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HomeMy WebLinkAbout1978 09-28 PCM MINUTES OF THE PROCEEDINGS OF THE PLANNING COMMISSION OF THE CITY OF BROOKLYN CENTER IN THE COUNTY OF HENNEPIN AND THE STATE OF MINNESOTA STUDY SESSION 1F.PTEMBER 28, 1978 LITY HALL CALL TO ORDER .ihe Planning Commission met in study session and was called to order at 8:20 p.m. by Chairman Engdahl . RULL CALL Chairman Engdahl , Commissioners Malecki , Pierce, Hawes and Theis. Also present were Director of Public Works James Merila, Director of Planning and Inspection Ponald Warren, and Planning Aide Laul'iL Thompson. APPROVE MINUTES (Planning Commission) 9-14-78 Motion byl,Commissioner Pierce seconded by Nommissioner Theis to approve the minutes t the September 14, 1978 meeting as submitted. The motion passed unanimously. PRESENTATION BY PLANNING CONSULTANT Following ',the Chairman's explanation, the first item of business was a presentation by the planning consultant, BRW, Inc. Chairman Engdahl recognized Mr. Bill Weber, who represented the planning consultant. Mr. Weber presented the Planning Commis- sion with working copies of the first draft of the Comprehensive and Critical Area , .Ions. He stated that the draft had previously been presented to City Staff and t hat certain corrections had been noted and changes had been recommended, and that these were contained in a memorandum at the front of the workbook. Mr. Weber ''stated that the first draft contained the inventory and analysis portion of the Comprehensive Plan. He explained the format of the Comprehensive Plan and p"oceeded ',to review and discuss the various elements of the Plan. Inventory 'of Existing Conditions Population employment projections. Mr. Weber stated that the Metropolitan Council projected Brooklyn Center's population to be 34,000 by 1980, and to stabilize 'at 33,500 in 1990. The number of households is expected to increase from 11 ,000 in 1980 to 12,400 in 1990 and to 12,800 by the year 2000. The overall Copulation decline projected for Brooklyn Center between 1980 and the year 2000, ;s a function of the declining household size. He added that it is projected again based on Metropolitan Council data, that household size will decline from 3.09 average persons per household in 1980 to 2.60 average persons per household in the year 2000. Employment opportunities are expected to increase by approxi- mately 3,0,00 jobs frum 1980 to the year 2000. Natural Environment. This section describes the natural features of Brooklyn Center, including bodies of water (Twin Lakes, Shingle Creek, Ryan Creek, and the Mississippi River) existing soil conditions, significant vegetation, and the Shingle Creek water shed. Mr. Weber explained that extensive soil condition information was not available for the entire City, but from that available for the north 'half of the City, it appeared that most of the .vacant parcels in that part-of the City were buildable. He also explained that there was very little significant vegetation remaining in Brooklyn Center due to its history as farm land and the fact that it is now almost fully developed with urban uses. He reported that there is very little topographic relief in the City, the only steep slope being the western bank of the Mississippi River. 9-28-78 -1 Land Use and Housing. Mr. Weber explained that the overall land- use pattern in Brooklyn Center consists of a well-defined commercial/industrial core with a sur .rounding ring of residential development He summarized a table of existing de- velopment by land use classification, noting that residential uses made up approxi- mately 50% of the land area of the City, and commercial/industrial uses, approxi- mately 14%. He also reviewed a table of developed land by zoning classification, noting that approximately 40% of undeveloped land was zoned R3 through R5, and ,,hat approximately 18% was zoned commercial , and approximately 33%, industrial .`. Mr. Weber stated that a special study on Brooklyn Boulevard was to be completed by the Consultant and would be contained in the Land Use Plan. He explained that the ^tudy would address the .future development and redevelopment potential of the koulevard. He also noted that Brooklyn Boulevard is one of the most "imageable" r reas of the City. Mr. Weber stated that the housing portion of the inventory section contained the r-s ults of a "windshield" survey of the existing housing stock. He explained that 'she survey was of exterior physical condition only, and described the difference. k*-tween the designations of "major and "minor" deteriorat-ions. Generally, the housing stock of Brooklyn Center was found to be in very good condition, with 200 cf the 204 structures found with minor deteriorations located in the Southeast Neighborhood. All of the 4 structures with major deterioration are located in -i-he Southeast Neighborhood. COMMISSIONER BOOK ARRIVES Commissioner Book arrived at 8:45 p.m. Public Facilities. The public facilities, including the water system, the storm' ::ewer system, and the sanitary sewer system were briefly discussed. Mr. Weber ,tated that it was not likely that Brooklyn Center would reach its maximum average outflow of 3.1 million gallons per day of sewage allowed by th ! Metropolitan Waste (Qntrol Commission , (MWCC) by the year 1990. The parks- and open space system was discussed. Mr. Weber stated that the City contains 20 parks totalling 224 acres, 6 open space areas which amount to 319 acres, and a 6.6 acre arboretum. He stated, that parks and open spaces were found to be well distributed in each of the six planning Neighborhoods. Mr. Weber ex- plained Palmer Lake and the Shingle. Creek green areas and the Twin Lake-and Ryan Lake areas provided valuable resources for continued development of the park system. He explained that the future Shingle Creek Trailway would eventually be integrated into the regional trailway system,.. He also reviewed the Comprehensive Policy Plan adopted by the Park and Recreation'Comnission to guide in development of recreational facilities and programs. In discussing the transportation system, Mr. Weber pointed out that the City con- tains three major arterials: Interstate 94, a principal arterial , which cuts . east-west across the City and bridges the Mississippi River; Trunk Highway 100, an intermediate arterial , which cuts to Interstate 94 from the Southwest; and Trunk Highway 152 (Brooklyn Boulevard) , a minor arterial which angles ,across the western portion of the City and intersects Interstate 94 and Trunk Highway 100. He stated that these arteries link Brooklyn, Center to other portions of the Metro- politan Area. Mr. Weber commented that BRW, Inc. was also conducting a study on State Highway No. 169 in Brooklyn Center. and Brooklyn Park, and that recommend ations resulting from this study would;`be included in the plan. He also noted that when information became available from the Metropolitan Council regarding the traffic assignement zones (TAZ), an additional map would be provided in- dicating those zones. He also explained that -,the City maintained 97 miles of road, some with the assistance of the_.State, and he discussed the plans for upgrading the City roads. 9-28-78 -2- Mr. Weber also explained that public transit service is provided by the Metro- politan Transit Commission (MTC) , through 4 basic routes, serving principally as commuter service to downtown Minneapolis. He also stated that an additional map would be provided showing the pedestrian paths and bicycle trailways throughout the City. Also, under Public Facilities, Mr. Weber briefly discussed the municipal buildings and police and fire protection. He Fated that the information on police protection would be redesigned. Analysis of Existing Conditions Mr. Weber explained that the Anal sis of Existing Conditions Chapter would discuss information noted in the Inventory of Existing Conditions which should be of particular interest to the City of Brooklyn Center and which will serve as V basis of the Objectives and Policy Chapter which is to follow. He commented that future planning in the City should be directed towards maintaining and improving the existing conditions. Mr. Weh.r discussed a number of the comments and concerns raised in the analysis. Natural Environment. Mr. Weber commented that the only significant problem in regard to the City's natural environment appears to be with the water quality in the north basin of Twin Lake. He added that the only public access to the Mississ- ippi River was from River Ridge Park located just south of the Freeway on State property. It is recommended that this park be developed with foot trails, picnic areas and viewing opportunities as the City has planned. Land Use. Mr. Weber explained that proper land use planning and municipal develop- ment controls have produced a highly workable pattern of land us!e in Brooklyn Center, and that there are few serious use c,)nflicts between adjacent or nearby parcels of property. Brooklyn Boulevard. Brooklyn Boulevard is presently functioning well in its dual role of traffic artery and local hopping/service corridor. Uses -along the boulevard should be carefully controlled and monitored in order to maintain the environmental quality of the corridor. Housing. Although Brooklyn Cente offers a fair variety of housing types, there will be a gowing demand in future years for mid-and high-density housing in Brooklyn Center. Mr. Weber also ointed out several other major housing concerns including the need for a more active role of the Housing and Revelopment Authority, provision for the subsidized housing for the elderly, and provision for rehabili- tation of older housing in the Southeast Neighborhood. He explained that it may be possible to use Federal Community Development Block Grant funds to make money available to low and moderate income persons for housing rehabilitation and stabilization. Zoning. The City Zoning Ordinance was found to be sufficiently comprehensive to serve the City's needs for some time to come in regard to development compatibility and land use control . Public Facilities. Mr. Weber explained that the public administrative .buildings and the police and fire-departments are adequate to serve the City's needs for the foreseeable future. He stated that no. major additions would be needed in existing storm or sanitary sewer systems, although maintenance would be regularly required. He also pointed out that about 90% of the street mileage needs curb and gutter and 50% will soon need to be repaved within a more lasting surface than presently exists. He concluded that all public facilities will need regular maintenance ..and periodic minor improvements. 9-28-78 -3- Mr. Weber explained that the corrections and additions recommended by the City ' staff would be incorporated into the Inventory and Analysis portions of the plans, and that the next portion to be presented to the City staff and the Commission in the next month would be the Policy" Plan. Mississippi River Corridor Critical Plan The.,next item of business was presentation hy `th,e. Planning Consultant of the Missi- ssippi River Corridor Critical Area plan. Mr: We briefly reviewed the Inventory and Analysis portion of the Critical Area plan, 'He explained that the Critical Area planning was mandated by .the State legislature for the purpose of coordinating planning and management of the` River Corridor by local governments, regional de- velopment commissions, and state agencies. He reviewed the objectives of the Critical Area as established by the Environmental Quality Board. He stated that. the Corridor within Brooklyn Center was designated as an urban developed district. T 4 inventory of existing conditions included a,.discussicn of shoreline soils and :,lopes, shoreline vegetation, water level fluctuation, and existing recreational F;�crtunities. Mr. Weber commented that the nn]y er:istina recreational opportunity vz s the River Ridge. Park. In discussing the Development Opportunities and Constraints section of the Plan, Mr. Weber discussed the possibilities`of providing public access to the River and d veloping a "pull off" in the area of 55thL Avenue. He explained that U. S Route 1G9 has been designated as a segment of Great River Road, which. i"; a series of h ghways forming a national scenic, cultural and historic drive along the Mississi- ppi L River. from its source to the Gulf of'':Mexico. He `stated that along the segment in Brooklyn Center, there are no scenic, cultural or, historic areas and that use �:f 169 as a scenic drive is quite limited since the, motorist is Minable to see the River at all along the stretch -without getting out of the car. The Consultant. 41:,o recommended that the boat landing and access road in River Riune .Park be, payed to provide better utilization of those facilities. , Discussion of Consultants Presentation A discussion of the presentati°on.of the Comprehensive and Critical Area Plans ensued. Chairman Engdahl stated he felt the,'housing stock survey information should be forwarded to the Housing Commission for review and comment. Mr. Reber c—,.plained that as work progressed on :the Plans,, each Commission would have opport- unity to respond to those portions which related to their expertise. In response to a question from Chairman Engdahl, regarding U. S. Route 169 north of Interstate 94, Mr. Weber stated that the highway would probably be widened within a period of 5 years, and would probably remain in its current alignment. Also, in response to questions from Chairman Engdahl , the City Engineer explained that with the development of Interstate 94, a full interchange at 53rd Avenue and a bridge over the Freeway would be` installed at 57th Avenue. He explained that at the time of installation at the interchange at 53rd Avenue, a widening of the street was proposed. He continued that widening of 53rd Avenue from Penn Avenue east to Interstate 94 had been established a s`a public improvements project with joint participation between Minneapolis and Brooklyn Center. He explained that the street widening would occur on the Brooklyn Center side of the street because concrete curb was already in place onthe Minneapolis side. He added that the new roadway would be contained on the',current right-of-way and would be 44 ft. in width. He also stated that the project was proposed for 1979 since the bridge at 53rd Avenue would not be completed until that time. 9-28-78 -4 In further discussion, the Secretary discussed the role of other Commissions in, the Comprehensive Planning proces ,and it was the consensus of the Commission that a joint meeting between the Advisory Commissions and the Neighborhood Advisory Groups should be scheduled for some time in the near future to discuss the role of the Commissions and the Groups in t e process. Mr. Weber commented that the Policies And Objectives portion for the Critical Area Plan would be available for staff revi w in October and the Policies and Objectives portion of the Comprehensive Plan woul be available in November. He emphasized that the plan workbooks were for the Commissioners to work in and make any"comments or corrections in. Restaurant Use in the Cl Zoning D stri t The next item of business was a d scus ion of the possibility of allowing a rest- aurant use in the Cl (Service/Off ce) oning District. The Secretary stated that the City Council had reviewed App icat on No. 78032 submitted by Robert L. Johnson. He explained that the application prop sed rezoning from R3 (Townhouse and Garden Apartments) to C2 (Commerce) of the va ant property on the west side of Brooklyn Boulevard in the 7200 block in order t build an office building and a restaurant. He continued that the Commission had p eviously recommended denial of the rezoning application, and that the Council aft r denying the request, had referred the matter back to the Commission for furt er discussion of the issues raised in the application. Chairman Engdahl again recognized Mr. 4eber, representing BRW, Inc. Mr. Weber read a 'memorandum from Peter Jarvis, B W, Inc. , regarding the restaurant uses in the Cl Zoning District. Mr. Jarvis re orted that the Consultant had examined the existing planning policy relating to B ooklyn Boulevard, and had observed and analyzed the past and present nat re o the Boulevard in Brooklyn Center and in Brooklyn Park. He stated they haJ als re-examined studies previously done by their transportation studio rega ding restaurant and office building trip generation in terms of their resp ctiv impact on other major thoroughfares in the suburban area of the Metropolitan egion. It was the Consultant's opinion that Mr. Johnson should be permitted t develop a Sambo's Restaurant on the property in question under a Cl Z ning classification. The Consultant felt that the City Zoning Ordinance could ba ame ded to permit in the Cl Zone, restaurants which would seat a minimum of 130 pers ns with no serious adverse effects to Brooklyn Boulevard. The following rea ons were cited for the opinion: 1 . Additional restaurants along 3rooklyn Boulevard will not appreciably interfere wi h th2 roadway's ability to handle its traffic demands since restaurant peak trip flows occur at different times of th day than do existing traffic peak flows. Studies by the tans rtation studio have shown that family-type, sit-down re tau f5-00 nts generate their greatest number of trips per day efo the morning traffic peak, during the "lunch hour", and fter the evening traffic peak. Restaurant uses in the 1 z e will generate the least number of trips during the 4:00 to time period. 2. If only one properly designed curb cut is allowed on the site for entrances and exits, the impact on the traffic flow of Brooklyn Boulevard will be no greater than that of an office development. In fact, it will probably be less because of the pleasing characteristics . Lighting may be properly managed so as to avoid glare on nearby residential property. 9-28-78 - 3. On a parcel-by-parcel basis, we- do not recommend any additional C2 zones along Brooklyn Boulevard because of the probability of a strip retail development phenomona occurring over the next years. 4. We have surveyed a number of family-type and "convenience food" establishoients in the western metropolitan suburbs and determined that the convenience food establishments limit their seating capacity to no more than 115 patrons, often to less than 100 patrons. Restaurants of a slightly more formal nature surveyed had, in no instance, fewer than 131 seats. Mr. Weber commented that allowing the restaurant use in the Cl zone would avoid meeting a precedent for rezoning existing residential property along Brooklyn Boulevard to C2, yet would allow the applicant to develop the ,property as he had proposed, and within the Comprehensive Plan Guidelines, which speak to the establishment of Cl uses along' Brooklyn Boulevard. . An extensive discussion ensued. In response to a question from Commissioner Pierce, Mr. Weber stated that the distinction between "convenience food restaurants and "family-type" restaurants was made because convenience food restaurants generated more traffic. Commissioner Pierce pointed out that the ` amendment proposed by the Consultant would establish a minimum number of seats for a restaurant in the Cl zone, but would, not prevent convenience food restaurants from being established in,that zone, Chairman Engdahl noted the number of parking spaces required by the seating would probably preclude the establishment of con; venience food restaurants in the C zone. Commissioner Pierce stated he would rather define the type of restaurant permitted in the Cl zone than establish a minimum number of seats. Commissioner Hawes commented that it was his understanding that fast -food rest- aurants were not permitted in the State of Colorado. He questioned whether it might be possible to limit the type of restaurant use in such a manner. Mr. Weber responded that he was not aware of that situation, 'but that it might be possible to establish limits on the type of restaurant; use. Commissioner Pierce inquired whether the Consultant felt that o restaurant use was compatible with existing permitted Cl uses. Mr. Weber responded that it was felt that family-type restaurants were compatible with permitted 0 uses. Commissioner Pierce noted that if ay restaurant use were permitted in the Cl zone, it could be permitted in the R5 zone by special use permit. Commissioner Book suggested that perhaps the restaurant use could be permitted in the Cl District by special use permit. A discussion ensued relative to this possibility. Chairman Engdahl stated that he felt that if the use were allowed in the Cl District, it should be allowed only as a special, use. Commissioner Book pointed out if it were permitted as a special use, the Commission and the Council would be provided an opportunity for close review of each proposal and an opportunity to condition approval . He also noted that Cl uses permitted by special use permit in the R5 District were subject to certain criteria regarding compatibility with the R5 uses. Mr. Weber pointed out that it was the Consultant's opinion that the provision for Cl uses in the R5 District was not a good planning policy and should be eliminated from the ordinance. In response to� a question from Chairman Engdahl , Mr. Weber stated that the number 130 had been arrived at in view of the fact that all",.. family restaurants surveyed had more than 130 seats . 9-28-78 -6 - Istate h not Chairman Engdahl polled the Commissioner ;. C°uses°inrtheeCl Distract, was COmmis opposed to establishing family-type rest aurant sioner Hawes stated he had no objection t°nthandrheofeltathatmanfamilymtypeioner. Book stated he was in favor of the am restaurant was compatible with the sera so/oinffavorsof the proposed amendmentance. Commissioners Pierce and Malecki were Further discussion ensued relativ to ' fast food" versus "family-type" restaurants.) Chairman Engdahl stated he was co eas dwithhestabldishgingaspeciialwusehpeormit re differentiate between the two types q,uirements with regard to restaurant uses in the Cl zone. tlotion to Direct Further Staff Review egard1en a PCommbssionernHawesAseconded by of owing further discussion ter was a mo Y ff review of an Commissioner Boot: to direct further st ty regarding" rstaurantause�asta special ! ordinance amendment which would permit a "family-tYP a of restaurant permitted, use in the Cl district, and which would define the type nd to develop standards against which to evaluate a resiaVant special use iroposal . The motion passed unanimously. airman Engdahl recognized Mr. R ber Johnson and Mr. Louis erzich w oinxpres develop- family-type th 9 .heir support for a possible ordinance erestaurantsrfrom fast food restaurants . 'ng a definition to differentiate lr. Johnson stated he would like to r view the proposed language with the staff. kECESS m. and resumed at 10:20 p.m. t h e Planning Commission recessed at 1 -:05 p. Brooklyn Boulevard Urban Design Study The next item of business was a memorandum ignbStud . bThehSecretarygexplainedntha ' regarding the Brooklyn Boulevard Urboa rDes detaiied consultation regarding zoni g the Consultant had been request, t and land use matters along Brook ynB uthearroblemssandepotentialsuofaBrooklynsed to include a special section examining P Boulevard in the Physical Plan C apt of the Comprehensive Plan. ( Chairman Engdahl recognized Mr. geber who read ofmthen Brooklyn 1Boulevard,study.', Jarvis of BRW, Inc. which discussed he elements He stated that BRW anticipates that hbirFebruary and 1979. A briefrecommendations discussionlensuejd Brooklyn Boulevard would be availab Y relative to traffic along Brooklyn 6 ulned thatja approximately questions 3000 cars rdaily e !, Commissioners, the City Engine, exp aine p roximately 30,000 utililzed utilized Brooklyn Boulevard south of Highway 100 while app it north of the Freeway. He explained that it was expected that traffic would peak on Brooklyn Boulevard in the near future. Public In ut to the Comprehensive an Critical Area Plan public meetings and Mr. We er rea another memoran m fr m ,ter Jarvis regarding p Planning C Plal ommission meetings on the omprehensive Plan and the CrtPlannAngaComms- The memorandum included a propo ed s hedule of public meetings an sion meetings- at which the Consultant would be present. eetins A discussion ensued. Chairman Engdahl were always open to the public an inquired publicity planned for public h aria s on the Plans. The Secretary responded that ii the notice of the public hearings w uld beap1bliHeeexplainedlthat thespublicand that notice would also be posted at City H jhearings would be scheduled for the Commission study meetings. 9-28-78 -7- The City Engineer noted that a public hearing should be held on the Critical Area Plan in the near future since the plan was due on January 1 , 1979. In further discussion it was again recommended that a special ,;o;nt meeting between the Neighborhood Advisory Groups and the Advisory Commissions be scheduled for sometime in the near future. Chairman Engdahl tnanked Mr. Weber for his presentations on bc;half of the Planning Consultant. OTHER BUSINESS: - -Appl-i-cation No 78010 (Pilgrim Cleaners) The, next item of consideration was Application No. 78010'submitted by Pilgrim Cleaners. The Secretary explained that the application comprehended site and building plan approval for a drive-in dry cleaning operation in the abandoned service station at 69th and Brooklyn Boulevard. He stated the application had been approved by the City Council and that most of the site work had been .completed. He c.Lr,t, hued that discussions had developed with Mr. Don Rosen of Pilgrim Cleaners, re ;ard' ng what Mr. Rosen felt to be a key item in the operation, providing carhops hip customers. Mr. Rosen had indicated that there had be^n discussion about' rr^viding windbreaks on. the pump island area to shelter the carhops as they set-vice -il, = drive-in customers. The Secretary stated that review of the minutes relating .to` -;; ie application and review of the site plan had not indicated any consideration of a windbreak. Mr. Rosen requested the staff tj look at the feasibility'of allow•- ing such a windbreak and had submitted a letter outlining his proposal for two such windbreaks made of "lexon". shaped in a semi-circle and secured by" existing four inch posts plus additional 12 inch steel posts to be erected. He explained that -here would be a shelf located in the semi-circle .area for carhops -ti? write up customer orders and to hold dry cleaning bags. ibe Secretary explained that the major concern hps to do with whetl•.;_ or not the proposal constituted an extension of the business out into'tnc driv ng area.' He %j^d that the applicant had indicated that the island area mould not be a main w—rk station for the carhops and that. there would be no cash registers or other , ;,:e devices located there. The Secretary stated the Commission should determine vlhether a formal application would be needed to consider the proposal or whether it could be treated as an amendment to the original applicat40;1. The Commission reviewed sketches of the proposed windbreak Chai`rmar, Engdahl skated -he recalled no discussion of the windbreaks when the application l tion was re viewed, but that the proposal seemed practical. Commissioner Theis stated he was concerned that the bags located under the counter might tend to be blown away and litter the site., He suggested that they might be better kept in some type of container. He also suggested that perhaps the bottom half of the windbreak could be composed of an opaque material which he felt would be more aesthetic. The Commission briefly discussed the type of material proposed for the windbreak'. Commissioner Book-commented that the type of plastic proposed would be subject to scratching. After further discussion, it was consensus of the Commission that the proposed . amendment was consistent with the originally approved plan. APPLICATION NO. 78054 (Lund-Martin, Inc. ) The next item of consideration was Application No. 78054 submitted by Lund-Martin Inc The Secretary explained that the original application comprehended site and building plan approval of a-20' x 20' freestanding lithium storage building on the Medtronics site at 6700 Shingle Creek Parkway, and was recently approved by the City Council . 9-28-78 !8_ I e stated that a representative o Lu n - a rtin had .ontacted. the.City regarding arious 'm'nor revisions that they would like to make with respect to the storage uilding. he Secretary reviewed the proposed re i0ions which include, not dividing the uilding in half with a concrete ivid rlas originally proposed, and therefore, of inclu ing the two doorways leading into the structure. He stated the appli- ant prop sed to have one doorway on t e', south side of the structure and an exit oorway oi the nor h side. He stated hey also felt the elaborate heating and poling s stem on finally proposed was unnecessary and instead, proposed to use resider ial-type air 'conditioni g un t', to control humidity in the summertime, . and to pri vide electric heat to m inta n' temperature control . He continued that or this eason, there would be no roo top mechanical equipment, and the applicant also proposed to a iminate the parapet originally proposed to screen the mechanicall, equipment. The Commission briefly discussed the proposed revision and it was the consensus thL.t the evisions were consistent with the originally approt.-,� plan. I I WOURNMIE T 'Motion by Commissioner Book secon ed b Commissioner Malecki to adjourn the meeting! The motion passed unanimously. The Planning Commission adjourned at 11 :20 p.m. - I 4 airman 1 I I . I I I I 91. 28-78 -9 I i ', � . i