Loading...
HomeMy WebLinkAbout1978 07-25 CC MIN204 MINUTES OF THE REGULAR MEETING OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA JULY 25, 1978 The regular meeting of the City Council of the City of National City was called to order at 7:30 p.m. by Mayor Morgan. ROLL CALL Council members present: Camacho, Dalla, Van Deventer, Waters, Morgan. Absent: None. Administrative officials present: Ballard, Campbell, Gerschler, Gill, Hoffland, McLean. SALUTE TO THE FLAG AND INVOCATION The meeting was opened with salute to the flag led by City Manager Gill followed with invocation by the Rev. Hubert Campbell. APPROVAL OF MINUTES Moved by Camacho, seconded by Van Deventer, the minutes of adjourned meeting of June 27th held on July llth and the meeting of July 18, 1978 be approved. Carried by unanimous vote. MAYOR'S APPOINTMENTS Mayor Morgan's proposed appointment of WILLIAM WALLACE to the COMMITTEE FOR HOUSING AND COMMUNITY DEVELOPMENT was presented. Moved by Camacho, seconded by Van Deventer, in favor of the Mayor's 'appointment,. Carried by unanimous vote. PUBLIC ORAL COMMUNICATIONS JAIME LETT, 1121 "D" Avenue, was present and spoke in regard to the reduced hours, specifically the closing time of the public library at 7:00 p.m.; saying he won't be able to use the facilities as much as he would like because he works; this is a hardship on all members of the community. Mx. Lett presented a petition requesting before adoption of the final budget Council give considetation to having the library open from 9:00 to 9:00 p.m. CITY MANAGER GILL stated the Library Board establishes the hours and fees for the Library. ADOPTION OF RESOLUTIONS Moved by Camacho, seconded by Waters, these Resolutions be presented by title only. Carried by unanimous vote. Resolution No. 12,798, "RESOLUTION OF THE CITY OF NATIONAL CITY ADOPTING AN AREAWIDE WATER QUALITY MANAGEMENT PLAN, INCLUDING ACTIONS TO BE UNDERTAKEN TO IMPLEMENT THE PLAN." Moved by Camacho, seconded by Van Deventer, Resolution No. 12,798 be adopted. Carried by unanimous vote. Resolution No. 12,799, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY ADOPTING VARIOUS AMENDMENTS TO APPENDIX "D" OF THE NATIONAL CITY LAND USE CODE." Moved by Dalla, seconded by Camacho, Resolution No. 12,799 be adopted. Carried by unanimous vote. Resolution No. 12,800, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, AMENDING APPENDIX 'D' OF THE LAND USE CODE TO ADD 'OUTDOOR REMOTE TELLER BANK FACILITY' (USE TO REQUIRE A CONDITIONAL USE PERMIT) AS USE PERMITTED IN USE GROUP 19 (GOODS & SERVICES - OTHER)." Moved by Camacho, seconded by Van Deventer, Resolution No. 12,800 be adopted. Carried by unanimous vote. Resolution No. 12,801, "A RESOLUTION OF THE CITY OF NATIONAL CITY OPPOSING SENATE BILL 1746 (MILLS)." City Attorney McLean read the Resolution in full. There was discussion. Moved by Van Deventer, seconded by Camacho, Resolution No. 12,801 be adopted. Moved by Van Deventer, seconded by Dalla, the motion be amended to send a letter and a copy of the Resolutior 7/25/78 205 to all legislators in Sacramento. Amendment carried by the following vote, to -wit: Ayes: Camacho, Dalla, Van Deventer, Morgan. Nays: Waters. Motion carried, by the following vote, to -wit: Ayes: Camacho, Dalla, Van Deventer, Morgan. Nays: Waters. Resolution No. 12,802, "A RESOLUTION OF THE CITY OF NATIONAL CITY OPPOSING ASSEMBLY BILL 3698 (KAPILOFF)." Moved by Van Deventer, seconded by Camacho, Resolution No. 12,802 be adopted and a copy sent to all representatives in Sacramento. It was stated Assemblyman Chacon, co- sponor of the bill, withdrew his support. Carried by unanimous vote. Resolution No. 12,803, "RESOLUTION APPROVING TENTATIVE SUBDIVISION MAP ON PROPERTY LOCATED AT 709-715 'R' AVENUE (L.B. Nelson's Village Four)." Moved by Camacho, seconded by Van Deventer, Resolution No. 12,803 be adopted. Carried, by the following vote, to -wit: Ayes: Camacho, Van Deventer, Waters, Morgan. Nays: Dalla. Resolution No. 12,804, "A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NATIONAL CITY, CALIFORNIA, APPROVING AMENDMENT GP-2-78 TO THE NATIONAL CITY GENERAL PLAN." Moved by Waters, seconded by Van Deventer, Resolution No. 12,804 be adopted. Carried by unanimous vote. Resolution No. 12,805, "RESOLUTION AUTHORIZING EXECUTION OF AN AGREEMENT BETWEEN THE CITY OF CHULA VISTA AND THE CITY OF NATIONAL CITY, PROVIDING FOR THE USE OF CHULA VISTA'S POUND FACILITIES AND SERVICES." Moved by Camacho, seconded by Waters, Resolution No. 12,805 be adopted. Carried by unanimous vote. PUBLIC HEARINGS The HEARING on appeal of Planning Commission DENIAL of application for ZONE VARIANCE to allow a maximum driveway slope of 17.875% in lieu of the 15% maximum allowed by the Land Use Code at 940 PALM AVENUE, Z-9-78, Frederick Meyer (Slope of the driveway from Palm Avenue to Palm View Terrace, a proposed 50-unit condominium project; the Land Use Code limits the slope of a driveway to 15 percent maximum; development plans for this project indicate a maximum slope of 17.875 percent; the applicant has advised that a complete project redesign would be required to incorporate a 15 percent driveway; the Planning Commission recommended denial of the application for zone variance; staff does not concur with the Planning Commission's denial; staff's analysis of the development plan and the particular features of this site supports the 18% driveway grade shown on submitted plans; Police, Fire and Engineering Department have no objection; staff recommends approval) was held at this time. City Clerk Campbell stated the Affidavit of Mailing and Certificate of Publication are on file. FREDERICK MEYER, architect representing Hardesty Homes Construction Company, was present and stated they have gone to the City Engineer, Fire Marshall, Planning Department and made special traffic studies; they modified the design and surface of the driveway by using a heavy texture which will not allow use by skateboards, one of the main objections in the past; they have reconsidered texture for the sidewalk and will use one that cannot be used for skateboards. Mr. Meyer stated this is a solution for the problem of the texture ... and they will stick by that statement. Planning Director Gerschler stated he agreed. No one else was present in this regard. Moved by Camacho, seconded by Van Deventer, the hearing be closed and that Mr. Meyers and his group be allowed to continue with the plans and their grade be accepted and staff's recommendation. Motion carried, by the following vote, to -wit: Ayes: Camacho, Dalla, Van Deventer, Morgan. Nays: Waters. The HEARING on PROPOSED ZONE CHANGE to add H-15 (15' maximum height limit) to properties in the block bounded by Prospect Street, 22nd Street, Euclid Avenue and 24th Street, ZC-8A-78 (A city -initiated rezoning; the effect of this change will be to limit all new construction to no more than one story in height within the city block described; this area includes 14 parcels: there are seven parcels containing multiple residential dwellings, primarily in detached and duplex buildings, three parcels containing single family dwellings only, two parcels about one 7/25/78 206 acre in size and predominantly vacant containing only one single family dwelling, and two completely vacant parcels; staff concludes that no practical result would be achieved by limiting new development within this block to one story in height; the several existing two-story buildings, the predominance of existing low density multiple residential development and the sloping 'topography which provides a natural buffer between most of the remaining vacant properties and the existing one- story, single family dwellings, argue against the need for the proposed zoning addition; staff and the Planning Commission recommend denial of the proposed zone change) was held at this time. City Clerk Campbell stated the Affidavit of Mailing and Certificate of Publication were on file. ASST. PLAN. DIR. GUNNARSON displayed a map of the area proposed to be rezoned. BUCK MOODY, 2333 Prospect Street, was present and circulated pictures of the area and stated he opposes the height limit. No one else was present in this regard. Moved by Waters, seconded by Camacho, the public hearing on proposed zone change to add H-15 maximum height limit the properties in the block bounded by Prospect, 22nd Street, Euclid Avenue and 24th, ZC-8A-78 be closed and that the property remain as the zoning is at the present time. Carried by unanimous vote. The HEARING on PROPOSED ZONE CHANGE to rezone from RM-1-D-10 to RS-2-D-10 properties in the block bounded by Prospect Street, 20th Street, Euclid Avenue and 22nd Street, ZC-8B-78, (A city -initiated rezoning; the effect of this zone change would be to limit all new construction to no more than one house on each lot within the block described; the area includes 26 parcels containing 24 single family residences, and two 4-unit apartments; current zoning could allow a maximum of 41 additional multiple dwelling units within the area; the zone change would most severely impact four large parcels centrally located within the block: 2045 Prospect, 2121 Prospect, 2125 Prospect and 2020 Euclid; each of these exceeds a acre in area) was held at this time. City Clerk Campbell stated the Affidavit of Mailing and Certificate of Publication were on file; one protest had been received from Mr. Fred Baker, 2020 Euclid Avenue. ASST. PLAN. DIR. GUNNARSON stated the Planning Commission recommended in favor` of the rezoning for single family; subsequent to the testimony presented at the Commission's public hearing, staff took a second look at the area, and they are suggesting a second alternative which would be to refer this case back to the Planning Commission to consider lowering the density to a maximum of 5 dwelling units per acre; this density is consistent with the density of the existing single family homes; the effect of the alternative suggestion by staff would be the large lots would be able to have more than just one unit on each; the property at 2020 Euclid would be able to have four units instead of eight; the property at 2045 Prospect would be able to have three units instead of five; 2121 Prospect would be able to have 4 units instead of seven; and the property at 2125 Prospect would be able to have five units instead of eleven. Mayor Morgan asked if Council could limit the height to one story, Planning Director Gerschler stated this case has been recommended to go back to the Planning Commission and that could be attached as a subject for them to look into. There was discussion. FRED BAKER, 2020 Euclid Avenue, was present and stated he has 8/10 of an acre and when he bought the property, the buildable quality was 10 units per acre; he held off developing the property; he is concerned about the possible resale value; there is now one house on the property and it is of estate quality; for future use of the property, he would go along with a density of 8; he doesn't want to see any of the properties over- developed but doesn't believe the City should take away the buildable land; and urged Council not approve limiting the density to single family. MRS. ZENID.A SMITH, 2121 Prospect Street, was present and stated she and her husband own two of the properties, 2045 Prospect and 2021 Prospect, and they would like to develop this property; they planned to build two duplexes, one story with garages between them facing each other on Euclid Avenue; with the downzoning they won't be able to do that. Asst. Planning Dir. Gunnarson stated staff is recommending a total of four on the property; they have one house on the property and can add three. Mrs. Smith said to develop and get the value of the land, they would need to put in four units, and they want to build two duplexes on the property at 2121 Prospect; they don't want any two stories put up 7/25/78 207 in the area. There was discussion in regard to the City standing in favor of these large land owners; the City downzoned this property once, and now again, for what reason? Asst. Plan. Dir. Gunnarson stated Council's directive to staff was to look at all the apartment zoned areas within the City, find the areas that were predominately zoned for single family residences and to suggest zone changes that would protect the single family home owners from multiple family developments surrounding single family homes; this is a block with 24 of the 26 properties in single family use; this area is different from most City blocks because of the four large single family lots; staff decided to provide equity to those four large lots to choose the density that's closest to the density of the typical single family home in the neighborhood; the closest density under the City's zoning category which would allow development of the large parcels but keep the density low. There was discussion. Mrs. Smith asked Council if they would lower her taxes if they downzone the area. There was further discussion. Planning Director Gerschler said staff is advising them there are two patterns here; there's a pattern of single -story, single-family development all around the edge and you are now talking about a pattern of multiple family apartment houses in the middle; if Council is satisfied that single- family dwellings and multiple -family apartment houses can be compatible, action should be to do nothing further about changing the zoning. Mr. Gunnarson stated the problem is that the large lots have not been allowed the same rate of development that their neighbors have; the "alternative" presented tonight is to give everybody the same shake, existing and future residents, would all be there at the same ratio of units per acre. DENNIS METTLER, 2243 Lanoitan Avenue, owner of the property at 2125 Prospect, was present and stated they purchased the property and closed escrow at the end of June; they intended to put in apartments; as it stands now, his folks are living on the property; they bought the property with no contingencies because they didn't think it was necessary; he had inquired of the Planning Dept. before buying and found out they could put 11 units on the property, so they purchased the land; when they found out they couldn't put 11 units on it, they looked into the feasibility of splitting the lot into four parcels and putting in single family dwellings; due to the topography of the land it would be too expensive to put in single family homes; the easiest way to improve the property would be to put in apartments; this would be feasible for them; if they can't put in apartments, they will have to sell it. Asst. Planning Dir. Gunnarson stated current zoning would allow 11 units; the "alternative" would allow five. Mr. Mettler stated they feel with ten units it would still be very nice; plenty of open space; plenty of parking, it would look nice. There was further discussion. There was mention of Planned Development for the area. City Attorney McLean cautioned Council as to its powers under planned development; a planned development overlay revolves around certain design concepts; if a project has the number of units allowed by the zoning law for the density district in which the property is located, Council could not reduce the density; the density reduction was tied to some specific design objective that is otherwise within Council's power; he wouldn't want Council to make a decision on this question of density in this area under the mistaken belief that later on a piecemeal basis Council would be able to reject density on a planned development permit. Fred Baker returned to the podium and stated the density of the single family residences was 7.6 to the acre. There was further discussion. Moved by Morgan, seconded by Van Deventer, we refer this back to the Planning Commission for further studies and recommend to the Commission to 7; instead of 5 with single story. There was further discussion. Motion carried, by the following vote, to -wit: Ayes: Dalla, Van Deventer, Morgan. Nays: Camacho, Waters. Moved by Morgan, seconded by Dalla, we continue the hearing to August 15th at 7:45 p.m. in these Chambers. There was discussion. Motion carried by unanimous vote. Planning Director Gerschler said the Planning Commission would consider the matter at the August 14 meeting. INTRODUCTION OF ORDINANCES Moved by Camacho, seconded by Van Deventer2 these Ordinances be presented by title only. Carried by unanimous vote. 7/25/78 208 Ordinance No. 7/25/78-1, "An Ordinance pursuant to the Land Use Code of the City of National City (ZC-3-78, to rezone the residential zoned areas bounded by 4th Street, "R" Avenue, 8th Street, and Palm Avenue, excluding the half block fronting on 4th Street between "Q" and "R" Avenues, to add H-15 (Height Limit Combining Zone, 15' maximum)." Ordinance No. 7/25/78-2, "An Ordinance pursuant to Land Use Code of the City of National City, California (ZC-6-78, to rezone from RM-1 [Resi- dential Multiple] to RS-2- [Residential Single Family] the properties bounded by Plaza Boulevard, Palm Avenue, 14th Street, and the northerly prolongation of the centerline of 'N' Avenue [excluding the commercial properties fronting on Plaza Boulevard])." Ordinance No. 7/25/78-3, "An Ordinance pursuant to Land Use Code of the City of National City, California (ZC-7-78, (a) to rezone from RM-1-D-20 to RS-2-D-10 the properties on the south side of 4th Street between 2026 thru 2140 inclusive, and the northerly 150 feet of property at 2004 4th Street and (b) to rezone from RM-1-D-20 to RT-D-15 the following properties: the properties on the east side of 'T' Avenue, 431 through 535 inclusive; the southerly 50 feet of the property at 2004 4th Street; the lots on the north side of 7th Street from 'T' Avenue through 2047 inclusive; the lots on the south side of 7th Street - 2012 through 2048 inclusive; the lots on the north side of 8th Street - 2005 through 2031 inclusive; the parcel between 7th and 8th Streets and adjoining the east side of the properties at 2048 7th and 2031 8th Streets)." Ordinance No. 7/25/78-4, "An Ordinance pursuant to Land Use Code of the City of National City, California (ZC-22-78, to rezone the property at southeast corner of intersection at Plaza Boulevard & Euclid Avenue [Assessor's Parcel No. 558-010-47], and properties on west side of Euclid Avenue, 1000-1100 blocks [Assessor's Parcel Nos. 558-010-32, 42, and 53] from CL-PD [Commercial Limited -Planned Development] and RM-1-PD [Resi- dential Multiple Family -Planned Development] to CBD-PD [Central Business District -Planned Development])." Ordinance No. 7/25/78-4, "An Ordinance of the City of National City, California amending Ordinance No. 1490 relating to the preparation and distribution of food." ORDINANCES FOR ADOPTION (second reading) Moved by Camacho, seconded by Waters, these Ordinances be presented by title only. Carried by unanimous vote. Ordinance No. 1631 (7//8/;8-1), "AN ORDINANCE PURSUANT TO LAND USE CODE OF THE CITY OF NATIONAL CITY, CALIFORNIA (ZC-4-78, to rezone from RM-1- D-20 [Residential Multiple -Density 20] to RM-1-D-10 [Residential Multiple - Density 10] the area located between 4th and 7th Streets, and 'A' and 'G' Avenues." Moved by Camacho, seconded by Van Deventer, Ordinance No. (7//8/;8-1) be adopted. Carried by unanimous vote. Ordinance No. 1632 (7/I8//8-2), "AN ORDINANCE PURSUANT TO LAND USE CODE OF THE CITY OF NATIONAL CITY, CALIFORNIA (ZC-5-78, to rezone from RM-1- D-20 [Residential Multiple -Density 20] to RT-D-15 [Residential Two -Family - Density 15] the area located on the east and west sides of 'M' Avenue between 6th and 8th Streets)." Moved by Camacho, seconded by Van Deventer, Ordinance No. 1632 17/18/#8-21 be adopted. Carried by unanimous vote. Ordinance No. 1633 (7/18/78-a), "AN ORDINANCE PURSUANT TO LAND USE CODS OF THE CITY OF NATIONAL CITY, CALIFORNIA (ZC-5A-78, to rezone from RM-1- D-20 [Residential Multiple - Density 20] to RM-1-D-10 [Residential Multiple -Density 10] the area within the 900-1000 blocks of 1st and 2nd Streets)." Moved by Waters, seconded by Camacho, Ordinance No. 1633 (7/1g/48-3) be adopted. Carried by unanimous vote. Ordinance No. 1634 (7A8/48-4), "AN ORDINANCE OF THE CITY OF NATIONAL CITY AMENDING TITLE 6 OF THE MUNICIPAL CODE, BUSINESS LICENSES AND REGULATIONS." Moved by Camacho, seconded by Waters, Ordinance No. 1634 (7/18//8-4) be adopted. Carried by unanimous vote. 87/25/78 209 NEW BUSINESS The City Treasurer/Finance Director's request for RATIFICATION OF WARRANT REGISTER NO. 1 dated July 25, 1978 in the amount of $111,928.18 (Warrants Nos. 62400 through 62464); WARRANT REGISTER NO. 2 dated July 25, 1973 in the amount of $254,657.69 (Warrants Nos. 62465 through 62544) and PAYROLL for the period ending July 15, 1978 in the amount of $195,387.83 was presented. Moved by Camacho, seconded by Van Deventer, these be paid and warrants drawn. Carried, by the following vote, to -wit: Ayes: Camacho, Dalla, Van Deventer, Waters, Morgan. Nays: None. The APPLICATION for Type 20, person transfer, OFF -SALE BEER AND WINE LICENSE from Georgia J. and R. Bruce Higgens and The Southland Corporation dba 7-Eleven, 3100 Plaza Blvd. was presented. Moved by Camacho, seconded by Waters, this be approved. Carried, by the following vote, to -wit: Ayes: Camacho, Dalla, Van Deventer, Waters. Nays: None. Abstain: Morgan. The Director of Public Works' REPORT 1911 Act assessment proceeding forof ALLEY PAVING BETWEEN "A" and AVES. and 20TH and 21ST STS. (petitioners/ 79% of the benefit area adjacent to the alley between "A" Avenue to "B" Avenue and 20th Street to 21st Street requested that the alley be paved under 1911 Act proceedings) was presented. Dir. Public Works Hoffland recommended Council accept the 1911 Act petition and order the City Engineer to prepare plans and specifications for same. Moved by Van Deventer, seconded by Camacho, in favor of staff's recommendation. Carried by unanimous vote. The CBers for Muscular Dystrophy's request to operate a TELETHON COLLECT- ION STATION and waiver of the permit fee (the organization requested authorization to operate its annual South Bay Collection station on the Plaza Bowl parking lot September 3rd and 4th, 1978; this activity is in conjunction with the CBers nationwide telethon to raise funds for the Muscular Dystrophy Association; a number of persons and organizations, including the Pow Wow Posse's "shoot out", have volunteered to entertain the public during this event; a Temporary Use Permit for this event has been processed and approved by the Police, Fire, Planning, Finance Departments; staff recommends that the event be approved and the waiver of permit fees be granted) was presented. Moved by Camacho, seconded by Waters, in favor of this request. Carried by unanimous vote. The Director of Public Works' recommendation to ACCEPT IMPROVEMENTS constructed under the BONITA GREENS SUBDIVISION IMPROVEMENT AGREEMENT (improvements have been completed according to the subdivision improve- ment plans and agreements; staff recommends that the improvements be accepted; that improvement guarantees be released; and, that a notice of completion be filed) was presented. Moved by Camacho, seconded by Van Deventer, in favor of the recommendation. Carried by unanimous vote. The CLAIM FOR DAMAGES from JUANITA N. PILOT alleging damage caused by clogged drain filled with rubbish was presented. Moved by Camacho, seconded by Van Deventer, this be denied for reason of late filing and referred to the City Attorney. Carried by unanimous vote. OTHER BUSINESS CITY MANAGER The National City Chamber of Commerce's letter regarding BILLING OF CITY ADVERTISING funds (requesting the contract prepared by the City require a regular monthly billing of one twelfth of the total budget amount) was presented. City Manager Gill stated the total amount involved is $7,000 to be paid at the rate of $583.33 a month for 11 months, the June, 1979 payment to be $583.37 and recommended approval. The feasibility of giving them a check for the entire amount at one time and eliminating the monthly billing was mentioned. GEORGE WEBSTER, Manager, Chamber of Commerce, was present and stated they would prefer to receive the amount monthly. Moved by Camacho, seconded by Van Deventer, in favor of the City Manager's recommendation. Carried by unanimous vote. 7/25/73 210 CITY ATTORNEY CITY ATTORNEY MCLEAN referred to his letter to Council (requesting vacation leave for the first three weeks of August, returning in time for the Council meeting of August 22, 1978 and recommending that C. Michael Cowett be used as his vacation relief to be paid at this regular hourly rate for any service he is called to render to the City.) Mayor Morgan stated this had been approved. OTHER STAFF - No report. MAYOR MAYOR MORGAN stated he has been unable to obtain a donation of blacktop for the VFW parking lot, estimated cost of $2,700; he would like the City Manager to be authorized to get the blacktop and use City forces to install it. Moved by Camacho, seconded by Waters, in favor of the Mayor's recommendation. There was discussion. Carried by unanimous vote. MAYOR MORGAN stated the City has received approval of $450,000 Small Cities Grant from HUD to enable us to make loans in the Center City Project, from Division to 16th, Highland Avenue to I-805; and commended staff for the fine work they did in obtaining this grant. MAYOR MORGAN discussed curb and gutter improvements at 24th and Granger Avenue; a group of property owners in the neighborhood have contracted to install curbs and gutters; however, the occupant of 2401 Granger Avenue is existing on a small pension and cannot afford to participate in the improvements; the neighbors are asking the City to contribute the cost of these improvements in front of 2401 Granger in the amount of $667.30; the City Attorney has advised that this is a legal expenditure of public funds and if the occupant is willing, he can sign a note to the City for the cost of the improvements and secure the same with a trust deed against his property to be paid, if and when the property is sold. Moved by Camacho, seconded by Waters, in favor of doing the work with a lien against the property. Carried by unanimous vote. CITY COUNCIL - No report. Moved by Camacho, seconded by Waters, the meeting be closed. Carried by unanimous vote. The meeting closed at 9:07 p.m. CITY CL. ERK CITY'OF NATIONAL CITY, CALIFORNIA The foregoing minutes were approved by the City Council of the City of National City, California at the regular meeting of August 1, 1978. 9 Corrections EffNo drrections '0,1 MAYOR CITY OF NATIONAL CITY, CALIFORNIA 7/25/78