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HomeMy WebLinkAbout1976-08-16 City Council Summary MinutesCITY COUNCIL MINUTES CITY or < ,��. PALO ALTO Special Meeting August 16, 1976 ITEM PAGE Palo Alto's C rehend: a.P : _Ho Houma and Employment I August 16, 1976 The City Council of the City of Palo Alto met on this date at 7:30 p.m. in a Special Meeting, with Mayor Norton presiding. PRESENT: Carey, Clay, Comstock, Eyerly, Norton, Witherspoon ABSENT: Beahrs, Berwald, Sher PALO ALT Mayor Norton announced that the meeting was to be a continsaation of the discussion on the first two sections of the Comprehensive Plan - 1ousing and Employment. The public hearing on these two elements of the plan has begin closed, and only the Council will address these items. The Council will try to complete these elements, and begin the Transportation element at the meeting on Wednesday, August 18th, The public hearing will be resumed at that time. Informaticn has been received from the staff in the packet. In addition, specific comments have been received from Councilmembers Berwald, Eyerly and Witherspoon. Mayor Norton then suggested that the Council keep their sights on the larger picture and stay away from the details. He felt the Council should stick to objectives, policies and programs, and decide whether they be left in, takes out or revised. It should be assumed that the Council is in agreement with the bulk of the Plan, including the objectives, policies and programs, and only those that seem inappropriate or in need of revision should he singled out. The Council should try to convey what they wish to delete or revise, and let the staff do the rewriting. The staff can get back to Council by the meeting of September 7th so that a judgment can be made whether staff captured the essence of Council's remarks. After that, the revised Plan can be sent to the Planning Commission for their forty - day review and comment. Based on the submittals of Councilmembers Eyerly, Witherspoon and Berwald, staff has prepared a list of objec- tives, policies and programs that have been commented on by one or more of those councilmembers. Mayor Norton summarized by stating that he thinks Council should go through these two elements with a view to deleting, amending, or conveying to staff a sense about a particular program. If further input is needed from Council in re- drafting the text of the Plan, a subcommittee of Council could be appointed to work with the staff in this endeavor. Councilman Comstock expressed his concern over Mayor Morton's remark that the staff should drew conclusions from the Council discussion. He suggested that if there is a particular policy or program being discussed, motion actions should be proposed. This would determine how the policy or program is written. Be felt that he would not like to see the staff do a lot of unnecessary editorial redrafting, but would rather saes them concentrate on those areas where motions are passed. Mayor Norton responded by saying that he anticipates motions, which wou A necessitate editorial redrafting if they pass. He wonted tO try to persuade the Council not to do the rewriting tonight, but rather to leave it to the staff_ to do it. He them noted that he intended to recognise Councilmembers Witherspoon, Eyerly and Berwald first, since 9 5 8116/76 they put their comments in writing. Since Councilman: Berwald will be abeent from the next few meetings on business, Councilman Eyerly will be presenting sone of his thoughts. Councilman Eyerly said ha would like the tore of the housing section changed so the theme is not to provide low and moderate income housing regardless of the density and other problems that might be brought about. Councilweson Witherspoon said she had envisioned the Council moving all additions in one motion and all deletions in another, but it ap- peared that Mayor Norton was suggesting that it be done program by program. She noted that she has an objection to one of the housing objectives. Mayor Norton asked that discussion be limited to the policies and programs for the rent. He went on to make a preliminary statement. Be felt that with regard to the format, general use of language, the way it is written, and the way it is illustrated, the Plan is ex- cellent. It reflects a lot of staff time and Planning Commission time. For the most part, he agrees with what it is trying to do, but in terms of its emphasis it seems to speak negatively about some of the things which ought to be discussed more positively. For ex- ample, the emphasis on the housing shortage to the exclusion of the contributions business and commerce make to the City presents an imbalance. The term "housing shortage" should be analyzed. The shortage in housing is a nationwide and a regional phenomenon. To that extent, it shoul4 be acknowledged and everything should be done that can be done to solve it, but it must be understood that certain things are beyond Palo Alto's control. Mayor Norton ob- served that candidates to the City Council in the past have expressed the purpose to "make Palo Alto a better place to live." To the extent that the goal has been achieved, the demand for housing has increased and as a result prices of housing go up and fewer people can afford to live here. He said he would despair the day when there is enough housing for everyone who would like to live in Palo Alto - there is no way this can happen because as it becomes a nicer place to live more people want to live here and there is no more roost. Another con- cern expressed is that there is not enough family -type housing. This is best shown by the fact that a couple of schools have been closed in the past year: The fact is the housing that gave rise to the need for those schools is still here, but the families filling those houses are different now than they were ten or fifteen years ago. This has occurred for various reasons - one is that since Pala Alto is a de- sirable place to live people have not moved out of those houses, and there are now two or three empty bedrooms whereas ten years ago they were full. The point is that the housing Is there, and if a way can be figured out where people will turn these houses over to people with families the suggestion would be welcomed. Mayor Norton then expressed concern aver discussion of the ratio of jobs to families living in Palo Alto. He said this ratio does not bother him particularly - it was never intended that Palo Alto would provide housing for all those who lived hers. From a piaaai.ng standpoint, a larger area should be looked at. If the more residential areas of Los Altos, Los Altos Nille, Atherton, Woodside, Portals Valley, and East Palo Alto are looked at, the ratio of jobs to housing does not seem quite as imbalanced es it rues if you just look at Palo Alto. Palo Alto made a conscious choice in the fifties to have a large employment capability so that Palo Alto residents could have Lou' tax rates and many amenities such as libraries, parks and the other things that we have. With the employment goes some inconvenience in greater traffic. The advantages ought to be acknowl- edged and no attempt ought to be mode to reverse those trends. Meyer 96 8/16176 Norton then stated his disapproval of suggestions that would substan- tially increase the population of the residential community of Palo Alto and compound traffic, pollution and other problems that seem to bother people. For example, if housing programs 10 through 12 occur, the population of the City would be increased. He questioned whether the desire is to increase the population of Palo Alto by 25 or 35% by these kinds of devices. 13e asked whether an analysis has been made of the kind of traffic congestion that is generated by residents as dis- tinguished from industrial commuting type traffic. The congestion on residential streets is going to be increased unbelievably. Increasing the housing in this way would also eliminate urban space provided by the parking lots. If you start building apartments over parking lots until you cannot see anything but some kind of visual obstruction everywhere you look, something that is identifie3 with Palo Alto is lost. Na concluded by saying that there are things in these recom- mendations that would drastically change the sense of this community in a way that he cannot accept. MOTION: Councilwoman Witherspoon moved, seconded by Councilman Ryeriy, to add an additional prcgram on Page 8, under Policy 1 - "to develop a minimum lot size for older, single family neighborhoods that would discourage splitting of larger lots," Mayor Norton commented that he thinks that is already included. Kenneth R. Schreiber, Assistant Planning Director, replied that the current zoning ordinance would permit the splitting of some of the larger lots in some of the older portions of ton. Councilwoman Witherspoon stated that her concern is that some people are being forced to split larger lots because they are being taxed for two lots. In response to s question from Vice Mayor Clay, Councilwoman Witherspoon said her purpose was to discourage lot splitting. Mayor Norton said there appear to be two problems of concern -- whether a lot owner can legally split his lot and the apparent ac- knowledgment by the Tax Assessor that this can happen, which results in a higher appraisal. Councilman Comstock said there are some newer neighborhoods with large lots and he would feel more comfortable if the word "older" were left out of the motion. Councilwoman Witherspoon said she had no problem with removing the word "older." Mayor Norton commented that there is a recommendation in the Plan to allow duplexes on larger lots. Councilwoman Wittherspoon's recommen- dation would reduce the potential for creation of separate legal lots while the Planning Commission's recommendation would have two =its on a large lot under a single ownership. In that sense the program are not inconsistent. Mayor Norton asked Councilwoman Withertporon whether she had consented to deleting the word "older" from her motion, and she replied that she had. MOTIOt PASSED: The motion passed on a 5-1 vote, with Councilmen Carey voting "no." Councilwoman Witherspoon said she had three progress to provide incen- tives for preserving some of the older residential buildings, some of which have historic and architectural merit. 9 7 8/16/16 MOTION: Councilwoman Witherspoon moved, seconded by Eyerly, that Councils Develop incentives for the retention and rehabilitation of houses of architectural or historic merit on land zoned commercial or multi- family. Allow non -conforming use for buildings of historic or architectural merit for the life of the building. Encourage owners of buildings of architectural or historic merit to apply for tax relief under state program*. Mayor Norton said he did not know what "allow non -conforming use for buildings of historic or architectural merit for the life of the building" means. Councilwoman Witherspoon replied that the building would have to be ke?t up to Code. There might be a building that for economic reasons would only be kept by the owner if it were used for something that was not allowed in that zoning designation. Por example, a neighborhood store might be allowed to exist in a residential area, or a rooming house in a commercial area. The use would not continue if the original building was removed. Mayor Norton asked if staff understood this idea. Mr. Schreiber responded to Mayor Norton that staff had a sense of what was meant by the proposed program. He went on to say that in regard to the program to develop incentives, two incentives would be modification of the Building Code to facilitate upkeep of the structure and a tax advantage of some sort. He asked if there were other incentives that members of the Council envisioned under that program. Councilwoman Witherspoon responded that the City should stick with those two incentives plus anything else that is thought of in the future. The purpose is to try and save some of the older siagla-family homes and ill apartment buildings, especially downtown. Anne Steinberg, Planning Commission Chairman, asked if Councilwoman Witherspoon meant that the historic designation should be assigned by the state. If it was a local designation, who would decide on which buildings have architectural merit? Councilwomen Witherspoon said there are three programs - the State and the National Registers, and the County designated Landmark status. La each case the designation criteria may be slightly different. The three propooed programs do not pin down the specifics of bow they would work. Councilman Comstock commented that perhaps with a little innovation and flexibility the City might have been able to work with the owner of the building on the corner of Forest and Bryant to put together a program where the essence of the building would be preserved. This is the kind of thing that would come out of this type of program if it can be devel- oped. Mayor Norton commented that the Council went through this about three years ago, and every person who had an old building was down at City Hall not liking what the Council was about to do. He /Aid he had concerns about being able to do something practical in this field. Councilman lman Carey said he had mat t a 'lases concerns. The Comprehensive 9$ $116176 Plan is supposed to be good for the next twenty years. He expressed a great sense of frustration in dealing with these very specific conceptual ideas. He said the Comprehensive Plan should bend over backwards not to be specific. If the implementation is to be specific, that is the job for the Planning Commission. Re went on to say that he has previous- ly criticized the Planning Commission for doing the Council's business, but he now senses that the Council is doing the Planning Commission's business. He said that the Council should suggest broad guidelines or approaches for the direction of this City, but when it comes to spe- cific implementation, that is what the Planning Commission is for. Re felt that all the Comprehenaive Plan ought to say regarding Council- woman Witherspoon's proposed programs is "develop incentives for the retention and rehabilitation of houses of architectural or historic merit." How it is done this year and next is something the Planning Commission should look into. When a twenty-year plan is tied to an en- isting suite law, the Council is being short sighted. Vice Mayor Clay commented that with respect to the program to encourage use of state tax relief programs, if the owners of these buildings knew about such programs they would apply. He felt that the words 'encourage and assist" would give the meaning that is intended. Councilwoman Witherspoon agreed that that was a good point. When deal- ing with the County Tax Assessor, it would be important to convince him that this is a City encouraged program. Also, the plan is not for twenty years - it will have to be revised in many respects as the years pass. The problem with the older houses does not exist in the residential areas - those homes are being sought out and improved by owners; it is the home zoned otherwise she is concerned about. AMENDMENT TO MOTION: Vice Mayor Clay moved to add the words "and assist" after the word "encourage" and change the words "to apply" to the words "in applying." He commented that he is not bothered by the generalities in the Plan. Though twenty years is projected, reasonable Councils of the future will review the plan and make modifications to fit changed conditions. Some- time before the end of the deliberations on the Comprehensive Plan, he would hope the Council will request that the Plan be reviewed at least every five years. Vice Mayor Clay's suggestions were incorporated into the motion with the agreement of Councilmembers Witherspoon and Eyerly. Mr. Schreiber consented that staff and consultants have encouraged the Cosaeiesion to be as specific as possible in the Plan. Idealistically, the Plan should be reviewed every year, and realistically, probably every two years. With that procedure we can avoid a major update, which is What happened when the 1963 Plan was let go for quite a few years. Mother point ha wished to make, especially for those who have hopes of saving historical and other older houses and for those who owl dwell.inga sad might be upset by some of the programs, is that in implementing these prowsne there will be ordinances and related material that will have to go through the . Planning Commission and the City Council. Councilman Eyerly aired if there are historical buildings that are zoned commercial, would it be feasible to rezone to some type of use that would provide the landowner With a use for his building and a tax advantage. Be also noted that heknow* of some buildings where there has been a request for certain uaessv but due to the Building Code, it could not be done. 99 0/16/76 Councilman Carey asked that the three proposals be considered sep- arately, SENT TO MOTION: Councilman Carey moved, seconded by Mayor Norton, that the words "in all zones" be substituted for the words "on land zoned commercial or multi -family." Mayor Norton said he would honor the request to vote on the items separately. The amendment to change the wording to read "in all zones" in place of the words "on land zoned cosamerciel or multi -family" passed on a 5-1 vote, with Councilman Comstock voting "no." MOTION PASSED: The motion as amended, "Develop incentives for the retention and rehabilitation of houses of architectural or historic merit in all zones" passed unanimously. MOTION PASSED: The motion: "Allow non -conforming use for buildings of historic or architectural merit for the life of the building" passed on a 5-1 vote, with Councilman Carey voting "no," MOTION PASS?O: The motion Ss amended, "Encourage and as3ist owners of buildings of architectural or historic merit in applying for tax relief under state programa," passed on a 5-1 vote, with Councilman Carey voting "no." MC/TIM Councilwoman Witherspoon moved, seconded by Vice Mayor Clay, that on Page 9, Policy 3 and Program 4 be deleted. Councilwoman Witherspoon felt that they were too vague and Program 4 should be in the urban design section, and Policy 3 is a general statemsnt which should be in the introduction. Councilman Comstock acked if she would introduce the items in another place. Councilwoman Witherspoon replied that she felt they ought to be added but the other sections have not yet been gotten to. Vice Mayor Clay said he seconded the motion, and mentioned that Council- man l erweld' a comments also referred to them as being vague. Councilman Carey said he wants to set down some broad guidelines for the City that will bold up for three years anyway. Therefore, he tends to support the general statements if they make sense. Be intends to oppose the motion to delete. Councilman Eyerly suggested it be left in for now, and when the intro- duction is being discussed, it would not be too late to move on Program 4 if it is desirous to delete it. Mayor Norton clarified the situation by saying that the motion is to delete the policy and program. Where it will be relocated has not yet been discussed. A vote in favor of the motion would not mean that it gets lost forever; it will reappear so■eplacee. MOTION FAMED: The notion failed on a 3-3 vote, with Cou ncilnembers Carey, Comstock and Eyerly voting "no." Councilwoman Witherspoon said her neat notion would be the additions in her memo numbered 9 end 10. which would appear Render Policy 5 on Page 10 100 8/16/76 of the Plan,supporting housing rehabilitation. Number 9 is "Develop an alternative building code for historic houses," and Number 10: "Continue the present peograo of Hone Repair fcr seniors through the Senior Coordinating Council." Mayor Norton asked that they be considered separately. MOTION: Councilwoman Witherspoon moved, seconded by Comstock, that on Page 10, Policy 5, of the Plan there be added "Develop an alternative building for historic houses." Mayor Norton asked what the alternative Building Code would say that the present one doss not. Councilwoman Witherspoon replied that this is part of a state program being developed that would allow alternative ways of achieving safe conditions. Mayor Norton asked what staff's understanding would be as to differences in the Building Code as applied to historic houses. Mr. Schreiber replied that there is a State Alternative Building Code for historical structures which I believe can be used, but is not being used at the present time. Where the current code would require a building to be upgraded to a certain level, the alternative Code allows use of different maintenance techniques while still maintaining safety requirements. Beyond that, he said he does not have the specifics. Councilwoman Witherspoon said a State Commission is working on the Code, and it should be ready in January. The way it works in places that have used it is that if someone wants to come in and rehab an historic older house there is a requirement in the City Building Code for a one -hour fire wall between two flats. The alternative Code would say that instead of the noral type of fire wall, three inches of sheetrock would be accepted, or whatever. You develop a code that does not lower your stan- dards but allows alternative ways of achieving them. MOTION PASSED: The motion passed unanimously. MOTION: Councilwoean Witherspoon, seconded by Comstock, moved that on Page 10, Policy 5 of the Plan there be added "Continue the present pro- gram of Moose Repair for seniors through the Senior Coordinating Council." Mr. Schreiber said he had some concerns that the proposed program carries the specific nature of the plan to a level that staff generally does not contemplate. The Home Repair program is quite new and it is not known how it is working out. He felt perhaps it should be worded in a more general way, such as to support efforts to assist seniors in maintaining and repairing their hoses. Councilor an Witherspoon said the reason she proposed the program is that the current effort is the. one she could think of which followed the policy which supports locally assisted housing rehabilitation. She agreed that it say be too specific. Councils Witherspoon responded to Mayor Norton's question that the concept of encouraging seniors is the whole point of this program. It was proposed by the Senior Coordinating Council. Councilman Carey commented that he would vote against this motion because it is too specific. 101 01/6/76 Vice Mayor Clay said it is too specific for him also. It is more an implementation act than a Comprehensive Plan program. Councilman Eyerly felt it might be well not to have that as a specific program but referred to in the text. Councilwoman Witherspoon agreed that it would be good to have staff include the senior's program in the text v!en they talk about rehab. SUBSTITUTE MOTION: Councilwoman Witherspoon moved, seconded by Com- atock, a substitute motion that the concept of the Nos, Repair Service for Seniors be mentioned somewhere in the text under housing rehabil- itation. MOTION PASSED: The substitute motion carriett unanimously. MOTION: Councilwoman Witherspoon moved, seconded by Norton, that on Page 10, Policy 6 be changed to read "Support the mixing of residential uses in commercial areas." Councilwoman Witherspoon explained that she does not approve of housing in industrial areas. Councilman Eyerly maid he could see that policy working on the edges of industrial areas. Therefore, he felt that the policy ought to be modified to state "in industrial areas, where practical," rather than to delete the statement entirely= Vice Mayor Clay said he could not accept the motion because whereas he sees it as highly unlikely or impractical in many instances to develop housing on industrial sitea, if someone came up with a good plan for so doing, he would like to look et it. Therefore, he would not want to delete it completely. Councilman Comstock agreed with Councilmen Eyerly and Clay. Councilman Carey said he has a problem with deleting this, although he also saes a lot of problems with putting residential in the industrial areas - such ant the lack of schools and commercial facilities. On the other hand, the General Plan ought to be flexible enough to be able to say yea, if that makes sense we want to look at it. If the goals ars to encourage some nev housing stock, to try to get the worker closer to his place of employment, to slow down industrial growth - the inclusion of that wording would allow the Plan to accept new ideas in the future which might promote these goals. Therefore, he would like to see the wording left in. Mayor Norton felt these comments ought to be filtered in light of Council- woman Witherep n's intention -try strike Programs 9,10,11, and 12, which follor that subcategory. There won't be much left if those all peas, so it ought to be vim in that light. Councilwoman Nltberepooa said es she understands it, by striking the words "and induetrialr she is just taking 'them out of the places whore mixed use would be encouraged she is not *eying that it could not be done on the edge of industrial areas. Mr. John 'laymen, prise consultant in the development of the Comprehensive Plan, coated that to him the operative word is "rising" of residential mss. no own wise is that Rising in a duetrisl areas probably le not desirable, but this dos not mean that on the edge of some industrial area there might set ha as appropriate area for housing. Therefore, be felt 102 8/16/76 that it would not be closing the door to strike the words "and indus- trial." Mrs. Steinberg said she felt Vice he said the City ought to be open edge of industrial land and other Mayor Norton felt that the words the statement could be rewritten has said in a way that would not industrial. Mayor Clay summed it correctly when to any proposals that come in on the zones. "end industrial" could be deleted or to better express what Mra. Steinberg preclude residential neer or adjoining Councilman Carey commented that this is not Pittsburgh - Palo Alto industry does not consist of a lot of smokestacks spewing smoke and a lot of factories asking noise. Therefore, he is for mixing if it seams desirable. • Councilman Comstock said one of the things to be achieved if the wording is retained is a statement of policy. People will not feel they are wasting their time by going through the P.C. process with this type of request. Councilvcn¢an Witherspoon said the Council still is confusing having two buildings up for different reasons in the same areas. What this "mixing" means is the same building combining residential and commercial and she assures that is exactly what is meant, the same building combining res- idential and industrial. She is not talking about a P.G. project thht comes in to put residential in an area that was zoned industrial. Mayor Norton felt that Program 10 talks about the tie-in with industrial. and lumber 9 refers to commercial. Mr. Schreiber commented that Policy F, talks about areas, not buildings. In industrial areas, it would involve mixing on the site but not neces- sarily in the same structure. The present zoning ordinance for the City permits residential development in industrial zones. That is a method of supporting the mixing, by permitting it in the zoning ordinance. The Planning Commission carries it further in proposing a requirement. If the Council chooses to delete "and industrial" from Policy 6 and does not pursue some type of requirement, then he would'interpret that as a direction to staff in the revision of the zoning ordinance to not include proirieions which would alloy the development of residential uses in in- dustrial zones. Mayor Norton commented that if this is Mr. Schreiber's interpretation, he will vote against it, but he is not sure that this necessarily should be the interpretation. Councilwoman Witherspoon said she did not know where that interpretation came from - that is not her understanding. Although she had the vague idea that you could build housing in industrial zones, she had not had it spelled out for her. She went on to say that for the record, all her motion is doing is to say that if residential and commercial uses are to be mixed in one building; she is only interested in applying that to commercial areas. MOTION FAILED: The motion failed on a 2-4 vote, with Councilmen Carey, Clay, Comstock and Eyerly voting "no." POTION: Counr..i3voman Witherspoou mood, seconded by Eyerly, that in Pro- gress 9 on Page 10, the word "require" be changed to "encourage" so that the Program would read: "Encourage all new retail and office construction 1 0 3 8/16/76 to provide some proportion of residential apace on or near the same site." Councilman Eyerly seconded the motion. Councilman Comstock asked if anyone would actually come forth volun- tarily to do this if they were not required to do so. Councilwoman Witherspoon replied that it would be the same people who would have been encouraged to do so under Policy 6. It nay take an innovative developer to come along and do it. She also felt the build- ing need not be a new one - there are area* where the rehabilitation of the structure could provide this mix. Councilman Comstock commented that if there ware an existing structure and someone rehabilitates it, a variety of thing* could be done. But if a new facility is built, the decision must be made consciously right at the beginning that either the facility will include housing in -addle tien to retail and office or it will not, and sere financial donation will be made or a piece of land purchased somewhere else to provide the land for housing. Re asked what the motivation would be for a private developer to do this. Councilwoman Witherspoon felt it would be economically viable and visually pleasing, and it works - designwise as well as economically. Councilman Comstock asked the staff if the word "encourage" were used, would this lead to this kind of a program? Mr. Blayxxey said certainly the ordinance can be written to make it easier to do, since housing now must comply with the R-2 requirements, which is au impediment. Of course, the strongest incentive you can offer is a requirement, and this is a matter of philosophy of how strongly you wish to encourage housing in Palo Alto. If more moderately priced housing is desired, this is one of the more effective program*. If it is set up in certain districts where appropriate it would cause some problems for the pioneers. If it did not work at all, it would be changed. If it did work, then others would go ahead automatically. The problems of-nanagement and financing that are now keeping people from doing this would quickly evap orate. Councilman Comstock pointed out that all of the economic incentives in a commercial zone are for commercial development. Re said he is having a lot of trouble visualizing a gratuitous economic thing that will turn this kind of economics around. Although "requirement" is a nasty word which sounds coercive, it is a word which has been very successful. An enlightened approach roust be taken. Mayor Norton said he agrees with Mr. Biayney in what he is trying to do. A person who has property zoned cossmeercial and has planer to develop this space ought not to be saddled with this requirement on u one-to-one bailie. Re went on to say ha would favor a formula, and the language here is general enough. If the property is zoned commercial certainly the first floor ought to be free of a residential requirement but perhaps the requirement could involve the neat floor of development. Therefore, he will vote against the motion, _ but this is how he would go about it if a zoning ordinance were written to implement it, Vice Mayor Clay pointed out that there is quite a difference in the mean- ing between the words "allow" and "eacourese." He cannot see where the owner of a retail business can be eeceUraged to provide for housing if you cannot show economic feasibility, but if one thought of that in terms 104 $116116 of incentives this would presumably include things that would make it economically viable for the owner of such a business to undertake the development of housing. Councilman Carey said that with respect to commercial property, in his opinion, second and third story space really does not. mean much -- as retail apace, it is almost useless. People want to be on the ground floor, and they are not going to build a two-story building for retail use. Therefore whatever land value there is on commercial property in downtown Palo Alto has to do with the first floor. So residential use for second and third floors may well be economically compatible. Office use is sit different, in that you can go three, four or five stories up and generally the higher you get the more valuable office space is, in contradiction with retail space. The mixed use idea may well have tome economic sense ie that if the proper incentives were provided there say be eome offers to do this. Incentives that might be pursued include a deritity bonus allowing development beyond 50 feet, reduction in parking requirements or perhaps a bonus for providing open space. In summary, he thinks it has some good possibilities, and he would like to see the incentive language used. Mayor Norton stated that in the areas where more intense use of land is being discussed, and particularly in the multi -residential areas, he will vehemently oppose density bonuses of all kinds where they would increase what is permitted under the present zone or General Plan. In other worde, he will not make downtown more dene:e to get another story of housing. SUBSTITUTE MOTION: Vice :Mayor Clay moved, seconded by Councilman Carey, that the words "provide incentives for ..." be substituted for the word "require" in Program 9 on Page 10. Councilman Eyerly felt the word "require" is too stringent, but he can support "enceerage." If incentives are provided, the City may get into incentives that they do not want - too high density and so forth. The problems as they are now ought to be taken care of, not enlarged. Councilman Carey commented that no huge profit is to be made in these incentive bonuses. He is suggesting that in the "C-2" zone, where currently one can build on 1002 of the lot, if open space is provided by the developer then to be allowed to build one more story or so. It may be exactly the same square footage. In the "S" zone, which requires on --site parking, he does not consider a parking lot very meaningful open space. If some meaningful open apace, with some green and plantings were provided here, that is a plus. To his mind, it does not have anything to do with increasing profits. Mayor Norton made it clear that his comment was intended not to apply just to this issue but to the bigger one later, which is to allow "density bonus" in multi-areaidentia1 zones. When he used the word "profit" he did not mean to sound like he was against the private enterprise system. MOTION PASSED: The substitute motion, moved by Vice Mayor Clay, and seconded by Councilman Carey, to substitute the words "provide incentives for" for the word "require" passed on a 4-2 vote, with Councilmen Norton and Comstock voting "no." (The Council took a recasts from 9:50 - 10:20 p.m.) }LION: Councilwomen Witherspoon moved to delete Programs 10, 11 and 12 on Page 10. 105 8/16/76 The motion failed for Jack of a second and it was decided that deletion of each program be considered separately. MOTION: Councilwoman Witherspoon moved, seconded by Mayor. Norton, to delete Program 10 on Page 10: "Require development of housing in con- junction with industrial expansion." Councils Comstock commented that it seems to him an increase in erploy- ment will be an addition to the housing pressure. Secondly, people who work and live is the community do generate trips in the community. Re does not feel that this program necessarily will generate the 25-35% increases discussed previously. As far as the employment problem, any Jobe in the community will generate more traffic - and any housing in the community will generate more traffic. Somewhere there is a balance between the two to be achieved. The problem is whether the City is content to allow an imbalance between the two, and if it is not content how should it be remedied? There must be caution se to the type of -jobs created in the community. What seen to be going on here is an extension of Policy 6. This is I very basic issue - is the City obliged to provide housing for those who work in the community, or to provide some proportion of that? Or should the City be content to feel there is no relationship between the two and let employment grow almost indefinitely,: ' A very hard and careful look should be taken at the limits the Council is or is not willing to set on employment. Vice Mayor Clay supported the motion to delete. He does not agree with the conclusion that providing local housing decreases traffic, especially the traffic interior to the City. Arteries like 280, Junipero Serra Expressway, and Central Expressway are the ones that can handle trafft than if all those persona who worked in Palo Alto lived in Palo Alto. As far as Numbers 11 and 12, the reasoning is similar as to Program 10 - methods of encouraging development of housing for the purpose of decreasing traffic. It would be very difficult co control the occupancy of housing in or near an industrial facility. Councilman Carey said he sees nothing wrong with the possibility of mixed use in the industrial area. There are incentives that can be provided, such as the use of a connon parking lot. Palo Alto has a rather unique industrial park and perhaps some interesting things could be done there. ; Therefore, he will oppose the motion with the idea of roving the same language as Number 9. MOTION PASSED: The motion passed on a 4-2 vote, with Councilmen Carey and Comstock voting "no." MOTION: Councilwoman Witherspoon moved, seconded by Mayor Norton, to delete Program 11 on Page 10: "Provide incentives for development of housing over industrial parking lots," Councils Witherspoon expressed her concern that there would be no way to guarantee that the people who use the hosing would be the ones the housing was intended for. Although certain well -designed projects on what is now industrially zoned prop.rtieo could be very feasible and should be encouraged, she hesitates to keep pushing on the development of housing in areas that have not been designed for that. The lead use plan triad to provide schools, shopping, neighborhood parks close to the housing -- ass housing is being encouraged in areas that were traditionally not for housing. It is a much broader land use question then whither or not tweeting should be provided for those who work here. This is an area vide problem, Mayor Morton supported the motion in part for the reasons gives, but also 106 8/16/76 because he cannot envision the parking lots at the Stanford Industrial Park covered by housing. This would increase the density in Palo Alto to the point where he would not find it acceptable, personally or politically. Councilman Comstock referred to Progra 11 and 12, and said that in both cases there are other defined and preaacri'bed uses. Generally speaking, they are heavily used during the day, and lightly used during the evenings and weekends. This type of proposed usage improves the utilization of the land in a way that in may cases works in concert with the existing usage. The Council and the Planning Commission in reviewing such requests can clearly exercise the responsibility to see that it is not high -density housing that will do great damage to the area. Furthermore, any of these proposals would ge into areas where there is no housing now: A policy like this might be implemented in some areas and not in others. To condemn this type of policy does not give it a chance to operate. If it does turn out to be impractical, proposals for development will not cone forward. Re went on to say that he feels a well -designed building could be every bit as tasteful as an open-air parking lot. Councilman Clay commented that to delete this program does not mean that such development would be undertaken by industrial facility owners. The housing would be unattractive to the people who work in those com- panies and a plant security problem might exist that industrial owners will be concerned about. Whereas Policy 6 might be considered to include one's conceiving of such a plan and presenting it, he does not see Program 11 as being attractive enough to cite it in the Comprehensive Pan as something the Council would like to see done. MOTION PASSE): The motion passed on a 4-2 vote, with Councilmen Carey and Comstock voting "no." MOTION: Councilwoman Witherspoon moved, seconded by Mayor Norton, to delete Program 12 on Page 10: "Facilitate development of residential units on air rights over public and private parking lots in commercial and industrial districts." Vice Mayor Clay commented that Program 12 speaks to industrial parking lots. He feels it is redundant to include industrial districts, since they are spoken to in Program II. He said he would not vote against Program 12 provided it did not include industrial districte. SUBSTITUTE MOTION: Vice Mayor Clay moved, seconded by Councilman Comstock, that Program 12 be left in the Comprehensive Plan, with the words "and industrial districts" deleted. Councilwoman Witherspoon asked .if it is possible now for a project to coos in providing residential units over public or private parking lots. Mr. Schreiber replied that it is possible now. The major problem with that type of proposal is economic - providing housing on a platform, or on a structure on the top of a parking lot is more expensive than pro- viding it on ground level, Councilwoman Witherspoon trims asked what staff had in mind to facilitate such development, if this was the case.. Mr. Schreiber replied that staff's position is that the current ordinances of the City would be adequate and when this type of development would be economically feasible developers would come in and pursue it. 1 0 7 Slit/76 Mayor Norton asked if there is any current City policy that would invite or encourage anyone to come in with a residential development over a public City -owned parking lot. Mr. Schreiber responded that there is no policy that would encourage this type of proposal. Staff did an analysis on potential air right develop- ment about a year and half ago, and the findings were that there is no- thing to discourage it in terms of ordinances, but the major problem is economic feaaibili ty. Mrs. Steinberg said that in recent discussions about acquiring parking property to the downtown area, Downtown Inc. indicated that this_ it something that they would be very interested in talking about because they realize that just having an open parking lot is a rather sterile thing. If such a program were adopted, it would encourage some kind of innovative designs from the architects. She has already heard from a few architects who are interested in designing this kind of building. MOTION FAILED: The substitute motion failed on a 3-3 votes with Council- m .era Norton, Witherspoon and Eyerly voting "no." MOTION FAILED: The original motion to delete Program 12 failed on a 3-3 vote, with Councils hers Carey, Clay and Comstock voting "no." MOTION: Councilwoman Witherspoon moved that the phrase "under the same tenancy as market wits" be added to Program 19 on Page 13: "Require 10 per cent moderate -income units in all new residential developments of 10 units or more." Councilwoman Witherspoon explained that she would like to avoid the situation run into at The Greenhouse, where most of the market unite were ownership units and the low -moderate income units originally had been rental units. MOTION FAILED: The motion failed for lack of a second. Councilwomen Witherspoon commented that she, feels that low and moderate income housing units, especially lower income housing units, will require even gore financial assistance. This is something the City_ itself should not be providing without substantial support from the community at large by a vote, but is something the state and federal government should be providing. For that reason, she is unable to support programme that require, one way or the other, the putting up or subsidizing of low-income unit* by either developers, other tenants in the project or ouch things as a con- struction tax. MOTION: Councilwoman Witherspoon moved, seconded by Councilman Eyerly, to delete Program 20 on Page 13: "Permit developers to make payments to be used to provide low -- and moderate -income honsiuit in' lieis of providing such units in their development." Vice Mayor Clay asked why the term "moderate income" 1s being used instead of "below market"? Mr. Schreiber responded that the term relates to terminology that at one time was quits popular with the Department of housing and Urban Development. Vice Mayor Clay expressed the thought that perhaps even though the homes are below market, they may be higher than the prices permitted under the. HUD guidelines. 8e questioned what the purpose of the "in lieu" pay►rents is. 108 8/16176 Mr. Schreiber replied that these are to provide an alternative to the developer. If he could not provide the unit, he could provide an equivalent monetary amount. The intent of Programs 19 and 20 was to tie into the HUD moderate income limits. A specific dollar amount for each required unit would be set, which would than be adjusted as HUD adjusts its numbers, which are base.. on the economy in Santa Clara County. Vice Mayor Clay obeserved that this would mean under Program 19, a developer must make units available at under $30,000. Mr. Schreiber explained that BUD income varies with the number of people in they family, so with a family of four people it would be about $13,200 - which would be a unit of approximately $30,000. Vice Mayor Clay felt there is a problem where the gap between market value end moderate income is much more than a below market unit. He said he assumes that was considered under Program 19. Mr. Schreiber said the intent of Program 19, from the staff perspective, was to get away from a situation where we are negotiating with devel- opers to provide an undefined number of units at an undetermined per- centage below market. Mayor Norton said he thinks Mr. Clay is saying that if at any given time the market units are selling for $50,000 apiece and the developer reduces the price so that 10% of the units are sold at $40,000 apiece, if the definition of moderate income is $30,000, then you are not pro- viding moderate incme housing. Mr. Schreiber said his interpretation of Program 19 would set specific dollar levels for the units, and there would be no negotiation. Vice Mayor Clay said he would support the deletion of Program 20 because he can see a problem that he has seen since the inception of le -moderate income housing, and that is the number of people who will support the development of low -moderate income housing, but not in their neighbor- hood. It would appear that this would compound that problem. Councilman Carey commented that the whole section on housing for low income people is a v q difficult one, and one in which there are no reedy actewers. Part of the reason Palo Alto is unique is that it has always had a housing mix with respect to income levels. That is becoming less and less the case as the cost of housing goes up. But it may be an exercise in frustration for this co mity to think that it alone can solve the housing problem because it is a nationwide problem and of such seep. and dimension that the only real solutions appear to be through federal and state legislation, financing, loan aesietance, and so on. Therefore, he is troubled both by 19 and 20 - with the requirement section in 19 and the 'in lieu" payments under 20. Re proposed that incentive language be worked into this section rather than the requirement language. At the last meeting during the public hearing Mr. Moss said that the Stenford density study supported the proposition that a required percent- age of low income housing not result in passing the cost on to the other people. What the study says is that if you provide incentives or density bonuses for low -moderate income units you can get somewhere. It will work economically and with very modest increases in density, you can obtain some moderate or law income housing. But the report goes on to say the requirement of such a percentage will simply result in no build- ing at all because the economics break down. Then if such building takes place in Pale Alto, the builder most get his profit from somewhere so he gets it from the other units. Councilman Carey said he would like 109 8/16/76 incentive language in 19, which would make 20 an alternative. But to deal with 20 with a requirement under 19 gives him a problem. MOTION PASSED: The motion passed on a vote of 4-2, with Councilwembers Carey and Comstock voting "no." MOTION: Councilmen Carey moved, seconded by Mayor Norton, to substitute the words "provide incentives for" for the word "require" in Program 19. Mayor Norton said he would not increase the number of units allowed to get the incentive. Be might reduce the density and then allow a certain number more to provide the incentive. In other words, he is trying to avoid increasing the overall density of the City of Palo Alto beyond that which is allowed by the present zoning ordinance. Councilman Eyerly commented that he would rather see Program 19 elimi- nated, because he feels it takes unfair advantage of a smell group of builders. There is no way to provide incentives that would not increase the density. At the same time, it escalates the price of housing when you require 102 moderate theme units be built in those units. Councilman Comstock said that it certainly so a problem that exists nationwide, and the City has encouraged the state government to come forth with funds to replace federal programs that no longer exist. The policy as proposed in Program 19 as it now reads does rot seem to be one that will solve a regional problem in Palo Alto alone. There will not be that many units built even if this program goes forward to make more than a slight dent. Areas of Mountain View, Sunnyvale, etc. must have their own progra;as - Palo Alto will not be picking up the slack for them. Councilman Carey said that he does not necessarily feel that if his motion were to pass that densities will increase. MOTION FAILED: The motion failed on a 2-4 vote, with Councilmembers Witherspoon, Clay, Comstock, and Eyerly opposed. MOTION: Vice Mayor Clay moved that the words "below market price units" be substituted for the words '"moderate income" in Program 19. MOTION FAILED: The motion died for lack of a second. MOTION: Councilman Eyerly moved, seconded by Councilwoman Witherspoon, to delete Program 19. MOTION PASSED: The motion passed on a 4-2 vote, with rovncilmeambers Clay and Comstock opposed. (set below - Carey changed vote and opposed the motion which subsequently failed.) MOTION: Councilman Carey moved, seconded by Councilman Comstock, that the last action to delete Program 19 be reconsidered. MOTION FAILED: To motion to reconsider failed on a 2-4 vote, Council - members Clay, Norton, Witherspoon and Eyerly opposed. Vice Mayer Clay asked that his vote be changed to a yes vote on the motion to reconsider, and the motion still failed, 3-3. FORMER MOTION FAILED: Councilmen cilmen Carey asked to channge hie vote to a "no" vote on whether to dalate Program 19. Therefore, this motion fails on a 3-3 vote, and Program 19 remains in the Plan. 110 0/16/76 Councilwoman Witherspoon felt that Program 21 should be deleted because this is not a practical area for local financial assistance. The piggy- back fund is one thing, but this is a more substantially supported rent supplement program. MOTION: Councilwoman Witherspoon moved, seconded by Councilman Eyerly, to delete Program 21: "Provide local financial assistance to bring rental housing within the means of low-income households." Councilwoman Witherspoon wanted it understood that this motion will not affect the Piggyback Program. Mr, Schreiber counted that the Piggyback Program is one which combines a federal rent supplement with a local rent supplement because the fed- eral rent supplement is not adequate to function within the rental struc- ture of Palo Alto's market. Program 21 is a proposal for a 1002 locally financed rent supplement program. Mayer Norton asked for some information in reference to the Piggyback Program. For every dollar of City money put into the program, how many dollars of federal money are matched with that. Mr. Schreiber replied that the County, using federal funds, puts up $70 on the average and the City puts up $50. The $50 is the gap between HUD rental limits and what rental units actually rent for in Palo Alto. MOTION PASSED: The motion passed 5-1, with Councilman Comstock voting IIno . 1! MOTION Councilwoman Witherspoon moved, seconded by Councilman Eyerly, to delete Program 22: "Enact a construction tax on nonresidential development with the funds to be used for low- and moderate -income housing." Councilwoman Witherspoon explained that this would enact a construction tax on non-residential development with the funds used for low -moderate income housing. She said ,she cannot find that an equitable way of funding lowemoderate income housing. MOTION PASSED: The motion passed on a 5-1 vote, with Councilman Comstock voting "no." MOTION: Councilwoman Witherspoon, seconded by Councilmen Eyerly, moved to delete Program 23: "Modify or augment the present real property transfer tax so that fund* are used for low- and moderate -income housing." Councilwemen Witherspoon explained that augmenting the present real prop- erty transfer tax, so funds are available for logs and moderate income housing. She said she is not aware that the City has a real property transfer tax, at least one that accrues to the City. Mayor Norton replied to Councilwoman Witherspoon.* question that there is a _small real property transfer tax that is approximately 55F per $500. Mr. George Sipal, City Manager, estimated that the City gets around $25,000 or $30,000 annually from this tax. Mayor Norton commented that Program 23 would substantially increase that tax rats. MOTION PASSIM: The motion passed on a 4-2 vote, with Councilmembers Carey and Comatock voting "no." 111 $/16/75 Councilman Eyerly said that Program 2 on Page 9 bothers him. This is the program to "include in the zoning ordinance provision for a cottage/duplex zone which will allow more than one detached single- family dwelling under one ownership on one property." If there is a large lot and this is allowed to happen, it is basically the same as splitting the lot. MOTION: Councilman Eyerly moved, seconded by Councilwoman Witherspoon, to delete ;rograt 2 on Page 9. Councilman Comstock pointed out that there are properties in the City now where this is going on without particular disruption in the neigh- berhood. Re then asked what Councilman Eyerly sees as his primary concern. Mrs. Steinberg said there had been a great deal of discussion about this. There are many examples of this in Palo Alto, and they usually do work, and are well maintained if they, are kept under one ownership. Rather than having the lot split, this is a way of keeping the property in better condition by permitting the owner to build a second house on the lot. Councilman Comstock asked if what she meant was not only confirming some situations that exist but establishing a zoning environment where under appropriate conditions new developments of this type might take place. Mrs. Steinberg replied that this is what she meant. Councilman Eyerly said he can see where people with a large enough lot might add a cottage for their family, seniors, or retirement, or ecoe monies would dictate that when they retire they must build something on their large lot so they preserve the main house. There might be some type of structures that the City would not be able to control which would deteriorate some of the R-1 neighborhoods. The larger lots should be preserved, and not be allowed to deteriorate. Councilwoman Witherspoon asked Mrs. Steinberg if the Commission had been thinking of new construction, and how would this be controlled so there vculd not be double or triple the density in a neighborhood over a period of time? )ts. Steinberg said they were not trying to encourage development of a lot of courts. They are primarily talking about one or two other struc- tures on the lot. The particular area or lot size would have to be de- termined in the zoning ordinance. Mt. Dleynesy said it would have to be related to particular zoning districts, and it could be seen as a transitional belt from apartments surrounding downtown to single-family areas where this would not be permitted. This is the lowest cost housing you will ever get built without subsidy in the City of Palo Alto. There will not be many units but thence will be some. Councils Carey commented that the Council had now come full .circle. They do not want to increase the. population, do not went to increase the traffic, but vent to provide some housing mix, bat do not want to increase densities, do not wont residential and industrial, do not want them over perking lots empty at night. Sow tea one new sore that will allow a very modest addition st relatively low cost and densities to the housing stock in the City is being questioned. ` This ie a tool that would work in some of the transition areas, and is a tool that would odd to the housing 122 8/16/76 stock. Every tool taken away that would add to the housing stock drives the prices up and makes it all the more impossible for people of moder- ate means to live in Palo Alto. This whole section should be re -analyzed. If some mix of housing with respect to income in this town is to be provided some of the tools to accomplish it seem to have been taken away. Councilwoman Witherspoon said she is just concerned about where it will go. The key thing here is to keep them under one ownership. But there will be quite a lot of neighborhood opposition if R-1 neighborhoods were to be upzoned to accommodate this: The concept is not bad - it just depends on were you put it in town. Councilman Carey said he hates to take away the options now. MOTION FAILED: The motion failed on a 1-5 vote, with Councilman Eyerly voting "yes." Councilman Comstock referred to a letter received from the Mid -penin- sula aula Citizens for Fair Mousing which is actually a copy of their presen- tation. They suggested that after Programs 24-28, there are a couple of additional points that ought to be included. One was a requirement that removal of any housing units be replaced on a one -for -one basis to maintain the supply of housing. The second was that state and federal programs be modified to simplify procedures and be more responsive to Palo Alto's needs. He asked for ce nt from staff or Planning Commission as to whether these ought to be policies or programs in the context of how Council has been dealing with these other items. Mr. Schreiber said the first point would be a program. Mayer Norton asked what would happen if a building now being used as a single-family or a multi -family residence in a commercial zone were destroyed - would this require a replacement dwelling unit? Mr. Schreiber Bald that would be his interpretation. MOTION: Councilman Comstock moved, seconded by Councilman Eyerly, that a progree requiring that removal of any housing units be replaced on a one -for -one basis to maintain the supply of housing be added in the part of the Plan deemed appropriate by staff and consultants. Mayor Morton stated that he will not participate in this matter. Re has an interest in property that would be affected by it. Councilmen Eyerly said he can see where that program would be one of the ways to encourage housing in conjunction with new retail and office space. It seems to make sense as an i.ncen t ive . Councilman Carey asked what would prevent an owner from switching the use close to demolition to commercial. Mr. Schreiber replied that there would have to be a provision that the site have a residential use within perhaps one year prior to applying for e demolition permit. Councilman Carey said he had a problem with this because if the property is commercially sowed and the taxes have been paid based on commercial values but there is a structure which essentially is a holding mechanism until the owner is ready to develop his property, what you are doing is saying that he cannot use his property un'ass he goes out and buys him- self a residential lot to build himself another house. 1 1 3 8/16/76 Councilman Comstock said this is not solely directed at commercial uses. It might be a single-family home that is replaced with an apartment of some kind. Councilman Carey said as he understands the with a residential structure on it has that commercial structure built, the owner would one new residential unit. motion, if a C-2 property structure removed and a have to find some laud for Councilman Comstock pointed out that the motion does not say this must be in the sae location. Councilman Eyerly said ha did not understand the thinking that the owner would have to go out and buy another lot. If he built a commercial building, he might build housing on the upper floors. Councilwoman Witherspoon commented that she regards a number of the lower income unite, especially around the downtown area, as always having been a bonus because for one reason or another that property was not developed and the tenants have been allowed to stay. She said she finds it a little bit much to require the developer to provide new housing in lieu of the old housing. Also, she has a problem with determining what a housing unit is. Where you are tearing down an old house that has maybe five or six tenants who are in a boarding house situation, is that worth five units of regular housing? Councilman Comatock said he ,mould anticipate that these would be the kinds of questions the staff will teet the council and the Planning Commission oa if there is interest. The issue is what happens to people who are displaced from this kind of housing? Vice Mayor Clay said he has a problem with that because it applies only to non-residential zones. Further, before the Comprehensive Plan is reviewed, the land use map will have been redone. So if there are areas there housing is more suitable than some other kind of development, the land use nap will reflect that. MOTION FAILED: The motion failed on a 3-2 vote, with Councilmeebere Com- stock and Eyerly voting "yes", and Mayor Norton abstaining. Councilman Comstock said the second point, which is a plea to simplify state and federal procedures, does not require the statue of a program. He asked the staff to insert it where appropriate. Councilman Eyerly said he would like Council to vote on Policy 9 on Page 12, as per John bervald's recommendetion. He suggests that he does not agree and suggests a deletion and substitution of "present to the voters any proposition to fund capital projects for housing." Councilman Eyerly said the suggestion was not clear to him, so he would drop the matter. Councilwoman Witherspoon mentioned that she has found that "residential" is a mach more comprehensive term for this section than "housing." Housing per se is just one of the things being looked at in connection with Palo Alto's residential quality. MOTION: Councils Witherspoon moved that the section be called "Residential" rather then "Housing." MOTION FAILED: The motion died for lack of a second. 1 14 8/16/76 EXECUTIVE SESSIONS SCHEDULED Mayor Norton asked Council when they Council -appointed officers for their that the Council would meet with one people on August 30th. ADJOURNMENT would like to meet with the annual review. It was decided person on August 23rd, and two Councilman Comstock said he felt the Council should resin discussion on, the employment section of the Flan at the beginning of the meeting on Wednesday night, August 1S, 1976. MOTION: Councilman Comstock moved, seconded by Vice Mayor Clay, that the meeting be adjourned until 7:00 p.m. Wednesday night, August 18th. The motion passed on a unanimous vote and meeting adjourned at 12:10 a.m. to 7:00 p.m., August 18th, 1976. Ae2445- M yor 1 1 5 8/16/76 1 1