HomeMy WebLinkAboutAGENDA REPORT 1997 1217 CC REG ITEM 09DTO:
FROM:
DATE:
Agenda Report
City of Moorpark
The Honorable City Council
Paul Porter, Principal Planner
Nelson Miller, Director of Community
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ITEM . D.
Cny OF MOORPApX CALIFORNM
City Council Meeting
of i a�(��.- -1991-
ACTION: l olYtwudd
.I. - I's -q
November 20, 1997 (City Council meeting of 12/17/97)
SUBJECT: REQUEST FOR AUTHORIZATION TO INITIATE GENERAL PLAN
AMENDMENT AND ZONE CHANGE APPLICATIONS UNDER
PREAPPLICATION NO. 97 -1 BY WEST POINTE HOMES TO AMEND
THE GENERAL PLAN LAND USE MAP ON A PORTION OF 350 ACRES
FROM RL (RURAL LOW) TO LOW DENSITY AND ZONE CHANGE FROM
RE -5AC TO ACCOMMODATE THE BUILDING OF 350 HOMES USING
DENSITY TRANSFER IN ACCORDANCE WITH SECTION 17.38.060
OF THE MUNICIPAL CODE ON PROPERTY LOCATED WEST OF
WALNUT CANYON ROAD AND APPROXIMATELY V2 MILE NORTH OF
CASEY ROAD (ASSESSOR PARCEL NOS. 500 -0- 260 -025, -045, -
075, -085; AND 500 -0- 270 -050, -090, -140, -155, AND -
165 - SITE OF VESTING TENTATIVE TRACT MAP NO. 4620)
The applicant initially submitted a plan as part of this
preapplication to allow for a mixed use of five acre ranchettes
and single family lots with an average size of 9,000 sq. ft. for
a total of 420 units on 35 acres. It has been subsequently
amended several times to request 350 units. Since the Community
Development Committee meeting on this matter on May 21, 1997, the
applicant revised the plan to request permission from the City
Council to process a General Plan Amendment and Zone Change for a
change to the property to allow for a mixed land use project
consisting of single family lots averaging 8,500 to 13,000 square
foot cluster development with an overall average density of 1.0
units per acre with a density transfer to develop a smaller
portion of the property. At the conclusion of this report
several alternatives are identified for City Council
consideration.
On January 9, 1991, the City Council approved Vesting Tentative
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00 ®292
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 2
Tract Map no. 4620 for 66 five acre lots on 349.8 acres. The
Vesting Tentative Map has never recorded and expires on January
8, 1999. The site is bounded on the east by Walnut Canyon Road
and the County Waterworks District No. 1 office facility. The
majority of the site consists of predominately hillside terrain
with approximately 66% of the total site having slopes of 20% or
greater. Because of the hillside topography of the southern
portion of the project site, it is highly visible from the
central area of the City. Two canyons represent the major
topographical features, the larger of the two canyons running
east -west located in the central area of the parcel, and the
other large canyon located along the eastern boundary of the
parcel, running north - south.
The conclusion of the Negative Declaration prepared for Vesting
Tentative Tract Map No. 4620 was that the proposed development
would be developed in landslide areas which could be mitigated by
requiring that all corrective measures be taken during the
grading and infrastructure construction period. The landslide
areas were to be either stabilized or removed.
At the public hearings for TT 4620, several issues were raised
regarding equestrian easements which included, whether trails
would be public or private, who would be able to use them, who
would be responsible for maintaining and owning the trails. At
that time, the applicant was opposed to any requirement for
dedication of equestrian trail easements. The Circulation
Element of the General Plan did not show an equestrian trail
proposed across the applicant's property, however trail easements
were conditioned to be placed on the Tract Map.
Tentative Tract Map No 4620 which was approved by the City
Council on January 9, 1991 for a three (3) year period was to
expire on January 9, 1994. In September 1993, the Governor
signed into law Senate Bill No. 428 which added two years to the
expiration dates of all tentative maps, thereby extending the
expiration date to January 9, 1996. On December 6, 1995, the
City Council granted a two -year extension, extending the
expiration date to January 9, 1998. Then in May, 1996, the
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West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 3
Governor signed into law Assembly Bill No. 771 adding a one (1)
year extension to all tentative tract maps, thereby extending the
expiration date to January 9, 1999.
In March, 1997, the applicant submitted a pre - application to
allow for a mixed use of five acre ranchettes and single family
lots with an average size of 9,000 sq. Ft. The five acre lots
were to be located in the westerly 270 acres with minimal
grading. The proposed smaller lots were proposed to be located
along Walnut Canyon Road. Approximately 23% percent of the
project would be graded with an estimate of 500,000 yards of dirt
being moved. This matter was discussed by the Community
Development Committee on May 20, 1997. At the meeting, the
Committee discussed the elimination of the 5 acre lots and also
discussed the possibility a completing a comprehensive update of
the General Plan and continued the matter until after discussion
of this with Council goals and objectives. A comprehensive
General Plan update was not included in the Goals and Objectives
for fiscal year 1997 -98.
In a letter from the applicant dated October 8, 1997, the
applicant revised their original plans by eliminating the five
acre lots which have been converted to natural and recreational
open space, requested permission from the City Council to process
a General Plan Amendment for a change to the eastern one -third of
the property to allow for a mixed land use project consisting of
single family lots averaging 8,500 to 13,000 square foot lots and
a clustered development with 420 homes and an overall average
density of 1.2 units per acre. As proposed, there would be two
access points to the property from Walnut Canyon Road with 13,000
square foot lots adjacent to the highway. The applicant
indicates that by making this change, the east -west ridgeline
will be preserved and the projects overall open space area will
be increased to 73 %. The resulting average lot size will be
approximately 11,000 square feet. The proposed plan also depicts
a multipurpose trail, added paseo system and has added a
potential park facility with soccer, baseball and equestrian
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00OZ94
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 4
facilities which are shown on the attached conceptual plan. The
access to the park facilities is shown from the existing private
road easement which connects to the north end of Gabbert Road.
At the Community Development Committee (Mayor Hunter and Council
member Perez) meeting in October, 1997, the Committee discussed
the applicant's request to process a General Plan Amendment to
amend the General Plan Land Use Map on a portion of 350 acres
from RL (Rural Low) to ML (Medium Low) density to build 420 homes
using density transfer. The Committee consensus was to have the
request be sent to the City Council for consideration in
December. Council member Perez felt some consideration should be
given to allowing the applicant to move forward with less
density, especially elimination of the cluster homes. Mayor
Hunter did not support the General Plan Amendment request. There
was discussion that consideration should be given to deferring
this request along with any other request for General Plan
Amendments, to consider as part of a comprehensive update of the
General Plan to be considered for inclusion in the 1998 -99
budget.
The applicant's request is to have the City Council approve the
processing of a General Plan Amendment from RL (Rural Low - 1
unit per 5 acres) to Medium Low (Medium Low Density - 2 units per
acre maximum) on the portion adjacent to Walnut Canyon Road using
a density transfer in accordance with Section 17.38.060 of the
Municipal Code (Hillside Ordinance). This allows permissible
densities on steeper portions of a property to be transferred to
portions of the property.
On November 24, 1997, the applicant submitted a revised plan to
the Department of Community Development Committee as a result of
the Community Development Committee meeting on October 22, 1997.
The revised proposed land use plan includes the following:
* Reduced the total unit count of the proposed project to
350 from 420 units.
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() 00Z9J
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 5
* Eliminated the Multi- Family "Cluster" Area and replaced
with 8,500 sq. Ft. lots.
* Reduced the overall density to 1.0 density unit per
acre from 1.2 density unit per acre.
* Added a 70' wide buffer area along Walnut Canyon Road.
With use of the density transfer provision, the proposed density
of the entire 350 acres would be approximately 1.0 units per acre
for the site which is consistent with a General Plan Amendment to
Low density if a density transfer is granted.
Section 17.38.060 of the Municipal Code (Hillside Ordinance -
Density Transfers) allows for density transfers on steeper
portions of a property. Density transfers are allowed only if
the density transfer complies with the following standards:
1. Design of the density transfer minimizes impacts on
adjacent areas.
2. The physical location is suitable for a higher density
project. If available, natural physical features shall
be utilized to visually and physically separate higher
density housing from nearby areas that are developed at
lower densities.
3. On sites where physical separation utilizing natural
features is not feasible, buffering techniques shall be
utilized to ensure that density transfer does not
result in negative impacts upon existing neighborhoods
of a lower density or rural development pattern.
Appropriate buffering techniques may include, but are
not limited to:
a. Incorporation of larger lot sizes /patterns which
are consistent with immediately adjacent
neighborhoods;
b. Utilization of architectural styling, fence
details, landscape and lot patterns, or similar
features that are compatible with those found in
adjacent areas;
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West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 6
C. Establishment of buffer areas of appropriate size
to ensure that transition of densities is gradual
in order to minimize incompatible mixing of
development types associated with various
intensities of development.
4. The site receiving the density transfer requires less
grading, and is less steeply sloped, ecologically
sensitive, and less prominent.
Under the existing Land Use Designation for the property which is
RL, the maximum number of units allowed on the 350 acre parcel
would be 70 units, which is four more than approved for Vesting
Tentative Tract Map No. 4620 which was approved for 66
residential lots.
• 11 o _ - • • B = KOO • • T • • - a
The Bollinger project is located contiguous and to the north of
the proposed site and consists of 216 total residential units and
two golf courses on 655 acres for a density of approximately 1
dwelling unit per 3 acres. The Zoning is Residential Planned
Development (RPD) 1.63 units in the developed acres and Open
Space (OS) 314.4 ac and OS 176 ac for the undeveloped areas.
Additional density was allowed for this project as there were
overall benefits of this project for the City which included
provision of two golf courses.
Hitch Ranch is located contiguous and south of the proposed site
with density limits under the General Plan ranging from 415 to
620 units on 285 acres for an overall density of approximately
1.5 to 2.16 units per acre for the entire project.
This was done a part of a comprehensive update of the City's
General Plan and requires a subsequent Specific Plan to be
prepared. The Land Use Element of the General Plan states that
the maximum number of dwelling units shall not exceed 415 units,
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00OZy7
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 7
unless the property owner agrees to provide public improvements,
public services and /or financial contributions that the City
Council determines to be of substantial public benefit to the
community, in which event, the number of dwelling units shall not
exceed 620. A minimum of 3 acres of land shall be designated as
Public Institutional within the Specific Plan area with an
appropriate amount to be designated as Open Space, Park School,
or other land use designation, which will be determined at the
time of specific plan preparation or approval.
Specific Plan No. 2 is located east of the proposed site and
contains 445 acres will have a mix of a maximum of 475 dwelling
units (1.09 units per acre) with a minimum of 7 acres set aside
for public institutional), unless the property owner agrees to
provide public improvements, public services and /or financial
contributions that the City Council determines to be of
substantial public benefit to the community, in which event, the
number of dwelling units shall not exceed 712. A minimum of 7
acres of land shall be designated as Public Institutional within
this specific plan area, with an appropriate amount to be
designated as Open Space, Park, School, or other land use
designation, which will be determined at the time of specific
plan preparation or approval. This was done a part of a
comprehensive update of the City's General Plan and requires a
subsequent Specific Plan to be prepared.
Site Re -5ac RL
North RPD -1.63u and OS -176 and 314ac RL
South RE- 5ac /RE -lac and AE SP -1, RH and M
East RA -10ac and RE -5ac SP -2 and OS -1
West RE-Sac and RE -lac RL and RH
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West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 8
The proposed State Route 118 east -west extension has generally
been indicated just south of the project, although final
alignment has not yet been determined.
As previously mentioned, the proposed project has significant
Ridge lines as defined on the City's Ridgeline Map. The proposed
area of the density transfer would be located in the area of one
of the City's north -south ridgelines as shown on the City's
Ridgeline Map and the proposed road running through the site in
an east -west direction in the area of the five acre sites follows
the top of the ridgeline.
General Plan Amendment 94 -1, Moorpark Country Club Estates
(Applicant: Bollinger Development Corporation) - An application
for a General Plan amendment, zone change, tract map, residential
planned development permit, conditional use permit and parcel map
was filed in 1994 for a planned residential and golf course
development. The land use designation and zoning for the project
site would have only allowed approximately 131 dwelling units
based on the minimum lot size of 5 acres. The applicant
requested 216 single - family dwelling units, two golf courses, and
related facilities. The Planning Commission public hearings
began in 1995, and the City Council approved the requested
General Plan amendment in April 1996.
General Plan Amendment 95 -1, Special Devices Inc. Project
(Applicant: Special Devices, Inc.) - An application was filed in
1995 for a General Plan amendment (GPA -95 -1) for the SDI project
to revise the Open Space 2 land use designation to allow
commercial and industrial development on 51.38 acres of a 297.92 -
acre site. The City Council approved the requested General Plan
amendment in August 1996.
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0OUZ99
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 9
General Plan Amendment 96 -2, DeeWayne Jones Commercial Center - A
Land Use Element amendment from Medium Density Residential to
General Commercial was approved by the City Council in March
1997.
General Plan Amendment 93 -2, Specific Plan No. 1 /Hitch Ranch
(Applicant: Richard S. Hambleton, Jr.) - An application for a
General Plan amendment (GPA No. 93 -2) was filed in 1993 for the
Specific Plan No. 1 project. The application is not yet
complete, because a draft specific plan document has not yet been
submitted.
General Plan Amendment 95 -2, Specific Plan No. 2 (Applicant:
Morrison - Fountainwood- Agoura) - An application for a General Plan
amendment (GPA No. 95 -2) was filed in 1995 for the Specific Plan
No. 2 project. The application is now complete.
General Plan Amendment 93 -1, Specific Plan No. 8 /Hidden Creek
Ranch (Applicant: Hidden Creek Ranch Partners) - An application
for a General Plan amendment (GPA No. 93 -1) was filed in 1993 for
the Specific Plan No. 8 project.
General Plan Amendment 96 -1, Pacific Communities Builders, Inc. -
An application has been submitted for a residential project that
will include 305 housing units. A Land Use Element amendment is
required to revise the allowed density from High Density 7
dwelling units /acre maximum and Very High Density 15 dwelling
units /acre maximum to High Density.
General Plan Amendment No. 97 -2, Anderson /Burns - A Land Use
Element amendment from Agricultural (AG -1) to Medium Industrial
(I -2) has been proposed.
Downtown Specific Plan - The Downtown Specific Plan is currently
being processed.
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0OCol00
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 10
Specific Plan No. 10 (previously Schleve) - is located east of
Walnut Canyon Road and West of SP No. 2. A Land Use Element
amendment to reflect the final approved plan would be required.
The Specific Plan No. 10 property has been sold and the new owner
has met with staff to determine how to proceed.
General Plan Amendment 96 -3 (Bollinger) - In 1996, the City
Council initiated a General Plan Amendment to re- designate the
Moorpark Country Club Estates project site as Rural Low. On June
4, 1997, the Council continued the public hearing off - calendar,
until further notice, to allow the applicant and the City to
continue negotiations with a potential developer.
Preapplication No. 95 -2, Braemar Homes - A Land Use Element
amendment may be required to reflect densities requested by the
applicant for the remaining portion of the former High School
site, after the new elementary school is built. Braemar Urban
Ventures submitted Preapplication No. 95 -2 for preliminary review
of conceptual plans for remainder of the Casey Road school site.
The applicant initially requested a density increase of six times
the present allowed density, from 70 dwelling units (one dwelling
unit per five acres)to 420 dwelling unit on this 350 acre
property. The applicant subsequently has revised their request
in response to concerns expressed at the Community Development
Committee meeting to 350 dwelling units. The Community
Development Committee consensus was to send this request to the
Council with consideration that initiation of the General Plan
Amendment Request be considered as part of a comprehensive
General Plan Update. Mayor Hunter did not support the requested
General Plan Amendment, while Council member Perez some
consideration might be allowed with less density.
A comprehensive update of the General Plan has not been included
as part of the work program for the Planning Division and is not
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000301
West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 11
budgeted. The last update of the General Plan, adopted in 1992,
was primarily funded by developer and landowners requesting
changes in land use designations. While there are a considerable
number of potential General Plan Amendments, which are described
in the staff report, many of these are already filed or pending,
and there are not the number of large ownerships as there were in
the previous update of the General Plan.
Consideration was given to the Bollinger (Tentative Tract 4928)
project, which abuts this property to the north, to increase
density. Initially the Bollinger project was considered for
clustering and eventually an increased density of about seventy
percent was allowed. That increase was considered due to the
infrastructure costs and the provision of two golf courses. This
provided for most of that project to be retained as "urban" open
space in the form of the golf courses. The Council may wish to
consider allowing the applicant to initiate a General Plan
Amendment and Zone Change for a lower density similar to the
density allowed on the Bollinger site, with clustering and the
remainder of the site devoted to open space. Such a density
would allow for about 115 dwelling units. If the major east -west
ridgeline and a significant amount of open space could be
permanently preserved, the City Council might even wish to
consider allowing an increase of even two or three times the
current density, which would result in 140 to 210 dwelling units.
This could potentially preserve the prominent ridgeline, which is
visible from much of the City, rather than allowing development
of five acre homesites along the ridgeline, as is currently
approved under Tentative Tract 4620.
Policy No. 5.4 in the Land Use Element of the General Plan allows
for the clustering of residential dwelling units if it can be
shown that the common area created by the clustering is designed
to protect a public interest or provide a public benefit such as
protecting environmentally sensitive habitat or agricultural
land; promotes land conservation as well as visual relief;
provides a substantial recreational opportunity or an affordable
housing benefit.
If the City were to allow initiation of a General Plan Amendment
and Zone Change, it is suggested that a Specific Plan be required
similar to other Specific Plans such as:
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West Pointe Homes
Preapplication No. 97 -1
City Council meeting December 17, 1997
Page No. 12
* Requiring the property owner to agree to provide public
improvements, public services and /or financial
contributions that the City Council determines to be of
substantial public benefit to the community;
* Requiring land to be designated as Public
Institutional; and
* Providing an appropriate amount of land to be
designated as Open Space, Park School, or other land
use designation, which will be determined at the time
of specific plan preparation or approval.
Not authorize initiation on applications to change Land Use
Designation of the General Plan and Zoning until such time that
the City considers a comprehensive update of the General Plan.
Attachments: 1. General Plan Map
2. Applicant's Letter and Plans submitted on
November 24, 1997
000303
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•
ITEM 41 • .v.
'll a , toa( N)
WEST POINTE
HOMES, INC.
November 21, 1997
Mr. Nelson E. Miller, AICP
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Dear Mr. Miller,
As a result of the October 22, 1997 Community Development Committee CDC meeting
Westpointe Homes revised their proposed land use plan to include the following
changes:
• Reduced the total unit count of the project to 350 from 420 units.
• Eliminated the Multi-Family "Cluster" Area and replaced with 8,500 Sq. Ft. Lots.
s Reduced the overall density to 1.0 D/U Per Acre from 1.2 D/U Per Acre.
e Eliminated the Proposed Recreational Open Space Located in the westem part of
the property.
e Added a 70' wide landscape buffer area along Walnut Canyon Road.
We are respectfully continuing our request for the City Council to consider allowing
Westpointe Homes to process a General Plan Amendment on our 350 acre property to
allow for the revised project consisting of single family lots averaging 8,500 and 13,000
sq. ft and natural open space of 257 acres. We are submitting ten (10) color
copies(11x17) and (1) one 200'full size plan of the revised conceptual land use plan, ten
- (10) color copies of Tract 4620, and Exhibits A, B & C or your review. I am also
submitting a comparison of the existing entitled Tract 4620 vs. the proposed land use
plan arid a copy of the October 8, 1997 letter address to the City of Moorpark.
Thank you for your consideration, we look forward to making a complete presentation at
theupcoming December 17, 1997 City Council meeting. Please call me if you have any
-Zfue' tiCns or need any additional information.
Sid r'
--- ince Da- Iy/ !/
Cc: James ResmUSSerY6500 W. Agoura Road,Box 652,Calabasas, CA 91302
RECEIVED
(805)370-0075; (805)370-0165 Fax
N OV 2 4 1997
City of Moorpark
Community Development Department
PROPERTY CHARACTERISTICS
TOTAL PROJECT AREA 350 ACRES
LINEAL FEET OF EAST-WEST RIDGELINE: 5,200 LINEAL FEET
TRACT 4620 (APPROVED TENTATIVE MAP)
5 ACRE MINIMUM LOT SIZE: 66 LOTS
OVERALL RESIDENTIAL DENSITY: 0.2 DU/AC
GRADED AREA FOR RESIDENTIAL: 114 ACRES
LENGTH OF RIDGELINE GRADING: 4,700 LINEAL FEET
LENGTH OF RIDGELINE PRESERVED: 500 LINEAL FEET
REVISED PROJECT AS PROPOSED
13,000 SQ. FT. AVERAGE LOT SIZE: 123 LOTS
8,500 SQ. FT. AVERAGE LOT SIZE: 227 LOTS
350 LOTS
OVERALL RESIDENTIAL DENSITY: 1.0 DU/AC
GRADED AREA FOR RESIDENTIAL: 108 ACRES
GRADED AREA FOR OPEN SPACE PARK: 19 ACRES
LENGTH OF RIDGELINE GRADING: NONE
LENGTH OF RIDGELINE PRESERVED: 5,200 LINEAL FEET
AREA OF OPEN SPACE: 257 ACRES
PERCENTAGE OF OPEN SPACE: 73 % OF SITE
vENTURA•c0. yi
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' t i s• ', s
EST POINTE
HOMES, INC.
October 8, 1997
Mr. Nelson E. Miller,AICP
Director of Community Development
City of Moorpark
799 Moorpark Avenue
Moorpark, CA 93021
Dear Mr. Miller,
We are respectfully requesting permission from the City Council to process a General Plan
Amendment to our 350 acre property to allow for a mixed use project consisting of single family
lots averaging 8,500 and 13, 000 sq. ft., cluster homes,and natural and recreational open space,
with an overall gross density of 1.2 D/U per acre. We are submitting eight color copies of a
conceptual land use plan(200'scale, and 11" x 17") along with Exhibits A,B &C for your
review.
The property is generally located in the northern area of the City of Moorpark and is bounded on
the east by Walnut Canyon Road directly east of the County Waterworks District#1 as shown on
the enclosed Exhibit A.
The property is currently entitled via Vesting Tentative Map 4620, which allows the
development of 66 five-acre lots. Development of this project would entail spot grading the
entire property including an access road located at the top of the ridge line which traverses
approximately 75% of the property in an east to west direction as shown on the enclosed
Exhibit B.
Since the entitlement of the 66 five acre lots in 1991, the surrounding land uses have been
evolving into a more urbanized environment which includes densities ranging from 1.06 to 2.16
as depicted on Exhibit C. In March 1997, West Pointe Homes filed an application for General
Plan Pre-Application to allow for a mixed use of single family homes averaging 9,000 sq. ft. And
five-acre lots. Our request was discussed at the May 20, 1997 Community Development
26500 W.Agoura Road,#652,flahacas,CA 91302
(805) 370-0075;(805)370-0165 Fax
•
Committee CDC. At this meeting the CDC informed West Pointe Homes of the possibility of
completing a Citywide GPA. After being informed in July 1997 that the City will not be
processing a Citywide GPA,we were then scheduled for a September meeting that was
postponed until the upcoming October 22, 1997 CDC meeting.
In the meantime,we have revised our original proposal by eliminating the five-acre lots and
converted this area to natural and recreational open space. By making this change,we can
preserve the prominent east/west ridge line and increase the projects total open space area to
73%. The revised plan also incicased the single family detached lot sizes to approximately
11,000 sq. ft average, a multipurpose trail, added a paseo system that will connect multipurpose
trails to recreational areas,and added a potential for regional park facilities with soccer,baseball
and equestrian facilities as shown on the enclosed conceptual land use plan. Much of the above
was accomplished by proposing an area of cluster homes within the middle of the development.
Thank you for your consideration, we look forward to making a complete presentation at the
upcoming October 8, 1997 CDC meeting. Please call me if you have any questions or need any
additional information.
Sincerely,
ç7anvc ' s
aures S. Rasmussen
President
Thank you,
James S. Rasmussen