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HomeMy WebLinkAbout1979-02-06 PZC MINUTES• CITY OF ENGLEWOOD PLANNING AND ZONING COMMISSION February 6, 1979 I • CALL TO ORDER. The regular meeting of the City Planning' and Zoning Commission was called to order at 7:00 P. M. by Chairman Draper. Members present: Draper, Lathrop, Pierson, Smith, Tanguma, Williams, Becker, Bilo, Carson Wanush, Ex-officio Members absent: None Also present: Assistant Director Dorothy Romans Associate Planner Alice Fessenden Mr. Draper welcomed Mr. Carson to the Commission. II. RE-ORGANIZATION OF COMMISSION. Mr. Draper stated that the Commission must elect a new Chairman and Vice-Chairman, and declared the floor open for nominations for Chairman. Mrs. Pierson asked Mr. Draper if he would accept another term as Chairman? Mr. Draper stated that he would rather not at this time. Mrs. Pierson nominated Mr. Eddie Tanguma as Chairman. Mr. Carson nominated Martin Lathrop as Chairman. Pierson moved: Bilo seconded: The nominations be closed. AYES: Bilo, Carson, Draper, Lathrop, Pierson, Smith, Tanguma, Williams, Becker NAYS: None The motion carried. Mr. Tanguma was elected Chairman by written ballot, and assumed the Chair. He stated that he would like to thank members of the Commission who voted for him, and pledged to serve the Com- mission to the best of his ability. Mr. Tanguma called for nominations for Vice-Chairman. Mr. Smith nominated Mr. Lathrop for Vice-Chairman. Mr. Williams nominated Mr. Draper for Vice-Chairman. -2- Mrs. Becker nominated Mrs. Pierson for Vice-Chairman. Mrs. Pierson stated that she would have to decline the nomination for Vice-Chairman. Smith moved: Bilo seconded: The nominations for Vice-Chairman be closed. AYES: Becker, Bilo, Carson, Draper, Lathrop, Pierson, Smith, Tanguma, Williams NAYS: None The motion carried. Mr. Lathrop was elected Vice-Chairman by written ballot. III. APPROVAL OF MINUTES. Chairman Tanguma stated that Minutes of January 3, 1979, were to be considered for approval . Lathrop moved: Bilo seconded: The Minutes of January 3, 1979, be approved as written. AYES: Lathrop, Draper, Pierson, Smith, Tanguma, Williams, Becker, Bilo NAYS: None ABSTAIN: Carson The motion carried. IV. HAMPDEN HILLS BAPTIST CHURCH Lot 1, Block 2, Hampden Hills Baptist Church Subdivision. CASE #3-79 Mr. Tanguma stated that Mr. Linton from the firm of Banta, Eason, Hoyt & Malone, had indicated that he might be unable to be present if this case were to be considered early on the agenda. Mr. Tanguma suggested that perhaps the agenda could be taken out of order to allow Mr. Linton time to return to the meeting. Pierson moved: Carson seconded: That Item No. VI be moved forward on the age~da for consideration at this time. AYES: Williams, Becker, Bilo, Carson, Draper, Lathrop, Pierson, Smith, Tanguma NAYS: None The motion carried. • • VI. HANDICAPPED ACCESSIBILITY CASE #4-79 Mrs. Romans stated that Associate Planner Alice Fessenden would give the report on this matter. -3- Miss Fessenden stated that the study was undertaken in response to a request from the Planning Commission during the summer of 1978. She stated that the staff first tried to define the need for a ramp system at intersections, and in this report the emphasis is aimed toward "wheelers" in particular --persons who are confined to wheelchairs. Craig Rehabilitation Hospital was contacted to determine how many handicapped individuals they serve, and the staff was given the figure of 750 per year. Officials at Craig Rehabilitation Hospital could not give routes used by the handicapped, however, but did indicate that the real problems did not necessarily occur on the "route", but at the point of destination --buildings that are not accessible to the handicapped because of no ramps, doorways that are too narrow to accommodate wheelchairs, no elevators to reach upper floors, etc. Officials at Craig Rehabilitation Hospital did point out that many wheelchair patients are capable of driving a special.ly equipped vehicle, which means they do not necessarily experience the frustration of getting over curbs at the intersections. The inability to conduct normal business is the frustration. Miss Fessenden stated that Arapahoe County is doing a study on accessibility of buildings identifying structures that are not accessible to the handicapped, and that this study should be completed by mid-summer, 1979. Miss Fessenden stated that all curbs must be ramped wherever curbing is replaced, and all new construction must be made available for the handicapped access. She pointed out that an application for $59,570 in Urban Systems Funds has been submitted to DRCOG for funds to construct ramps along Girard Avenue. Miss Fessenden stressed that the staff feels it is important at this point to define the problems of the handicapped more clearly; the staff hopes to conduct a survey of handicapped to more nearly define these problems. She stated that this survey might be done through the Englewood Citizen , and that handicapped resource people might be used to develop the questions to be asked on the survey. If, indeed, building accessibility proves to be more of a problem to the handicapped than the route barriers --curbing, etc. -- methods to solve these problems should be investigated. In- centives to businessmen to encourage them to provide access for the handicapped individual might be investigated, and the community service clubs might be of help on this matter • -4- Mr. Williams asked if the application for the Urban Systems money had been approved, or just submitted? Miss Fessenden stated that the application has been submitted; there has been no determination on approval or denial. Mr. Wanush stated that the original question of the Commission centered around the "route" that handicapped individuals were using, but at this point it is not determined that there is a particular "route". Mr. Wanush stated that he agreed all new construction should be required to provide accessibility for handicapped, but questioned how to correct this deficiency in existing structures. Mr. Tanguma noted that there are estimates up to $7,000 to ramp curbs; he asked if this was just to cut and replace the curb with a ramp? Mr. Wanush pointed out that the more ex- pensive intersections have existing drainage problems which need to be corrected in addition to the ramping work that would have to be taken care of. Mrs. Pierson stated that she felt we should get a firm idea on the number of people who need this service; while perhaps 10% of the population may be handicapped, there may be a smaller portion of those handicapped who are actually confined to wheelchairs. Miss Fessenden stated that this could be one of the matters more clearly defined by the survey the staff hopes to do. Mrs. Romans pointed out that the people the staff hopes to reach are people who may not be connected with the Craig Re- habilitation Hospital, but who may be living independently. She pointed out that she felt some of the impetus for this study initially came from a member of one of the Comprehensive Plan Review Committees, who was concerned about the number of people she saw around the Craig Rehabilitation Hospital trying to maneuver their wheelchairs up and down curbs. Upon investigation by the staff, a great deal of this may be part of a training program devised by the hospital for these individuals. Mr. Smith asked what would be done with single-family residences to make them accessible to handicapped? Miss Fessenden stated that if a handicapped person were to purchase a single-family home, there would have to be ramps installed, and the width of doors would have to be increased to accommodate the wheelchairs, etc. Miss Fessenden stated that Chief Building Inspector Pittman stated that this would be required in "all" new construction. Mr. Draper stated tha~ in considering this program, he felt the ramping should be limited to corners with traffic signals if possible, in an effort to keep the wheelers away from con- gested intersections that are unprotected by signalization. He questioned how the Federal law requiring ramping would • apply to Englewood? Miss Fessenden stated that if Federal funds are used, the replaced curb must be ramped. Mr. Wanush .· • -5- stated that Mr. Waggoner, Director of Public Works, has in- dicated that ramps would be required by State Law when curbing at any intersection is replaced. Mrs. Pierson asked what action the Commission is being aske d to take? Miss Fessenden stated that the staff would like to know if the Commission wants the staff to proceed with a survey to determine the problems of the handicapped more clearly. Mrs. Pierson stated that she was concerned this could be put ahead of the work on the Comprehensive Plan, which she felt is of great priority. Mrs. Romans reiterated that she felt one of the main issues is that the officials of Craig Rehabilitation Hospital have indicated that the major problems are not at intersections, but access to buildings. Developers of new buildings should be encouraged to design their structures to provide accessibility for the handicapped. The staff would like permission to take the survey through the Citizen to determine the extent of the problem. Discussion ensued. Mrs . Pierson stated that she would like to direct the staff to conduct this survey if it would not inter- fere with the progress of the Comprehensive Plan. Mr. Williams stated that he felt the handicapped were "forgotten people", and that he felt the survey would be an important source of information. He felt the staff should do this survey even if it did take time away from the Comprehensive Plan. Bilo moved: Carson .seconded: The staff be asked to conduct a more compre- hensive survey of the needs of the handicapped in Englewood through an article or articles in the Englewood Citizen. AYES: Tanguma, Williams, Becker, Bilo, Carson, Draper, Lathro p, Pierson, Smith NAYS: None The motion carried. IV. HAMPDEN HILLS BAPTIST CHURCH Lot 1, Block 2, Hampden Hills Baptist Church Subdivision CASE #3-79 Mr. Tanguma announced that Mr. Linton has returned, and that the Commission would now consider the request for a Subdivision Waiver filed by the Hampden Hills Baptist Church. Mrs. Romans stated that the request is to waive the requirement of filing a Subdivision Plat on Lot 1, Block 2, Hampden Hills Baptist Church Subdivision. The Church membership has deter- mined that this particular Lot is too large for church purposes and it is their intent to divide the Lot into two parcels: -6- Parcel "A" and Parcel "B". The Subdivision Regulations require that a Lot in excess of one acre in area must be resubdivided prior to further division. Lot 1 in Block 2 of this particular Subdivision is approximately 3.89 acres in area; thus requiring the filing of a Subdivision Plat, or the issuance of a Waiver to this requirement by the Planning Commission. The Church pro- poses to retain ownership of Parcel "A" for use for church pur- poses, and to sell Parcel "B". The prospective purchaser of Parcel "B" also proposes to purchase the "Brown House" presently situated on Parcel "A", and relocate it to Parcel "B" for use as a single-family residence. Mrs. Romans noted that this site is zoned R-1-A, Single-family Residence, and the surrounding area in Englewood is also zoned R-1-A. The property in Denver is zoned for single-family use also. Mrs. Romans stated that if the Planning Commission determines there is no need for the filing of a Subdivision Plat, they are being asked to approve the Waiver to that requirement to allow the division of Lot 1, Block 2, as indicated on the dis- play before the Commission. Conditions may be imposed on the approval of the Waiver, which would be by Resolution and re- corded with the Arapahoe County Clerk and Recorder. The staff recommends approval of the request for a Subdivision Waiver, but does suggest that an 8 foot easement on the west side of Block 2 should be shown on the recorded plan. Mrs. Romans reviewed the other conditions which are suggested by the staff to be imposed on the granting of the Waiver. Mrs. Romans stated that the subject property was annexed to the City in 1946. The Church subdivided their property in 1965, developing five residential building sites to the west and retaining Lot 1, Block 2 for Church purposes. In 1966, an old residence and shed on Lot 1, Block 2, were removed. Mrs. Romans stated that this matter has been referred to City Departments, and that no objections have been given to the proposed Subdivision Waiver, although certain conditions to the Waiver have been suggested. She asked that the staff re- port be included as a part of the record of this Case before the Commission. Mr. Smith stated that he understood one of the conditions sug- gested by the staff is to prohibit further construction on or division of these sites without further approval of the Planning Commission. Mrs. Romans stated that this is correct. Mrs. Pierson asked how many lots could be developed on the site if it were to be further subdivided? Mrs. Romans stated that a roadway through the site would have to be devised, but possibly six or seven building sites could be realized. Mr. Paul Linton Banta, Eason, Hoyt & Malone -stated that he represents the Church in this matter before the Commission. The Church does not have use for the entire site • • -7- and wishes to divide Lot 1 into two Parcels: Parcel "A" and Parcel "B" as previously noted by Mrs. Romans. There are no plans on the part of the Church to develop the area, and in fact they are planning to sell Parcel "B", and the purchaser of Parcel "B" will relocate the "Brown House" to this parcel. He stated that he knew of no plans on the part of the prospective purchaser to divide Parcel "B" further, but that the purchaser did ask that this be clarified. Discussion followed. Smith moved: Lathrop seconded: The Planning Commission approve the Waiver to the Subdivision Regulations as they would apply to Lot 1, Block 2, Hampden Hills Baptist Church Subdivision, for the following reasons: 1. There are no substantial benefits to be gained by the City or by the public from requiring the resubdivision of this large lot for the purposes of dividing it into two parcels. 2. Both parcels will have access to public streets, the church property to South University Boulevard, and the residential proper ty to East Dartmouth Avenue. 3. Zoning for the subject property permits a Religious Institution on a minimum area of 15,000 square feet. After the division, the church property will be approximately 1-1/3 acres. The remaining parcel will more than meet lot requirement for the proposed use of a single-family house. The Planning Commission recommends that the Subdivision Waiver be approved subject to the following conditions: 1. 2. 3. 4. 5. 6. The eight (8) foot easement along the west property line of Lot 1 which is shown on the original subdivision plat, shall be retained and any new easements shown on the re- corded survey. If any major regrading is to be undertaken, contours are to be provided and drainage shown before a Building or House Moving Permit is issued. Curb, gutter, and sidewalk along the South University Boulevard and East Dartmouth Avenue frontages of both parcels is to be installed to City specifications at the owner's expense within a reasonable time after the development of Parcel "B". A street design shall be submitted and the area between the curb and existing asphalt shall be paved to City specifica tions at the owner's expense. Fire lanes shall be provided on both parcels subject to approval of the Fire Marshall. Water and sewer service to any use on Parcel "B" is to be obtained from the City of Englewood. -8- 7. There shall be no further division of Parcel "A" and Parcel "B", a division of Lot 1, Block 2, Hampden Hills Baptist Church Subdivision, Arapahoe County, Colorado, without the approval of t~ City Planning and Zoning Commission. Mr. Linton asked if this could be reworded to make the division of the property and the approval of this Resolution contingent upon the sale of Parcel "B" by the Church? Mr. Wanush stated that he would question this procedure. Discussion ensued. It was pointed out to Mr. Li nt on that if this proposed sale of Parcel "B" did not go through, or if a different division of the property were to be proposed, the Church could come back to the Commission at that time. The approval of the Waiver indicating this particular division in no way affects the continued use of the land by the Church just as it is using it now. The vote was called: AYES: Smith, Tanguma, Williams, Becker, Bilo, Carson, Draper, Lathrop, Pierson NAYS: None The motion carried. V. TRAFFIC IN CBD CASE #5-79 Mrs. Romans stated that the staff was asked by City Council and the Planning Commission to do a study on traffic in the Englewood Central Business District, particularly around Cinderella City. In preparing the report, some background information was included. When the decision was made to re- locate the Cinderella City Shopping Center to its present site from the former KLZ Site where it was initially proposed, the concern was basically on keeping the shopping center located within the City of Englewood and was not focused on access and traffic patterns. Mrs. Romans stated that it is interesting to note the difference of opinion expressed by individuals as to where Cinderella City "begins"; a Broadway businessman has said that Cinderella City starts at South Cherokee Street, while the developer of the shopping center, Mr. Von Frellick, says it starts at South Elati Street. This difference becomes very apparent when discussions on ways to tie the Cinderella City area and the Broadway area together occur. Mrs. Romans reviewed the fact that shortly after the sale of the Park was approved by the voters, the City Council had ap- pointed an "Action Committee" chaired by Richard Graham. This committee recommended that a consulting firm be brought in to do a traffic study, and Small-Cooley & Associates was retained. At one of the meetings held to discuss the report, Mr. Small indicated that the intent of the Study was to provide "adequate • • ' I -9- ways and means of entrance and exit at as low cost as possible with as few changes as possible, and at the same time attempting to keep as much of the traffic as possible off residential streets." Mrs. Romans noted that this still appears to be the course of action the City is pursuing. Mrs. Romans stated that Mayor Love instituted the "Mayor's Coffees", and invited property owners and residents in to discuss the ramifications of the shopping center among other interests. Particular attention was paid to the treatment of Floyd Avenue, and the affect on the people who lived between Floyd and Dartmouth Avenues. It was made very clear from the beginning that the primary point of access from Dartmouth Avenue into the Shopping Center would be on South Fox Street. South Fox Street had been used as the route to Dartmouth Avenue even when the City Park was at this location and would intersect at the center of the shopping complex. It was pointed out at these discussions that South Galapago and South Huron Streets would both bisect the proposed Dartmouth Park, and other streets would be too far removed from the center of the shopping center to provide the proper access. The truck traffic access was to be from U.S. 285. The matter of a Floyd Avenue buffer was discussed, and islands were installed at the Elati/Floyd and Cherokee/Floyd intersections to prevent through traffic on these streets. Cherokee was eventually opened to through traffic by the removal of this traffic island; however, the island is still in place at Elati and Floyd. Mrs. Romans reviewed suggestions made in the Small-Cooley study as it pertained to State Highway 70 (U.S. 285), to South Broadway and to Hampden Avenue, Girard Avenue, Santa Fe Drive, parking, traffic signals and street lighting. She noted that the Broadway/U.S. 285 underpass is still a "bottle- neck", and that the Highway can carry only as much traffic as can be handled at this point. Mrs. Romans then reviewed the Voorhees & Associates study on traffic in Western Arapahoe County, which study was done in 1972. This study advocated tying the Broadway business area and Cinderella City business area together by· virtue of a mall along West Girard Avenue. This study strongly supported the separation of local and through traffic, development of a transit plan that would include internal bus circulation, and an improved parking plan. The Centennial Engineering, Inc. company was retained to do a Hampden Avenue Capacity Study for the Colorado Division of Highways in 1975. Mrs. Romans reviewed suggestions made in this report, such as construction of a raised barrier median in u. S. 285 from Santa Fe to Bannock with protected left-turn bays, revision of signal timing, and changes in signing and geometrics in key locations. -10- Brooks Taylor, former City Traffic Engineer, submitted two reports to Public Works Director Waggoner pertaining to traffic in the CBD, and Gary Diede, Director of Engineering Services, also submitted a report to the City Manager. The emphasis of these reports is that the Elati/Floyd intersection should be opened to carry through traffic that doesn't want to go to Cinderella City. Mrs. Romans pointed out that the removal of the traffic island has been considered by the Planning Commission on several occasions in the past, and the people in the neigh- borhood have been invited to these meetings to give their input. It was the concensus of the residents, and of the Commission following these meetings, that the Elati/Floyd intersection should not be opened. Mr. Taylor also advocated access on Floyd Avenue west to South Zuni Street from South Huron Street; he felt this would improve circulation in the area, and that some shoppers coming from the west and northwest could use this route into Cinderella City rather than having to come in on Dartmouth and south on Fox through the residential area. Mrs. Romans noted that the Master Street Plan also shows the extension of Floyd Avenue west to South Zuni Street. Mr. Diede's report also recommends that the Elati/Floyd traffic island be removed, and the median strip cut back to fac~litate traffic movement. Fire and Police vehicles would have a more direct route to the residential area north of Floyd if this intersection were to be opened. The Broadway/Floyd intersection is a problem that Mr. Diede feels should be corrected, as is the right-turn radius from northbound Cherokee to eastbound Girard Avenue. Mr. Diede also advocates making South Bannock Street two-way between Dartmouth Avenue and Quincy Avenue. Mrs. Romans stated that the matter of Bannock one-way vs. two-way traffic was discussed when Mr. George B. Lee was Assistant City Attorney, and it was his determination that this had been enacted by a vote of the people, and that it would have to be repealed by a vote of the people. Mrs. Romans stated that it would be possible to extend a route south from Dartmouth Avenue along the east side of the former cannery property and along the east side of the north Cinderella City employee parking lot. This route would have to be one-way southbound because of a median located in West Dartmouth Avenue at this point; northbound traffic could still be routed on South Fox Street to Dartmouth Avenue. Mrs. Romans pointed out that if this route were to be developed, there are only two property owners that would be involved. Mrs. Becker asked if there would be a way to determine the number of properties that have changed ownership since Cinderella City op~ned. • -11- A recess of the Commission was called at 8:45 P. M. The meeting reconvened at 9:00 P.M., with the following members present: Pierson, Smith, Tanguma, Becker, Bilo, Carson, Draper, Lathrop. Absent: Mr. Williams. Mr. Tanguma asked Mr. Waggoner, Director of Public Works, if he wanted to add to Mrs. Romans' report. Mr. Waggoner stated that he would agree that there are a lot of traffic signals along U. S. 285, and that this does create problems in the movement of traffic. Mr. Waggoner stated that a signal was recently installed at South Fox Street in an effort to reduce the accidents at this intersection --23 broadside accidents within one year. Mr. Waggoner stated that if the U.S. 285/Ithica Avenue one-way couplet could be realized, the number of traffic signals could be reduced along U.S. 285. This would necessitate some realignment of the points of access to Cinderella City, but he felt this could be done, and that it would improve circulation and movement of traffic. Mr. Waggoner stated that in the area north of Floyd Avenue to Dartmouth Avenue, there is a need for a street to be opened through the residential area to provide another route for traffic in this area. He acknowledged that the extension of Floyd Avenue west to tie into South Zuni Street would give relief to the matter of traffic circulation; however, it would be very expensive. He stated that he personally favors opening South Elati Street by removing the traffic island and modifying the median strip. Mr. Waggoner stated that he has seen people go around the traffic island who live in the 3200 block of South Elati Street. Mr. Waggoner stated that he felt Bannock should revert to a two-way street; he stated that he did not feel the volume of traffic necessitated a one-way street. Mrs.Pierson asked how much additional traffic could be carried if we did get the U.S. 285/Ithica Avenue couplet; would the volume be doubled or tripled? Mr. Waggoner stated that the couplet would probably be designed to carry the six lanes of traffic that are now carried on U.S. 285, but that it would be carried more efficiently. Mr. Smith stated that be under- stood the development of the couplet ·would enhance the handling of traffic going in and out of Cinderella City. He asked if there was anything that the Cinderella City management could do now to facilitate the traffic flow on U.S. 285? Mr, Waggoner stated that they have discussed some proposals with the Cinderella City management, but no action has been taken. Mr. Tanguma expressed the appreciation of the Commission to Mr. Waggoner for his attendance at the meeting. Mr. Wanush stated that it was apparent that one of the "givens" when the shopping center was developed was that South Fox -12- Street would be the main point of access and the main traffic carrier between Dartmouth and the shopping center. He pointed ~ out that when one looked at the quality of housing along South ~ Fox Street, and at the up-keep of the properties, he questioned that the volume of traffic is that much of a problem in this area. The block is not deteriorating. He suggested that per- haps these residents could be invited to meet with the Commission to further discuss the traffic through the residential area. Discussion ensued. Mr. Smith stated that perhaps it is not the volume of traffic that is of primary concern to the South Fox Street residents, but rather the lack of traffic control and the speed of the traffic. Also, there is a lot of truck traffic on this street, and this is supposed to be prohibited. The matter of the U.S. 285/Ithica Avenue couplet and access to Cinderella City was further discussed. The possibility of constructing ramps over U.S. 285 to points of access into Cinderella City was discussed, as was the possibility of re- stricting left-turns. Mr. Waggoner emphasized that the shopping center was built on the premise that South Fox Street would be the logical entrance to the shopping center from the north. He did feel, however, that if South Elati Street were to be opened, it could relieve some of the traffic on South Fox Street. It was determined that further discussion of the traffic pattern in conjunction with the Comprehensive Plan was warranted. VII. DIRECTOR'S CHOICE. Mr. Wanush stated that a proposed schedule for review of the Comprehensive Plan has been submitted to the Commission. Two proposals are contained, one of which sets forth a time element with special neighborhood meetings, and the second option sets forth a time element if the Plan were to be published in the Englewood Citizen. Mr. Wanush stated that the neighborhood meetings as a rule do not attract a large turn out, and it is the feeling of the staff that more citizens would be reached through the publication of the Plan in the Englewood Citizen which is delivered to every resident in the City. Mr. Wanush stated that the staff supports the second option. Discussion ensued. Mrs. Pierson stated that she preferred the second option. Mr. Smith asked why the second option shows no action in March? Mrs. Romans stated that if the Plan is to be published in the Englewood Citizen, it must be to the publishers by the first of March for publication in the April issue. Becker moved: Bilo seconded: The Pfanning Commission choose Option 2 on the review of the Comprehensive Plan, that of having the Plan published in the Englewood Citizen. • • -13- AYES: Lathrop, Pierson, Smith, Tanguma, Becker, Bilo, Carson, Draper NAYS: None ABSENT: Williams The motion carried. Mr. Wanush stated that he wanted to bring the Commission up- to-date on the "Regan Site". He stated that there has been no formal application submitted at this time, but it does appear that the applicants would prefer to pursue the amendment to the Subdivision Waiver, which procedure would not require a Public Hearing. Mr. Wanush stated that the staff is inclined to recommend that the applicants apply for Planned Development approval, but this does not appear to be the procedure they want to follow. Mr. Wanush stated that the latest plans the staff has seen indicate eight buildings 13 stories in height. The staff is checking the matter of height exception out with the City Attorney's staff. Mr. Wanush gave a brief summary o f progress of the Downtown Development Authority; they have had three formal meetings, and are still in the formative stage. They have made a basic decision to hire a Director, and the City has offered their personnel services in the matter of advertisement, etc. The staff has been discussing the possibility of the Planning Commission, Housing Authority, Board of Adjustment meeting to discuss mutual problems. The staff is suggesting that the Planning Commission invite the Board of Adjustment to a dinner meeting on February 27th. It was the concensus of the Commission that an invitation should be extended to the Board of Adjust- ment to meet with the Planning Commission at 5:30 P. M. on February 27th. VIII. COMMISSION'S CHOICE. There was nothing discussed under Commission's Choice. The meeting adjourned at 9:40 P.M .