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The next item on the agenda was the application of Fisher's Drive-In, 930 Santa Rita Road, for a Zoning Permit in order to install an advertizing sign at the above location, in a C-T District. Mr. Campbell presented the staff report which pointed out that the proposed sign is an addition to the top of the existing sign and would meet the requirements for height and area. The set-back in a C-T District is 25 feet. The drawing submitted indicates the existing sign, and therefore the new sign, to be 6 feet from the property line. It would appear that this sign is presently in violation of the set-back and is, therefore, a non-conforming use. The extension of a non-conforming use normally required a Conditional Use Permit. Mr. Struthers, City Attorney, was asked to interpret this matter. It was determined that an application for Conditional Use Permit for expansion of non-conforming use be sub- mitted. After further discussion by the Commission, upon motion by Chairman Landon, seconded by Commissioner Antonini, the following resolution was adopted by the following vote: AYES; Antonini, Johnston, Regan Landon: NOES; Plato. RESOLUTION N0. 497 WHEREAS, the application of Fisher's Drive-In, 930 Santa Rita Road, for a Zoning Permit in order to install an ad- vertizing sign at the above location, in a C-T District, has come before this Commission: NOW, THEREFORE, BE IT RESOLVED, that the above-named application be denied and that applicant be advised to submit a new application for a Conditional Use Permit for expansion of nonconform- ing use; fee paid for prior application to be applied to new application. The next item on the agenda was the study regarding the new street north of Vine- yard Avenue, east of First Street. Mr. Campbell presented the staff report stating that a preliminary study with the information now available indicates that a street parallel to Vineyard Avenue would be centerlined approximately 400 feet from the northerly right-of-way line of Vineyard Avenue as the extension of the existing Vine Street right-of-way in the Remen Tract. Precise surveys might indicate a slight revision in the easterly end. The westerly end is shown terminating in a cul-de-sac immediately east of the properties now planned far development as a single apartment complex by Mr. Frank Auf der Maur. A second connection [o Vineyard Avenue is shown approximately between Amador Court and Adams Court on the Vallerino property. As the properties now exist, and if they are developed individually, it would seem that a street in this location would be beneficial for the development of the properties and would avoid too many heavily traveled access points onto Vineyard Avenue. It was also suggested that a new section be added to the Zoning Ordinance entitled "Precise Plan Linea - Future Streets and Street Widenings"; and that a new ordinance be enacted entitled "A Street Improvement Ordinance". The ordinance would require dedication and construction at time of issuance of any zoning control or building permit and would establish the extent of the improvements required. Mr. Struthers stated that precise plan Lines should be established and reasonable dedications determined. He suggested using Zoning Unit maps and then an amendment could be executed using the map as the amendment. The City Attorney was instructed to draft an ordinance and amendment as discussed previously, to be recommended to the City Council. Upon motion of Chairman Landon, seconded by Commissioner Antonini, and carried, it was determined to set a public hearing for a general ordinance amend- ment to establish precise plan lines and to set this particular plan line on Janu- ary 26, 1966. The next item on the agenda pertained to the Zoning Ordinance Review Committee. Mr. Campbell referred to the report from Livingston and Blayney in which numerous questions were raised; also asking the aid of the City Manager, Director of Public Works, City Attorney, two members from the City Council and two members from the Planning Commission, to review and answer questions regarding the Zoning Ordinance. Commissioner Rega and Commissioner Plato volunteered to serve on the Committee and represent the Planning Commission and were appointed. The next item on the agenda was underground utilities. Mr. Campbell briefly stated that underground utilities for Central Business District and major arterials; such as Hopyard,Vineyard and Bernal would be desirable. Mr. Cecil Beebe of P.G. & E, was present in the audience and stated that they had applied to the Public Utilities Commission for permission to spend additional money for undergrounding. It was suggested that declaring 'districts' for undergrounding might be desirable. A further report, stating more information on undergrounding is to be presented at the meeting of January 26, 1966.