family oovelopment in this particular area, and the committee recommendation seems to be supportive of changing this to a higher type of development. Mrs. Romans pointed out that the Commercial Review Committee has recommended bus service along Hampden, and the Transporta- tation Review Committee has considered this and has suggested the possible elimination of parking along one side of East Hampden Avenue to accommodate the bus service. Mr. Draper pointed out that the businesses along Hampden do need parking -7- because many of them were constructed before they were require d to provide off-stree't .,·ffarking. Mrs. Romans pointed out that the primary purpose of a street is to carry traffic and to provide access to the property and that the street should only be used to provide parking if it can be accommodated in additio n to the previously stated purposes. Mr. Smith asked if there had been any consideration to having the bus stops inset? He commented on the fact that it is very irritating to have a bus blocking an intersection because of the stop not being inset, preventing the cars from moving around the bus. ' Mrs. Romans noted that there were some areas where the Commercial Committee felt there should be provision for expansion of the commercial zoning to provide deeper lots for commercial develo p- ment. It was felt that possibly at some of the major inter- sections along Broadway, this could be instituted. Mrs. Romans stated that the Commercial Review Committee sees the develop- ment along Santa Fe Drive as being more commercially oriented than industrially oriented, and they think that the development should remain commercial as opposed to industrial. Mr. Smith asked if there was any discussion on car lots in the mixed use district proposed for the area north of Eastman Avenue? Mrs. Romans pointed out that auto-oriented businesses are located primarily in the south end of town; however, the committee would not oppose a "node" development for a car lot in that area if there were sufficient land. Mrs. Romans pointed out that the Commercial Committee involvErl themselves with the Industrial Committee's work as well. It is the determination of this joint committee that the industrial zoning is proper for those areas so zoned. This committee also recommended that the property west of the City Ditch north of West Tufts Avenue be zoned for industrial development, being of the opinion that it was not a proper location for new resi- dential use. Mrs. Romans indicated areas that the Housing Committee has identified as those which should be preserved. All of the areas identified as Low-Density Preservation are within those districts which are now zoned R-1-A and R-1-B. There are in- stances, however, such as in the 4700 block between South Delaware Street and South Huron Street, where land should be excluded from the R-1-A Zone District and identified as a redevelopable area. In the areas of older homes, it is recognized that redevelopment in many of the blocks is needed It was felt that the Special Permit System might be used in these areas to encourage redevelopment. A suggestion was also made that the City pay for the demolition of structures which are deteriorated beyond repair and clearing the land, 1o encourage redevelopment . Mr. Smith questioned the effect new construction next to -8- older homes would have. Would this encourage the up-grading of the older homes as opposed to an increase of density? Mrs. Romans pointed out that if the Special Permit System is used, the criteria would have to be set forth in the Ordinance. Mrs. Romans pointed out that if a higher density were the option chosen, there would have to be a hearing before the redevelopment could be accomplished. Mrs. Romans noted that in the areas both west and east of Broadway, there is an inter- mix of older houses. The area east of Broadway and north of Hampden has an intermix of deteriorating houses, which need redevelopment, possibly at a medium density. Northwest Englewood is zoned R-2, Medium Density Residence, and the Committee was of the opinion that this should remain, although there is a need for further development and redevelopment in this area. The Committee felt that the R-3 Zone classification on the Larwin site would remain; and the Committee discussed the possibility of high density residential use in the strip commercial and downtown area. Mrs. Romans noted that the 1969 Comprehensive Plan Land Use Map indicated a great deal of land developing as medium or high density; at that time, the staff and Commission were talking about "in-fill" or redevelopment to a higher density than the single-family, and not rezoning to allow apartment development. Mrs. Romans stated that the concept proposed this year is similar, but a different approach is being taken. Mr. Lathrop asked if there would be very much rezoning needed to realize this concept? Mrs: Romans stated no rezoning would be needed, but there would have to be changes made in the Comprehensive Zoning Ordinance regulations. Mrs. Wade commented that it appeared the Housing Committee had really worked on their project. Mr. Owens stated that he felt it :is most important to have specific guide lines. Discussion ensued. Mrs. Romans discussed the progress of the Transportation Com- mittee. She reported that this Committee has down-graded the classification of most of the streets from the classification given in the 1969 Comprehensive Plan. The Columbine freeway corridor has been eliminated, and the Committee has recommended the improvement of Santa Fe Drive as a major arterial. Mrs. Romans stated that arterial classification is proposed for Lowell Boulevard, Federal Boulevard, Santa Fe Drive, Broadway, Logan, South Clarkson between U.S. 285 and Belleview, South Downing between U.S. 285 and Yale, and University Boulevard. Arterial classification is also proposed for West Evans Avenm , Dartmouth Avenue, U.S. 285, Quincy Avenue, and Belleview Avenue. Collector designation is proposed for Tejon, Bannock and Cherokee (it is also proposed these be a one-way couplet from Yale Avenue to Quincy to assist in removing the traffic con- gestion from Broadway, and to give better access to Cinderella City), Delaware, Huron, Clarkson from U.S. 285 north to Yale, Lafayette was removed as a collector street. East/west collectors -9- designated were Girard Avenue, Floyd Avenue, Yale, Hampden, Oxford, Tufts and Chenango Avenues. The Committee is in agreement with the proposed RTD grid pattern. Mr. Lathrop stated that he felt there would be some minor changes in the Transportation Committees' final report, but that basically, Mrs. Romans had given a full run-down. He pointed out that he questioned changing the one-way pattern on South Bannock Street because of the Continental National Bank drive-in windows. He stated that this Bank was built on the premise 1hat Bannock would be one-way southbound. Dis- cussion ensued. Mrs. Romans stated that there had been considerable discussion about a couplet on Santa Fe Drive, and there will be a minority report to the Commission on this matter. Mr. House discussed the Public Facilities and Storm Drainage Committee's progress . He reported that the Committee endorsed projects in the Capital Improvement Program, as enumerated therein, and discussed three or four other matters on which they have made recommendations: 1. It is felt there is need of a fire station east of Broadway. 2. There is a need to expand Bates /Logan Park. 3. A swimming pool should be constructed in northeast Englewood. 4. In terms of Little Dry Creek improvements, they made some specific recommendations: a. That an educat i onal program be instituted for persons living in flood plain areas. b. That there be an on-going program to clean up and maintain Little Dry Creek. Discussion on the educational program ensued. Mr. Owens stated that he felt there should be a further effort at inform- ing people over and above the brochure published by Council. Mr. Smith questioned if a recommendation on the location of the fire station was made? Mr. House stated that the committee recommended it be somewhere north of U.S. 285 and east of Broadway. Mr. Smith noted that a computer study of the fire station locations had recommended a need to relocate the fire station on Belleview Avenue. Mr. Owens stated that it is a project that the committee felt would be needed in the future; it is not a project that is needed immediately. He pointed out that increased traffic will decrease response time for emergency vehicles, plus there is additional residential de- velopment anticipated on the Larwin Site. Mr. Owens stated that the committee did meet with former Fire Chief Hamilton and discussed this proposal. Mr. House further discussed the educational program for flood plain property owners. -10- Mr. House discussed the recommendations from the committee on the water program, which includes selling raw water for additional ~ revenue, and using this revenue for the improvement of the water system . ·The committee also endorsed the recommendations made by CM2H Consultants. Mr. Owens stated that this committee also felt that money should be set aside on a continuing basis so that it would be available for major repairs on the existing water plant. Mr. Lathrop stated that he felt this would be a very important point. Mr . Smith stated that there are sufficient funds in the bond issue to take care of inflation operating and main- tenance expenses for the next five years. Mr. Smith stated that the policy in the past has been to keep the water rates down, but this did not provide funds for maintenance of the system, which must be done now. Mr . Owens stated that the Public Facilities Committee felt strongly that there should be a reserve fund to pay for maintenance and unexpected break- downs. Discussion ensued . Mr. Lathrop noted that part of the complaints about low pressure stems from the clogging of the lines on private property, between the main lines and the house. Mr. Owens stated that the Public Facilities Com- mittee felt that revenues from the sale of water could go into the redevelopment fund ; it should, in any event, be used for the water program. Mr. Smith discussed remodeling of City Hall to accommodate the Court system ; Municipal Judge Parkinson definitely feels there should be a separate judicial chamber --that court cannot be conducted in the Council Chambers. He stated that City Council directed the staff to get with Architect Rinker to see what can be worked out. Mr. Lathrop questioned that the present City Hall was adequate for the needs of the City government? Mr. Smith pointed out that there is a great deal of space that is unused at this time. Mr. Owens stated that there is need of an elevator for the use of the elderly and handicapped persons needing to see those offices on the second floor . Mr. Smith questioned the Public Facilities recommendation on the expansion of the Bates/Logan Park ; he asked if this recom- mendation pertained to the water reservoir facilities or to the park land itself? Mr. Owens stated that the committee felt the houses along Logan particularly should be purchased as they come on the market ; he pointed out that this is another recommendation that does not have to be accomplished today, but the committee felt the facility would be needed in the future. Mr. Smith pointed out that some of the houses in the Bates/Logan Park area were built within the last 18 to 20 years, and that these houses are quite expensive. He asked if the Public Facilities Committee recommended the purchase of these houses in conjunction with the expansion of the water reservoir, which the City hopes to do within the next two years? Mrs. Wade stated tha t she felt the City could accomp~ish the expansion of the park in phases. • ~. -11- The Parks and Recreation Review Committee progress was reviewed by Planning Assistant Young and Chairman Mae Wade. Mrs. Young stated that the Parks and Recreation Committee discussed park items in the Capital Improvement Program, and also discussed development of waterways through the City, and the addition of more green space in the City. Bicycle trails and pedestrian pathways were also considered by this Committee, and they do recommend that the right-of-way along Little Dry Creek would be a good place for these trails. Mrs. Young pointed out that there are no park or recreation facilities in southeast Englewood, and the Committee felt that some of the green belt - park areas need to be tied together if possible. The Committee also supported encouragement of more landscaping on private properties, and recommend that all new development be required to provide landscaping. The Committee did recommend the ex- pansion of the Bates/Logan Park, but did not recommend any "new" parks. The Committee felt that monies could be better expended on further development of existing park facilities and on the development of the waterways. The Committee strongly advocated maintaining the right-of-way along City Ditch for bicycle and pedestrian trails . Mrs. Wade pointed out that if the City hopes to encourage families with children to move to the City, we do need to provide park and recreation facilities and bicycle ways for the kids. Discussion on the practicality of bicycle trails along the City Ditch right-of-way ensued. Mrs. Wade pointed out that the Committee is very aware that there has been encroachment on the right-of-way, but that there are some areas where the right-of-way is available for development of bicycle trails. Mrs. Wade emphasized that the Committee strongly advises against further encroachment or closure of the right-of-way along the City Ditch. Mr. House pointed out that the City of Denver has declared the City Ditch a Historical Landmark in Washington Park. Mr. Tanguma asked if either the Public Facilities or Parks Review Committees had discussed the need for a community center? Mrs. Young stated that a community center is in the long-range plans. Mr. Owens stated that the Public Facilities Committee had discussed the possible construction of a com- munity center in close proximity to the Malley Recreation Center. Mrs. Wade stated that the Parks Committee did not go into specifics on the community center , they discussed facilities that might be available for use as a community center, suc h as vacated schools, etc. Mr. Owens stated that he felt there should be a fund for land acquisition --monies set aside that would finance the land acquisition when land comes on the market that the City needs for a project. Further discussion ensued. -12- IV. DIRECTOR'S CHOICE Mr o Wanush stated that the 7th Colorado Urban Conference will be April 20 and 21 at the Sheraton Airport Inn o He suggested if members wished to go, they should advise the office. Lathrop moved: Tanguma seconded: The meeting be adjournedo The motion carried. The meeting adjourned at 10:10 P.M o G'~trude G. Welty ~cording Secretary •