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HomeMy WebLinkAboutMinutes 1997-04-03 Mayor Joseph A. Fernekes Council: James L. Datzman Eugene R. Mullin ..... tohn R. Penna Robert Yee MINUTES '~ - City Council Municipal Services Building Community Room April 3, 1997 273 AGENDA ADJOURNED REGULAR MEETING CALL TO ORDER: (Cassette No. 1) ROLL CALL: 1. McLellan Nursery property/Greystone Development Project and Alta Loma Park (triangle). ..~'t9 ~ ACTION TAKEN ADJOURNED REGULAR MEETING 6:02 p.m. Mayor Fernekes presiding. Council Present: Council Absent: Datzman, Mullin, Penna, Yee and Fernekes. None. Director of Economic & Community Development Van Duyn related: he and the Director of Parks, Recreation & Community Services will present overviews on the proposed residential development and Alta Loma park; this is to acquaint the Council with the project before it goes to the Planning Com- mission, for the Council is the authority for land use entitlement in a redevelopment area; the site consists of approximately 31 acres in an irregular shape just south of Hickey Blvd. and across from the proposed BART station; the proposal will consist of three neighborhoods - Grove - 116 detached homes, Meadows - 63 detached homes, and below market rate rentals - 33 units; the project nets out at 29 acres; the development is located adjacent to the 10.8 acre park site owned by the City which was bought from the School District which continues to operate the adjacent Alta Loma Middle School; the applicant has given the Council reduced copies of the site plans of the actual park and improvements; this is being brought forward because staff wants the applicant and staff to conduct neighborhood meet- ings after the Council is fully briefed on the devel- opment and park; because it is in a redevelopment area there must be 15% of the units set aside for low income people which will consist of 33 below- market rate rental units developed by Mid-Peninsula Housing Coalition along E1 Camino Real that will have separate access and run 900 to 1,500 sq. ft.; lot sizes will be 3200 sq. ft. and the homes run from 1500 to 1800 sq. ft. on 5,000 sq. ft. lots; a spine will provide access to a small lparking lot that 4/3/97 Page I AGENDA 1. McLellan Nursery property - Continued. 4/3/97 Page 2 ACTION TAKEN 274 will terminate at the park itself, but it cannot be used with the subdivision to the north; etc. Director of Parks, Recreation & Community Ser- vices Nagel exhibited a conceptual drawing that was developed last year, even before Greystone, for they knew the property would be developed and staff wanted to have a plan in place if a developer came forward; this was part of the acquisition of the School District property under the Naylor Act with the Avalon property and it was packaged for 25 % of fair market value; staff has proposed two ballfields, so the teams can play back to back; it will be a multi-purpose park with picnic tables, play areas and basketball courts; staff's concern is access, for the main point of access is Camaritas and staff wants surveillance throughout the entire site; they put in a parking lot, for parking is always an issue on certain days and there will be access to Alta Loma School for an overflow of parking; there is enough room for soccer to be played; there is existing residential in the area and staff does not know how they will react to this; there will be security lights, but not night lights to play, so people are not playing bas- ketball to the early hours of the morning or hanging around loitering; etc. Discussion followed: why not have one tennis court and one basketball court; there can be problems in one neighborhood with the loitering and not in another; there is a problem in a neighborhood with late night playing and swearing; Director of Eco- nomic & Community Development Van Duyn stated the developer is willing to build the park and will pay for the construction as part of the overall devel- opment; Councilman Datzman noted the street is to be called McLellan and is envisioned as a private street; he questioned the width of the street, how it would compare with the other streets and would it be privately maintained; it would be pri- vately maintained with sidewalks only on one side, but if that was altered then the number of units would be reduced; Councilman Penna stated it would affect the lot size, but not the number of units; Councilman Yee expressed his concerns on a prior development on private streets vs. public streets to Council; he does not have any data as far as what kind of potential problems there will be for the homeowners to be responsible for the public improvements to maintain the main street; he won- dered why a public street has to be a particular AGENDA A~TION TAKEN 1. McLellan Nursery property - Continued. 4/3/97 Page 3 275 standard, yet if you deviate from that standard it becomes private; if Council allows this neighbor- hood to be a private street, in the future you are going to have a problem because if they are under taxed they will have a problem with the maintenance costs which have not been discussed; it was brought up by the engineers, but not discussed; it will meet construction standards whether it is for private use or not which includes the trade-offs on a portion of the project; Councilman Yee also has a problem with sidewalks on one side only, and he is not sure the Council, as the decision makers, should accept that if that is all we can get in this development; Vice Mayor Mullin concurred with Councilman Yee that it seems substandard historically in the City, because of the size of the lot and a big house, the standard street width of 36 feet is a small right-of- way; he wanted a brief explanation of the City acquiring the park as it is right now; he talked to Barry about this earlier on whether consideration was given to a JPA with the School District of sharing the site they have right now; he talked to a number of people with respect to the City taking this parcel through the Naylor Act and is looking for the genesis and how we got to where we are. Director of Parks, Recreation & Community Ser- vices Nagel related: this goes back a number of years and none of this Council was on at that time; there was a proposal for several ballfield sites, there were public meetings and lots of interest for a ballfield complex and to pool all the resources for many ages through the peewees; from that point forward there was the master plan and it became a top priority to acquire this under the Naylor Act and develop it; so, this was phase 1, and maybe we could get a joint thing with the School District and make a interconnect during school to utilize all of this and you would have a very large complex; so Council said let's let El Rancho go and put our ener- gies up here and add a ballfield. Mayor Fernekes stated it was brought up in one of the joint meetings with the School Liaison to extend the idea of the park and have it all developed and share it, for there is no real park in that area. So, the master plan called for acquiring that space. Mr. Jim Keegan, 1244 Crestwood Dr., stated what Barry described of the complex was contemplated, but it was not on the Alta Loma site. He stated the ~ENDA 1. McLellan Nursery property - Continued. 4/3/97 Page 4 ACTION TAKEN proposal was made for the complex on the existing Alta Loma green space at the time you were talking about the School District, and the Council locked into negotiations on the Alta Loma triangle. They wanted to sell it and the stumble was the City part at the end of Camaritas. There were several sugges- tions to swap the property with the City. One of the suggestions was to swap a piece of property at El Rancho, but the different size didn't make sense and it was the worst of times to sell land. So, that is not the picture he remembered and he was deeply involved in it. What we are talking about is a neighborhood park, and you are putting it into a ten acre site, and then extending it to the school property. Where is there a neighborhood park that is twelve acres. What he thinks has happened here, there are two cases of ill luck - the School District is a loser as is the City. This was purchased for a steal, it was under ap- praised because the School District just got through selling six acres of the green space for access and they got $46,200,000, that is $200,000 an acre. The School District sold it for primary residential land. He reiterated his concerns that the City and the School District lost on the deal but, if the land was put together as the School District was trying to do twelve years ago - if it was done today, there is no reason to assume they would not get $700,000 an acre and the City owned 1.3 acres of that. So, if the City put it on rewind and started again, then today it would be worth almost a million dollars. The alternative to that, and we have talked about the park, recreation and open space in the Master Plan that was put out on Orange Park - that it was a priority. What you are seeing was supposed to be at Orange Park and it was in four phases, some of the money that was floating around could satisfy those phases in this plan they are talking about by Callendar & Assoc. What he is suggesting now is do what Callendar said should go into that area and you put this on rewind and start over and the School District gets back money and gives it to the City and the School District would be richer and needs the money. He stated there could be a neighborhood park and a joint powers agreement that could be put on the existing green space for less. He related: under the Quimby Act he has to build it over donated land; we went through that with AGENDA ACTION TAKEN 1. McLellan Nursery property - Continued. 4/3/97 Page 5 277 Terrabay, but he didn't give us anything; with the Quimby Act we can still do the other park; we paid for the Plan and should do the things Callendar suggested for the park and recreation system; he urged the Council to agendize the matter. Director of Parks, Recreation & Community Ser- vices Nagel related, at the request of Councilman Datzman: what the School District and the Council were discussing twelve years ago was they would put the two pieces of property together and divide up the proceeds; the School District wanted the property developed; the property was sold for $700,000+ an acre. Discussion followed: Councilman Penna is not happy with only one entrance and exit and backyards fronting up to the street; he would rather see Camaritas opened up to that area and have the homes turned around and see a better flow of traffic into Camaritas; he said the biggest thing is the seg- regated housing with the Mid-Peninsula site and would prefer a more integrated plan; Vice Mayor Mullin stated he is an employee of the School Dis- trict and thought it inappropriate for him to suggest a Subcommittee; it was in his mind all day to call the City Attorney because the School District would be the direct benefit if a change occurred; this may not be a conflict of interest, but he wanted the City Attorney to rule on it; City Attorney stated he did not believe there would be a problem, but he would concur, Vice Mayor Mullin could not because this is a work session; Mayor Fernekes stated he and Councilwoman Teglia were the Subcommittee that looked at this issue to proceed, develop the park and work with the park so it would be one consecutive park; the Subcommittee talked about appraisals when the Alta Loma triangle was purchased, but over the years the value of the properties has gone up; there were legally binding appraisals and it was not stolen, but bought at that value; Council does have a Sub- committee that meets with the School District and has talked about it; the Mayor likes the concept with the ten acres and if it is sold we don't have ten acres and the use of the Naylor Act; the City tries not to sell property and pay for it twice and it is supposed to be used for recreational purposes and was given to the City for recreation; the Mayor remembers talking about this as a School Board Member, that the property was to be used for that purpose or it goes back; when we first talked about AGENDA ACTION TAKEN 1.._~. McLellan Nursery property - Continued. 2__:. Fire consolidation study. 4/3/97 Page 6 278 it the land was landlocked and we talked about pur- chasing a piece on DelMonte so the road could go through, because the property was landlocked be- cause one piece was owned by the City and that was the process; the Mayor remembers it well, because he was on the Board at that time; the park site is the same size as Buri Buri Park and the City can get another ballfield; Mr. Keegan disagreed with the Mayor and asked the City Attorney to research the purchase of the 1.3 acre site from Mr. Botieff for a park, for if it was not used for a park it was to be given back to him for that was part of the deal; the City Attorney looked into it and came back to the ruling that was not true, there is nothing in the agreement that it had to go back and in his opinion the money could be used anywhere; any type of money like that with the Quimby Act can be used anywhere; Mayor Fernekes directed the City Attor- ney to look into that; there are engineering concerns on topography, some of which have been worked out and others are still being argued and they have problems with the single loaded streets; the appli- cants are present and sensitive to Council sugges- tions; Director of Economic & Community Devel- opment Van Duyn reiterated, this came to Council not for great detail, but to familiarize them with the project and let them know of the opportunity to build a park and have exposure to the site; Mr. Keegan asked the City Attorney to investigate one more item in reference to the Botieff deed, if the City and School District resold the two properties together, then the money could be used elsewhere in the City; Mayor Fernekes pointed out that in-lieu fees have to stay in that area, however this is not the item on the agenda; City Attorney Mattas stated he noted Mr. Keegan's comments, it is on the re- cord and he will get back to the Council; Ms. Jan Smith, School District, stated negotiations were done in good faith and property values have increased greatly, however, the City jointly got the appraisals and jointly accepted that; they were disappointed and the real choice is how you sell it; the School District was able lately to sell property at a higher rate and she wanted it a matter of record, it was in good faith and there was a process. Fire Chief Stark stated the purpose of the agenda item: feasibility of merging the management teams of the four fire departments into a single shared resource organization; a brief slide show; the part- nership will consist of Brisbane, Daly City, Pacifica AGENDA ACTION TAKEN 2. Fire consolidation study - Continued. 4/3/97 Page 7 279 and So. San Francisco; Colma has not expressed an interest and the same is true for San Bruno; Colma has a volunteer fire department and San Bruno's fire department is fully paid; he described fire personnel vs. population and the number of fire stations in the various cities; the concept is to combine the man- agement team, eliminate fire chiefs and consolidate dispatching to result in enhanced services and a reinvestment of savings back into the system; there appears to be political interest on each Council and a need for more information; a subcommittee was formed with two Councilmembers from each City, the four City Managers and four Fire Chiefs who met on January 23rd; the group separated into two subcommittees and had many meeting which resulted in a draft JPA, bylaws and a draft budget; they developed a set of goals and responsibilities for the team; the removal of the fire chiefs would come from attrition and a phase in approach and recom- mend that the four dispatching centers become one and S.S.F. was the most logical site; they developed standard operating procedures and boundaries and the drawbacks to doing it; the benefits are reduced costs, overtime and removing higher paid levels and creating down the ladder the carrying out of the support functions necessary for such an operation; the JPA structure insures local control through the document itself, for it delegates, limits authority and the budget process would assure local control as would local participation from each city. Discussion followed: how can you have a JPA and have local control; the only part of the operations that would be a single entity is the management team that would do the MOUs, but in the administration level nothing would change; each city would be responsible for the budget and service levels it wants to provide in the boundaries; Mayor Fernekes had the same concerns over lack of local control; it is almost like a United Nations Security Council; certain cities have very little assets and other cities like us have greater assets, so there shouldn't be the same vote; the bulk of the fire dept. budget would be retained under the direct authority of the Council because all those assets are for the service of that community; Councilman Penna is bothered, because we have a good paramedic program and was bother by how this would be affected by the shared re- sources, as well as the full service training; not every city has the broad spectrum of skills this city has; the Fire Chief stated the cities would share the AGENDA ACTION TAKEN 2. Fire consolidation study - Continued. 4/3/97 Page 8 280 cost of training and perhaps consolidation of dis- patching and other services could be looked at even if this city does not pursue this; Pacifica plans to close their station on the earthquake fault which will affect our responses; this would be shared by S.S.F. and Daly City; would we be servicing a greater area with less people; everyone now has mutual response; the next level is agreement from the local line level; eliminating the upper levels and creating middle management to handle the logistics and provide growth opportunities for people to learn and move up in the organization; the downside is a lack of labor support and that goes across all of the fire department tiers, mid-management and the other is the wide spectrum of service levels throughout the north County; S.S.F. clearly provides the highest level of service and Daly City is closest, but not the same and the others are below; he realizes enhance- ment, management opportunities create a more effic- ient organization; this could create a marketing problem in moving forward and the other thing is there is the significant distrust issue of the political and management levels throughout all levels of the organization of the Fire Fighters Union which the Fire Chief thinks insurmountable; last year the other cities avoided the issue because it was an election year and from the labor units there are MOUs and all are concerned on how this would affect their salaries and benefits; even though now there is an opportunity that won't exist for long, it is a real issue for the other cities and there is a real fear of moving forward quickly to satisfy their timing con- cerns and not thinking this through; Fire Chief is looking for direction to proceed or deny or pursue other avenues. Councilman Datzman noted the agenda item read, fire consolidation study, and if you look at the items from the four cities it is different, which says a lot to him all by itself - in terms of where this thing started and where it ended up, and why it started occurring. But, it wasn't long before there was evidence of concern so, the idea of a shared re- source concept was one that was accepted, but when you talk about a full consolidation in terms of Colma and San Bruno, well, he thought they would go ahead and invite them in later. Discussion followed: Councilman Datzman ques- tioned Daly City having less personnel than S.S.F. when they are twice our size; the service level dif AGENDA ACTION TAKEN 2. Fire consolidation study - Continued. 4/3/97 Page 9 281 ference, a good portion of that is in the cost of the paramedic program, plus the Chief and includes the Building Division and Code Enforcement in the count which is not included in Daly City's count; paramedic program generated $46,000 in revenue and the Building Division is revenue generating; Daly City does not provide a paramedic program; City Manager Wilson said this came to Council at their request for more information to determine how it will impact this City, do you want to be a player and an active participant or is there any part you want to be a player in; Councilman Datzman stated this would not be the first time that time was spent and Council found it doesn't go anywhere, but there was some confusion about the political will and its strength; he did not want to spend months on the item only to find out we have spent a lot of time spinning our wheels and he does not want to alter local control; Councilman Yee stated the whole concept is to save money and you can use the dol- lars and are we giving up control - if the Subcom- mittee is not comfortable, then we should not talk about it; Councilman Datzman was confused because he asked if it was to save money and they said no we can use that; Mayor Fernekes agreed, they said the money could be used in the future; his concern is also local control and felt uncomfortable to put it into a JPA; S.S.F. enjoys having a very good Fire Department and you start comparing apples to apples on this item and we have our ambulances and para- medics and response time that far exceeds other cities; he strongly wants to look at maybe joint dispatching that doesn't have to be a JPA; he feels we have an excellent department and he does not want it to go down in any way for our ambu- lance and paramedic program were here long before the County started with the Baystar ambulance ser- vice and 201 legislation; the 201 rights rest with the City that provided the service and joining the JPA would not impair that right, but would not confer that right on the other entities; Mayor Fernekes, as one member of the organization, rec- ommended the City withdraw and devote our atten- tion to our own issues, for they had already spent many hours on this; Councilman Penna did not disagree and said maybe they could contract with other departments as we were prepared to do with Brisbane; Mayor Fernekes stated he was only refer- ring to the JPA and the consolidation of the four cities departments; he and Councilman Datzman talked of four fire departments consolidating - AGENDA ACTION TAKEN 2. Fire consolidation study - Continued. 3. BART comprehensive agreement. 4/3/97 Page 10 282 which he opposes; Councilman Penna still did not disagree with that, but if it were to happen it should be with Brisbane as they are the only other industrial city for the others are residential; Mr. Keegan asked if the one Chief would make more than the four he was replacing and/or would those four become deputies; Fire Chief Stark stated the four would retire, there would be a savings in salary and bene- fits and no one would replace them; Mr. Keegan pointed out the good relationship this community has with its Fire Dept. because most know the firemen and grew up with them, however, the Police Dept. is different; Mayor Fernekes was looking at the service level to this community and that is why he is opposed; Councilmember Datzman stated it was pretty clear at the last meeting that this city would be doing the other cities a favor and they could not proceed without us, if you want to talk about shared resources, but the idea of consolidating is not in our interests and we have to say that; that is correct, for we have a Subcommittee to look at this in depth and it looks like they spent a lot of time and he con- curred; Councilman Penna concurred; Councilman Yee stated it was whatever was decided; Mayor Fernekes asked the City Manager to forward the decision to the cities; etc. Senior Planner Kalkin related: the construction impacts will be a big impact on City facilities; BART has assured us it will be in a subway buffer and will be in the agreement; the City wants to be assured it will have adequate time to review the con- tract and be reimbursed by BART; on the first go around staff was given a box of documents and drawings; staff wants to be sure that any facilities that are damaged are reconstructed; it wants assur- ance that parking impacts will be mitigated once the project is up and running; that they will provide the bike trail; give us the specifics of construction, closing of streets, the noise impacts and we have two schools that are special zones that the City has concern for those uses; the City is concerned about the dust factor for there are a log of houses along that line that will be affected; that the station guide- lines will be used by the station architect and we will still have approval of the station and other issues are covered in the document; and she is look- ing for further comments from the Council. City Attorney Mattas related that he and the Senior Planner had meetings with the Manager and raised AGENDA ACTION TAKEN 3. BART comprehensive agreement. 4/3/97 Page 11 283 particular concerns which the Manager shared and the document was changed, but the changes were minor. Councilman Penna related: he is opposed to BART going to the Airport and will vote no; at the last meeting he acted wrongly and the Mayor told him he was out of order and he apologized to the Mayor and the City Council for his actions were inappro- priate. City Attorney Mattas related further changes to the summary: it would pertain to not only would the City have the specific right for plan checkers, but they can also have contract checkers that BART would have to reimburse. Councilmember Yee listed some of his concerns: that there is no cost to the City, which he thinks the City Attorney has taken care of; at one time BART was supposed to say, Hickey Blvd. is a City street and you construct and pay for it, but that is not the case and he wanted to make sure it is in the docu- ment, for he thinks they have to dedicate a street to the City; and to City standards which is four lane arterial and we want to make sure it is a specific standard, for there was a cross section somewhere along the way; a signal at both ends and a signal where the exit comes out and there is no signal; etc. Discussion followed: should we insist on a signal; yes, if it is justified; it is a major route; if we have follow up on the other concern on the extension of Hillside; the City has been persistent that Hickey should be extended from Mission Road and right now it is not, yet the City and BART are in discus- sions with the County without a commitment; we should find out when a commitment was made to extend Hickey from Mission Road to Hillside; we should put pressure on to do this, otherwise they will use Evergreen; there were discussions that the Hickey Extension be called something else because it jogs onto El Camino because people get confused; Councilman Yee suggested we could call it McLellan Blvd. or McLellan Extension; there is going to be a major improvement on Colma Creek because of the station; Councilman Yee questioned who it was going to be dedicated to because no one wants to maintain, and he felt the Council should insist it be dedicated to the Flood Control District; AGENDA 3. BART comprehensive agreement - Continued. 4/3/97 Page 12 ACTION TAKEN there is a box under the BART station, for the Flood Control District ignores that; City Manager said the Flood Control District is responsible for the mainte- nance; it still should be conveyed to BART that we think the District should accept it; the project is too big for one employee to inspect, for there are going to be all kinds of complaints and Councilman Yee thinks he should be a professional; City Manager stated he and the Director of Public Works talked about having some capital projects going on and they will be coming back to Council with a contract with a professional firm to bring people out as pro- ject directors; Councilman Yee felt they could have some control on the construction phase, in other words, we could not allow them to open up more than 500 feet at one time, so they don't open up all of S.S.F.; BART has talked about picking two loca- tions and go in both directions and S.S.F. concerns would be focused on any where there are crossings; concern about cutting Chestnut and Spruce and the whole thing is separated into two segments for two years; Director of Public Works stated BART has a plan, but staff has to look at it; didn't they also indicate any of those cross streets would always have one lane open; staff is taking the position, to always keep the lanes open for two way traffic; the second concern is how long do we have to allow that to happen, we have to say put it back in two weeks, not six months; we have to control it so the public is not inconvenienced; the Mayor and Coun- cilman Yee discussed negotiating a linear park when BART put back the dirt and he remembers they promised we would get a linear park, trees and shrubs and we told it to the public, but it is not in the document, for it is a commitment, yet all Councilman Yee sees is the bike/pedestrian trail; Councilman Yee was the Mayor at that time and said they would have a nice linear park; the discus- sion was with Frank Wilson; if they say they don't have money, they are not going to do the linear park; is there going to be a separate agreement with Samtrans and the City; that relates to the ownership of the lines; what recourse does the City have if BART does not fix the streets or whatever, can we make them put up a bond; if we do not require bonds the City ultimately get a breach of contract because we would be damaged; it would be prudent to discuss this with BART on the issue of bonding; BART may have one bond covering all cities; we can look at being a beneficiary on the bond, so BART isn't required to go out and get another; AGENDA _AC_T!QN TAKEN 285 3. BART comprehensive agreement - Continued. Councilman Penna Left the Meeting at 8:15 p.m. 4. Closed Session, pursuant to GC 54957.6, labor nego- tiations for Operating Engineers. RECALL TO ORDER: ADJOURNMENT: unless it being for a fixed amount of time, the City Attorney could put a fixed date like six months or a year so staff does not have a problem; Director of Public Works Gibbs asked that the period be twelve months; is reimbursement for plan checking and inspections commonplace when San Bruno may have the same request; they are all making the request; City Manager Wilson stated city staff, of all the agencies, have met and talked about commonalities in the document; will the Planning Commission be involved in the final design; if it is the Council's desire, yes, but normally it would go to the Council; this policy is within the Redevelopment Agency and the Council has the ability within the Redevelopment Agency to take primary review and it comes to the Council directly and the project does not go to the Planning Commission; there are timing issues in- volved so if the Council retains that authority it will eliminate that step; it is the Council's guidelines, but they should be sent to the Planning Commission for input; early on someone on BART should be avail- able to us 24 hours a day; before the project starts the staff, whoever that may be, is going to met with BART and call it a pre-construction meeting; there has to be a process to give BART the opportunity to act; it's not BART, but the contractor; "shall be coordinated with the City's Cultural Arts Commis- sion'' means what; that there will be some avail- ability for public art and staff wants them to be part of that art; then they make the recommendation and it comes to the Council; shouldn't it go through the City Manager; change it to read the City Council; etc. Council entered a Closed Session at 8:45 p.m. to discuss the item noticed. Mayor Fernekes recalled the meeting to order at 9:07 p.m., all Council was present, no action was taken and direction was given. M/S Mullin/Datzman - To adjourn the meeting. Carried by unanimous voice vote. Time of adjournment was 9:08 p.m. 4/3/97 Page 13 AGENDA ACTION TAKEN RESPECTFULLY SUBMITTED, Barbara A. Battaya, City Clerk City of South San Francisco APPROVED. Jose~ A. ~ernekes, ~r City~f South San Francisco 286 The entries of this Council meeting show the action taken by the City Council to dispose of an item. Oral communica- tions, arguments and comments are recorded on tape. The tape and documents related to the items are on file in the Office of the City Clerk and are available for inspection, review and copying. 4/3/97 Page 14