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HomeMy WebLinkAbout1984-01-17APPROVED ON 2-7-84 MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, JANUARY 17, 1984 - 7:00 PM COMMISSIONERS PRESENT: Council Chambers - Civic Center 2000 Main Street Huntington Beach, California Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir COMMISSIONERS ABSENT: None COMMISSION ITEMS: Commissioner Livengood asked staff to investigate the process that was used to approve a canvas patio cover at Perry's Pizza on Edinger. REGULAR AGENDA ITEMS: Chairman Porter moved Item C-5 forward on the agenda due to the fact that the applicant requested a continuance. SPECIAL SIGN PERMIT NO. 83-6 Applicant: Cox Neon Corporation A request to permit a 17 square foot wall sign at an existing shopping center located on the east side of Beach Boulevard, north of Adams Avenue. The applicant submitted a letter requesting a continuance. ON MOTION BY LIVENGOOD AND SECOND BY WINCHELL SPECIAL SIGN PERMIT NO. 83-6 WAS CONTINUED TO THE FEBRUARY 7, 1984 MEETING, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 83-05/TENTATIVE PARCEL MAP NO. 83-576/NEGATIVE DECLARATION NO. 83-48 (Continued from 1-4-84) Applicant: State -Wide Developers, Chris Knowlton A request to create a 5,177 square foot lot in lieu of required 6,000 square foot lot, at property located at the northeast end of Park Avenue, between Park and Midway Channel. Mike Adams gave the staff presentation and enumerated the added suggested conditions in the staff report. The public hearing was reopened. Alex Bells, Architect, stated that he believed the adequate channel width to be 85 feet instead of 150 feet as stated in the conditions of approval. This was clarified to mean 85 feet from pierhead line to pierhead line. Jay Theines, the engineer on the project stated that a reasonable sized boat could navigate through this channel and it was also pointed out that this condition would only exist at the tip of the property. Laverne Michael, an adjacent resident who voiced her opinion against the project last week, restated her opposition. She said that it was an illegally created lot; and also questioned the possible impact on the neighboring residents during high tide or flooding situations. Secretary Palin pointed out that the plans showed that the pad elevation would be higher than high, high tide. Mrs. Michael again stated that she was speaking on behalf of her two neighbors (the Bordell's and the Hubert's) who were unable to attend. The public hearing was closed. Commissioner Schumacher asked Public Works staff if there were any other channels in the City with less than-100 feet clear width. Les Evan stated that there were even some as small as 60 feet. Commissioner Livengood questioned the response to two questions on the negative declaration dealing with impact on the surrounding environment. He said he drove to the project location and could hardly get his car turned around to get out of the tract. This, he said, was before any structures were built. Mr. Adams suggested that this question on the document could be answered with a "maybe" with mitigating measures. Some discussion took place regarding layout changes that will be required. ON MOTION BY ERSKINE AND SECOND BY LIVENGOOD NEGATIVE DECLARATION NO. 83-48 WAS FOUND ADEQUATE (WITH SUGGESTED CHANGES) AND APPROVED BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None ON MOTION BY ERSKINE AND SECOND BY HIGGINS CONDITIONAL EXCEPTION NO. 83-05 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The precise site plan shall be approved by the Board of Zoning Adjustments and shall include: (a) The County lots with conceptual development plans, the State land, and the proposed project. 1. -2- 1-17-84 - P.C. (b) The bulkhead line and any proposed pierhead line. (c) Location of the proposed guest parking (two spaces). 2. All structures shall be set back a minimum of 10 feet from the established bulkhead. CONDITIONS OF APPROVAL: 1. The precise site plan shall be approved by the Board of Zoning Adjustments. 2. Two onsite guest parking spaces shall be provided. 3. A ten (10) foot setback required from the established bulkhead. 4. Applicant shall provide a minimum 35 year lease from the State, for the adjacent 2,000+ square foot property. AYES: Higgins, Erskine, Schumacher, Mirjahangir NOES: Winchell, Livengood, Porter ABSENT: None ABSTAIN: None ON MOTION BY ERSKINE AND SECOND BY HIGGINS TENTATIVE PARCEL MAP NO, 83-576 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. This request will not be detrimental to the public health, safety, and welfare of the community, as the development proposed will be at the same intensity as that of surrounding uses in the City of Huntington Beach. 2. The General Plan has set forth provisions for this type of land use as well as setting forth objectives for implementation of this type of use. CONDITIONS OF APPROVAL: 1. The parcel map received by the Department of Development Services on December 21, 1983, shall be the approved layout subject to the following: a. A bulkhead at the elevation of 10.00 M.L.L.W. shall be constructed along the exterior property line. b. Channel construction and elevations shall be per City and State standards. (This includes dredging of the channel.) C. The map shall be revised to reflect building site as Lot 1, wharfage area as Lot A, and channel as Lot B. -3- 1-17-84 - P.0 d. There shall be a 135 foot minimum bulkhead to bulkhead channel width around Lot 1 with a minimum 85 foot clear area from pierhead line to pierhead line. 2. A parcel map shall be filed with,and approved by the Department of Public Works and recorded with the Orange County Recorder. 3. A copy of the recorded parcel map shall be filed with the Department of Development Services prior to use or occupancy of said parcel. 4. Sewage disposal shall be through the City of Huntington Beach sewage system or if the Sunset Beach Sanitary District sewer is utilized, the approved action for the connection to their sewer shall be submitted to the City of Huntington Beach. 5. Water supply shall be through the City of Huntington Beach water system. 6. All utilities shall be underground. 7. Ingress -egress easement shall be increased to 20 feet in width. A copy of the recorded easement agreement shall be submitted to the Department of Development Services. 8. Drainage shall flow into a desiltation basin prior to entering the channel. 9. A detailed soils analysis shall be prepared by a registered soils engineer. This analysis shall include onsite soil sampling and exploratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets and utilities. 10. Applicant shall provide evidence that the owner of Lot B, Tract 8040, consents to filing of the parcel map. 11. The County shall provide the City with an agreement to provide access to all utility lines in Park Avenue which service the subject property. 12. The applicant shall identify a maintenance easement adjacent to the line separating the City and County parcels in order to provide access to an adjacent isolated City parcel. AYES: Higgins, Porter, Erskine, Schumacher NOES: Winchell, Livengood ABSENT: Mirjahangir ABSTAIN: None CONDITIONAL USE PERMIT NO. 83-33 Applicant: John Bartlett Associates A request to construct administrative offices, meeting room and -4- 1-17-84 - P.C. kindergarten within a new 6,600 square foot building for the Roman Catholic Bishop of Orange. The property is located at the northeast corner of Springdale and Heil. Jim Barnes gave the staff presentation and amended one of the proposed conditions due to a request by the Fire Department to require a fire alarm system and an onsite fire hydrant. The public hearing was opened. John Bartlett, the applicant, stated that he would agree to the suggested conditions of approval. He added that there will be a fence along Heil Avenue. Virginia Mason, Mr. and Mrs. Spaulding and Larry Densburg all spoke in opposition to the proposed addition. They cited traffic congestion, unsafe conditions for the children, increased traffic generated, and problems which exist during the annual church festival. Ms. Mason also stated that during the year there are materials stored, which are visible to the street and unsightly. The -public hearing was closed. A suggestion was made to restrict cars to right turn only onto Heil Avenue. Commissioner Schumacher stated that she did not believe this would be a good solution. She said there were many schools in the City where traffic congestion exists and would not like to encourage the congestion to take place on the busier streets, but rather on the side streets. Commissioner Higgins favored a circulation and parking study to be conducted by the applicant. ON MOTION BY WINCHELL AND SECOND BY ERSKINE CONDITIONAL USE PERMIT NO. 83-33 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The proposed development is in conformance with the City's General Plan. 2'. The proposed development will not adversely affect surrounding properties. 3. The proposed reduction in the required amount of parking is justified on the basis of divergent needs for individual facilities on the site: Parking which has been allocated for the existing church and parish hall is primarily in use during weekends and, thus, can be used by the proposed new office building during the week -days. CONDITIONS OF APPROVAL: 1. The site plan and elevations received and dated December 13, 1983, shall be the approved layout. 2. The building shall be provided with a fire alarm system and an onsite fire hydrant subject to the approval of the Huntington Beach Fire Department. -5- 1-17-84 - P.C. 3. A detailed landscape plan shall be submitted through the City and approved by the Department of Development Services prior to the issuance of building permits. 4. Areas for pedestrian access to the playgrounds from the entrance to the kindergarten, shall be delineated through appropriate striping subject to the approval of the Department of Development Services. 5. If lighting is included in the expanded parking area, energy efficient lamps shall be used. All outside lighting shall be directed to prevent spillage onto adjacent properties. 6. Sewer, drainage and water improvements shall be constructed in accordance with Department of Public Works standards. 7. Space within the office building shall only be used for church -related functions. 8. Any storage of materials adjacent to Heil Avenue shall be removed or screened from public view and landscaping shall be provided as appropriate. AYES: Winchell, Erskine, Schumacher, Mirjahangir NOES: Higgins, Livengood, Porter ABSENT: None ABSTAIN: None The applicant indicated for the record that he would be willing to comply with Condition #8 dealing with screening of materials adjacent to Heil Avenue. CONDITIONAL EXCEPTION NO. 83-08 Applicant: Donald C. Deering A request to permit a 24 foot high, two-story accessory building in lieu of the permitted height of 15 feet. The subject property is located on the east side of Main Street between Springfield and Adams Avenues. Mike Adams gave the staff presentation. He stated that three letters were received and distributed, opposing the proposed plan citing the possibility that someone in the future may rent the unit out. Staff recommended denial, with some concern that this may set a precedent. Chairman Porter asked staff how this requests relates to the "granny units" recently approved by City Council. Mr. Adams said that to qualify under this provision it would have to be attached to the main structure. Some discussion took place regarding the proposed entry off of the back yard. The public hearing was opened. The applicant, Donald Deering, stated that he would have connected the second story to the main structure if it were not for the extra expense involved. He also rebutted the -6- 1-17-84 - P.C. statement made by some of his neighbors that his addition may be rented out, stating that this could be done to any home without a second story addition. Joel McCurdy, a resident on Adams Avenue, asked how the City could control this structure after a resale as far as it becoming a rental unit. He agreed with staff that this could set a precedent and stated his opposition to the project. Michael Taylor stated his opposition to the proposed plan. He said that if this structure was allowed to be built at the rear of Mr. Deering's property, it would invade his back yard privacy because he is across the alley. Frank Biondi stated his opposition to the proposed plan. He said he did not want an "apartment" in back of his house. Allen Glines also opposed the proposed plans citing other instances where renting of single family homes has occurred. ON MOTION BY ERSKINE AND SECOND BY SCHUMACHER CONDITIONAL EXCEPTION NO. 83-08 WAS DENIED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. The applicant has failed to demonstrate that a hardship exists based on lot configuration or location. The subject property is standard in size and configuration for this area of the City (152 1/2 by 50 feet) and no exceptional or extraordinary circumstances relating to the land, buildings or premises can be found to justify approval of this request. 2. Alternatives are available to the applicant that would permit a two story structure on the subject property without the need for filing a conditional exception. Therefore, the approval of this request is not necessary for the preservation and enjoyment of substantial property rights. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None SPECIAL SIGN PERMIT NO. 83-7 Applicant: Biddle's Best Fertilizer Company A request to permit an offsite freestanding sign on property located on the west side of Goldenwest Street, approximately 575 feet south of Ellis Avenue. Mr. Adams stated that the applicant is requesting the directional sign to be located adjacent to Goldenwest in the same location as the former sign which was removed as a condition of the use permit for the business. -7- 1-17-84 - P.C. The public hearing was opened. Marvin Biddle, the applicant, stated that he disagreed with the staff report. He felt that access on the private road becomes public because it used by the public. He added that the only opposition to his sign was the City and not adjacent property owners. He also stated that his business is wholesale to the public. He also cited several other illegal signs on Goldenwest Street, and felt as though he was being singled out. The Commissioners asked Mr. Biddle if he was willing to place the sign on the access road off of Ellis where his property address was shown. He indicated he would only be interested in the requested location. The public hearing was closed. Commissioner Winchell asked staff to clarify the definition of a wholesale business. Mr. Adams stated that the intent of the BZA approval of Mr. Biddle's business was to permit limited volume wholesale and not retail sales of any kind. ON MOTION BY SCHUMACHER AND SECOND BY MIRJAHANGIR SPECIAL SIGN PERMIT NO. 83-7 WAS DENIED WITH THE FOLLOWING FINDINGS, BY THE FOLLOWING VOTE: FINDINGS FOR DENIAL: 1. The granting of a special sign permit for the proposed sign will violate the conditions of Use Permit No. 81-40 as follows: a. The proposed sign will direct customers to an illegal access road to which the applicant does not have legal title. b. The proposed sign infers retail sales from a wholesale -only establishment. AYES: Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: Higgins ABSENT: None ABSTAIN: None The Chairman called for a recess. The meeting reconvened at 9:45 P.M. USE PERMIT NO. 83-71/CONDITIONAL EXCEPTION NO. 83-67 (Referred by BZA) Applicant: Anthony M. Roberts The use permit is a request to expand use of existing restaurant by providing additional deck area with windscreen for increased seating and construction of a 720 square foot kitchen and restroom building. The conditional exception is a request to permit additions to encroach 28 feet into the required setback from P.C.H.; 7 feet into the required 20 foot exterior side yard and 1 foot into the required 10 foot interior side yard. This is a temporary structure (an old railroad car) located at the northeast corner of Lake Street and Pacific Coast Highway. Mike Adams stated that the entire package, if approved, should be referred to the design review board. He further recommended 1 -8- 1-17-84 - P.C. that if the application was approved it should run with the length of the lease. Brief discussion took place regarding existing signs on the side of the railroad car, and the adjacent parking lot. The public hearing was opened. Chuck Miller, representing the applicant, stated that the signs posted on the car have nothing to do with the new operation. He also clarified that the applicant has access to the parking lot in the rear. He stated that the lease was for five years. The applicant, Anthony Roberts, stated that the restaurant would not be serving any fast food. He said he was willing to comply with the conditions of approval including the Chairman's request for a monument sign instead of a pole sign. He did request that the windscreen be at 8 feet instead of 6 feet. The public hearing was closed. Commissioner Livengood asked staff what were the requirements for putting up a canvas cover. The applicant answered that he has checked with the Fire Department on this and will be using the same design as what was approved for Maxwell's Restaurant. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS CONDITIONAL EXCEPTION NO. 83-67 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The granting of a deck expansion windscreen would not constitute a special privilege inconsistent with limitations upon properties in the vicinity. 2. The granting of Conditional Exception No. 83-67 is necessary to preserve the enjoyment of one or more substantial property rights. 3. The granting of a conditional exception will not be detrimental to the public welfare nor injurious to property in the same zone classification. 4. The granting of Conditional Exception No. 83-67 will not adversely affect the General Plan of the City of Huntington Beach. CONDITIONS OF APPROVAL: 1. The applicant shall revise the site plan dated 1/12/84 to show the required 40 onsite parking spaces. In lieu of providing additional parking, the applicant may enter into an agreement with the Redevelopment Agency or, as provided by Section 9791.8 of the Huntington Beach Ordinance Code, exercise his lease option for additional parking area. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir -9- 1-17-84 - P.C. NOES: None ABSENT: None ABSTAIN: None ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS USE PERMIT NO. 83-71 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. The establishment, maintenance and operation of the use will not be detrimental to the general welfare of persons residing or working in the vicinity or property and improvements in the vicinity of such use or building. 2. The granting of the use permit will not adversely affect the General Plan of the City of Huntington Beach. 3. The proposal is an addition to a temporary use previously approved by the Board of Zoning Adjustments. CONDITIONS OF APPROVAL: 1. The applicant shall revise the site plan dated 1/12/84 to reflect the modifications described herein; a. Site boundaries shall correspond to lease boundaries. b. Proposed building shall be relocated as conditioned in Conditional Exception No. 83-67. C. All parking requirements shall be depicted. d. Trash area shall be depicted. 2. All existing or proposed signing on the subject property, shall comply with Article 976. A sign program shall be established allowing no pole signs. 3. The deck area shall not be covered with permanent roofing materials without prior approval from the Department of Development Services. Any canvas covering or temporary covering of any type shall be subject to the review and approval of the Director of Development Services. 4. Prior to issuance of building permits for windscreen and/or building, the applicant shall submit a landscape and irrigation plan subject to review and approval of the Departments of Development Services and Public Works. In addition, all building elevations shall be submitted to and approved by the Design Review Board. 5. The windscreen shall not exceed 8 feet in height above the deck, nor further encroach into the exterior side yard setback. -10- 1-17-84 - P.C. 6. This entitlement shall be in effect until September 27, 1988. Prior to expiration, the applicant may request a five year extension of time provided no master plan has been submitted for development for this property or for any portion of District 7 of the Downtown Specific Plan. AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None CONDITIONAL EXCEPTION NO. 83-61 (Referred by BZA) Applicant: Huntington Breakers, Ltd. A request to permit reduction in the number of onsite parking spaces and reduction in required common open space in a proposed apartment complex located on the east side of Beach Boulevard, approximately 1,300 feet south of Atlanta Avenue. Mr. Adams stated that staff recomends working with the applicant to redesign the parking layout which is short 15 spaces due to the placement of the solar energy unit. The applicant also proposes to offset this deficiency in parking with 28 spaces provided off -site in the frontage road. Commissioner Schumacher commented that, as far as she could remember, no other project has been approved with off -site parking counting for required parking. The public hearing was opened. The applicant, Dan Young of Huntington Breakers, stated that the "state of the art" type solar energy unit requires that it be placed on the ground, rather than on the roof. He said that by creating an arched design with bay windows you cut the measurement of open space. James Phelps, the architect, added his comments about the project and the solar energy unit. The public hearing was closed. Commissioner Schumacher felt that the applicant was getting enough exceptions and asked "how far and how many, before you say wait a minute." It did not bother Commissioner Higgins that the applicant was requesting 33% compact parking; he felt that was a reasonable number. He also stated that the larger the project, the greater the vacancies, and agreed with the number of units proposed by the applicant. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS CONDITIONAL EXCEPTION NO. 83-61 WAS APPROVED WITH THE FOLLOWING FINDINGS AND CONDITIONS, BY THE FOLLOWING VOTE: FINDINGS FOR APPROVAL: 1. There are exceptional circumstances related to the buildings and premises that do not apply generally to uses within the same district. -11- 1-17-84 - P.C. 2. The granting of this conditional exception will not be detrimental to the public health, safety, and welfare or injurious to the conforming land, property, or improvements in the neighborhoods or the subject property. 3. The applicant is willing and able to carry out the purpose for which this conditional exception is sought and will proceed to do so without unnecessary delay. 4. The applicant shall provide the minimum open space requirement of 82,200 square feet through a variation in determining the recreation and leisure area calculation. This variation will still provide a 10 foot separation from the window opening to the open space area which will satisfy the intent of the separation provision between habitable dwelling space and common open space. CONDITIONS OF APPROVAL: 1. The applicant shall comply with all conditions of Use Permit No. 83-42. 2. The applicant shall provide a revised parking layout to reduce the necessity for off -site parking by incorporating all the required spaces (582) within the project boundary, with a maximum of 33.5% being devoted to compact spaces. This plan shall show parking assignments and distribution of compact spaces. The plan should also show a relocation of the security gates, to be incorporated into the landscape islands, and the location of the solar energy systems. 3. The applicant shall provide detailed information and dimensions on the solar energy system which shall be reviewed by the Director of Development Services. 4. The applicant shall submit any plans for augmentation or alteration to the recreation and leisure areas to the Director of Development Services for review and approval. AYES: Higgins, Livengood, Erskine, Mirjahangir NOES: Winchell, Porter, Schumacher ABSENT: None ABSTAIN: None CODE AMENDMENT NO. 83-3 (Continued from 1-4-84) Initiated by City of Huntington Beach A proposal to amend Chapter 95 of the Huntington Beach Ordinance Code by adding regulations to assure that industrial developments within 150 feet of residentially zoned and General Planned sites comply with standards of performance necessary to minimize detrimental effects to the residents of Huntington Beach. -12- 1-17-84 - P.C. Commissioner Mirjahangir asked staff to indicate where in the City M2 zoning occurs. Secretary Palin pointed out the M2 locations in the City, however, only around the Seacliff Golf Course on the south side of Garfield is there a possibility of M2 occurring adjacent to residential (future phases of Seacliff development). The public hearing was opened. Seeing that no one was present to speak either for or against the proposed code amendment, the public hearing was closed. ON MOTION BY LIVENGOOD AND SECOND BY HIGGINS NEGATIVE DECLARATION NO. 83-39 WAS FOUND ADEQUATE AND APPROVED, AND CODE AMENDMENT NO. 83-3 WAS RECOMMENDED FOR APPROVAL BY THE CITY COUNCIL, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None PENDING ITEMS: Written reports were distributed on the Teen Dance Club Committee meeting and landscaping at the Blufftop Park. Staff was directed to mail a copy of the staff report on the dance club to the applicant, Mr. Biancur. PLANNING COMMISSION ITEMS: Commissioner Livengood requested that all items, whether reported on or not, be listed and remain on the list of "pending items" for each agenda. Commissioner Schumacher noted that a change on the District Map (DM 2), correctly reflecting Park and Pine Streets, was necessary. She also requested that staff investigate all illegally erected horse stalls in the Ellis-Goldenwest area. Commissioners registered the following complaints: storage on Garfield; blighted conditions at Ellis and Goldenwest; and the task of the design review board to deal with community facility -type projects. Discussion also took place regarding the design review board efforts on guidelines for the downtown area. ON MOTION BY SCHUMACHER AND SECOND BY MIRJAHANGIR STAFF WAS DIRECTED TO INCLUDE ALL PRIOR PERTINENT DOCUMENTS IN THE COMMISSIONERS' PACKET IN CASES WHERE PRIOR PLANS HAVE BEEN APPROVED, BY THE FOLLOWING VOTE: AYES: Higgins, Winchell, Livengood, Porter, Erskine, Schumacher, Mirjahangir NOES: None ABSENT: None ABSTAIN: None -13- 1-17-84 - P.C. DEVELOPMENT SERVICES ITEMS: Secretary Palin informed the Commissioners of action taken at the January 16, 1984 City Council meeting. He stated that McDonald's Restaurant withdrew their appeal, and that the Council concurred with the Planning Commission's recommendation on the second units. ADJOURNMENT: Due to the fact that discussion on the draft condominium conversion ordinance was not completed, the Chairman adjourned the meeting at 12:01 A.M. to a 5:30 P.M. study session (on the same subject) on February 7, 1984 in Room B-8. arcus M. Porter, Chai man LJ ul -14- 1-17-84 - P.C.