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HomeMy WebLinkAbout1993-09-08MINUTES HUNTINGTON BEACH PLANNING COMMISSION WEDNESDAY, SEPTEMBER 8, 1993 Council Chambers 2000 Main Street Huntington Beach, STUDY SESSION - 5:30 PM REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE - Civic Center California P P P P P ROLL CALL: Cook, Bourguignon, Biddle, Richardson, Dettloff, P P Gorman, Inglee A. ORAL COMMUNICATIONS (4 MINUTES TIME TO OTHERS) Anyone wishing submit a form to speak prior to Hearing items. No action can be Commission on this date, unless None B. PUBLIC HEARING ITEMS PER PERSON, NO DONATING OF to speak must fill out and Oral Communication or Public taken by the Planning agendized. B-1 CODE AMENDMENT NO. 91-10 - DRAFT ZONING AND SUBDIVISION ORDINANCE (CONTINUED WITH PUBLIC HEARING OPEN FROM THE AUGUST 17, 1993 PLANNING COMMISSION MEETING): APPLICANT: City of Huntington Beach LOCATION: City Wide This is the fifth public hearing in a series of public hearings on the draft Zoning and Subdivision Ordinance. Chapters 210, Residential, and 211, Commercial, of Title 21, Base Districts will be the subject of this portion of the draft Zoning and Subdivision Ordinance. These chapters were continued from the August 17, 1993 meeting. Titles 20, General Provisions, and 24, Administration, and Environmental Assessment No. 91-32 were approved July 7, 1993; Title 22, Overlay Districts, was approved July 30, 1993; and Title 25, Subdivisions, and Chapters 212, 213, 214 and 215 of Title 21, Base Districts, were approved August 3, 1993. STAFF RECOMMENDATION: Staff recommends the Planning Commission approve Chapters 210 and 211 of Title 21 of the draft Zoning and Subdivision Ordinance, recommend their adoption to the City Council, and continue Code Amendment No. 91-10 with the public hearing open to the September 21, 1993 Planning Commission meeting. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CONTINUED OPEN TO THE SEPTEMBER 21, 1993 PLANNING COMMISSION MEETING. The Commission requested staff to report back with the difference in acreage for Net versus Gross calculations. A MOTION WAS MADE BY BOURGUIGNON, SECOND BY INGLEE, TO APPROVE CHAPTERS 210 AND 211 OF TITLE 21 OF THE DRAFT ZONING AND SUBDIVISION ORDINANCE, RECOMMEND THEIR ADOPTION TO THE CITY COUNCIL, AND CONTINUE THE PUBLIC HEARING OPEN TO SEPTEMBER 21, 1993, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED B-2 ANNUAL REVIEW OF THE MEADOWLARK DEVELOPMENT AGREEMENT (CONTINUED FROM THE AUGUST 17, 1993 PLANNING COMMISSION MEETING)• APPLICANT: City of Huntington Beach LOCATION: 5141 Warner Avenue, approximately 600 feet east and north of the intersection of Bolsa Chica Street and Warner Avenue. The annual review of the Development Agreement was continued from the August 17, 1993 Planning Commission meeting to allow staff an opportunity to investigate allegations of noncompliance by the property owner. The allegations included the parking of vehicles on the site, trash and debris accumulation, fencing in disrepair, and remnant portions of the abandoned runway in existence. Staff PC Minutes - 9/8/93 -2- (7442d) visited the site on August 24, 1992. Portions of the runway do exist but the functional use has been eliminated. Also City Council action previously determined that the runway removal had been satisfied. Other allegations are possible code violation items unrelated -to the Development Agreement. STAFF RECOMMENDATION: Staff recommends that the Planning Commission determine that the property owner, the Nerio Family, has complied with the terms and conditions of the Meadowlark Development Agreement and forward to the City Council for approval. THE PUBLIC HEARING WAS OPENED. Steve Grant, Pacific Development, Development Agent, stated he supported the staff's report. Cheryle Browning, 16771 Roosevelt Lane, relayed discrepancies to the Commission that she felt existed in the staff's report. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY BOURGUIGNON, SECOND BY RICHARDSON, TO DETERMINE THAT THE PROPERTY OWNER, THE NERIO FAMILY, HAS COMPLIED WITH THE TERMS AND CONDITIONS OF THE MEADOWLARK DEVELOPMENT AGREEMENT AND FORWARD TO THE CITY COUNCIL FOR APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED B-3 TENTATIVE TRACT NO. 14662/CONDITIONAL USE PERMIT NO. 92-49 WITH SPECIAL PERMIT/CONDITIONAL EXCEPTION (VARIANCE) NO 93 6 (CONTINUED FROM THE AUGUST 24 1993 PLANNING COMMISSION MEETING): APPLICANT: Seacliff Partners LOCATION: West side of Huntington Street approximately 500 feet north of Main Street. Tentative Tract No. 14662, Conditional Use Permit No. 92-49 with special permit and Conditional Exception No. 93-6 is a request subdivide'a 19 acre parcel into 150 lots for development of attached single family dwellings. The Holly-Seacliff Specific Plan requires all proposed residential subdivisions to be reviewed and approved by the Planning Commission. PC Minutes - 9/8/93 -3- (7442d) Staff has reviewed the proposed subdivision in the context of the Holly Seacliff Master Plan, Final Environmental Impact Report No. 89-1, Holly Seacliff Specific Plan and the Holly Seacliff Development Agreement. The project complies with the Holly Seacliff Specific Plan Development Standards except in the following: 1. The developer is requesting a 9% reduction in the common open space; and 2. The developer is requesting a five foot (5') encroachment into a required fifteen foot (15') sideyard building separation; and 3. The developer is requesting a nine foot (9') upper story encroachment into a required fifteen (15') foot front setback. Staff supports the applicant's request based on the conclusion that the unique character of the project justifies deviations from the development standards. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve Tentative Tract No. 14662, Conditional Use Permit No. 92-49 with special permit and Conditional Exception No. 93-6 with findings and suggested conditions of approval. THE PUBLIC HEARING WAS OPENED. Tom Zanic, 520 Broadway, applicant, gave a brief description of the request and explained the changes proposed to staff's recommendation. Clare Dellemann, 18809 Club Lane, supports the request and the vacation of Huntington Street. Laura Madariaga, 6121 Morningside, spoke in support of the request. Nancy Rhyme, 17132 Edgewater Lane, spoke in support of the request. Jim Matlock, 621 - 21st Street, spoke in support of the request. Jim Zanthakis, 2221 Main Street, spoke in support of the request. Bernie Huot, 7691 Whitewater Drive, spoke in support of the request, but asked that the drainage problem be addressed. Diana Hancock, 7691 Whitewater Drive, spoke in support of the request, with the condition that the drainage problem be addressed. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. PC Minutes - 9/8/93 -4- (7442d) The Commission asked staff if a solution could be found for the drainage problem relayed by the public speakers. Staff stated that they could redirect drainage, but it would end up on someone elses property. A MOTION WAS MADE BY DETTLOFF, SECOND BY BOURGUIGNON, TO APPROVE TENTATIVE TRACT NO. 14662, CONDITIONAL USE PERMIT NO. 92-49 WITH SPECIAL PERMIT AND CONDITIONAL EXCEPTION (VARIANCE) NO. 93-6 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 92-49: 1. The proposed subdivision of a 19 acre parcel into lots for development of 150 attached single family dwellings will be compatible with adjacent properties. 2. The establishment, maintenance and operation of the proposed subdivision of a 19 acre parcel into 150 attached single family dwellings will not be detrimental to the general welfare of persons working or residing in the vicinity and detrimental to the value of the property and improvements in the neighborhood. 3. On -site parking and circulation are adequate for the proposed subdivision of a 19 acre parcel into 150 attached single family dwellings and have the potential of creating a congestion and circulation hazard. 4. Ingress and egress to the site does not have the potential of creating additional traffic impacts to the intersections along Main Street and Garfield Avenue. FINDINGS FOR APPROVAL - SPECIAL PERMIT: 1. The following special permit promotes a better living environment by adapting the Holly Seacliff Specific Plan -requirements which is compatible with the surrounding area: - a. Reduced common open space (41,348 square feet in lieu of 52,500 square feet) which is balanced by an excess of 100,000 square feet of private open space. 2. The requested special permit provides for maximum use of aesthetically pleasing types of architecture, landscaping, design and building layout. PC Minutes - 9/8/93 -5- (7442d) 3. The requested special permit will not be detrimental to the general health, welfare, safety and convenience, nor detrimental or injurious to the value of property or improvements of the neighborhood or of the City in general. 4. The requested special permit is consistent with the objectives of the Holly-Seacliff Specific Plan standards in achieving a development adapted to the terrain and compatible with the surrounding environment. FINDINGS FOR APPROVAL - CONDITIONAL EXCEPTION (VARIANCE) NO. 93-6: 1. The granting of Conditional Exception (Variance) No. 93-6 to reduce the sideyard from 15 feet to 10 feet and the reduction of the front, upper story setback to 6 feet will not be materially detrimental to the public health, safety and welfare, or injurious to the property, or improvements in the neighborhood. 2. Conditional Exception (Variance) No. 93-6, a request to reduce the sideyard building separation from 15 feet to 10 feet and the reduction of the front upper story setback to six (6) feet is consistent with the goals and objectives of the City's General Plan. 3. The granting of Conditional Exception No. 93-6 from the development standards in the Holly-Seacliff Specific Plan will not defeat the intent of the Holly-Seacliff Specific Plan. FINDINGS FOR APPROVAL - TENTATIVE TRACT NO. 14662: 1. The size, depth, frontage, street width, and other design features of the proposed subdivision of a 19 acre parcel for 150 single family dwellings is in compliance with the standard plans and specifications on file with the City as well as in compliance with the State Subdivision Map Act and the supplemental City Subdivision Ordinance. 2. The property was previously studied for this intensity of land use at the time that the General Plan designation of Medium Density Residential and the Holly-Seacliff Specific Plan. 3. The site is relatively flat and physically suitable for the proposed density of 7.8 units per gross acre. 4. Tentative Tract No. 14662 for a 19 acre subdivision to create 150 single family attached dwellings is consistent with the goals and policies of the Huntington Beach General Plan, the Holly Seacliff Specific Plan, and Development Agreement No. 90-1. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 92-49: 1. The site plan, floor plans, and elevations received and dated August 16, 1993 shall be the conceptually approved layout with the following modification: PC Minutes - 9/8/93 -6- (7442d) 1 0 a. Comply with windrow mitigation measure compliance design. b. Lots 86 and 87 shall be sited with a minimum nine (9) foot front setback; Lots 88 and 89 shall be sited with a minimum (9) foot front setback; Lots 136 and 137 shall be sited with a minimum seven (7) foot front setback; and Lots 138 and 139 shall be sited with a minimum eight (8) foot front setback. c. Provide modified drainage system adjacent to Amberleaf Circle as required and subject to reimbursement by the Department of Public Works. d. The space between new and existing perimeter walls shall be covered or filled subject to the requirements of the City Engineer and the Building Department. 2. Prior to submittal for building permits, the applicant/owner shall complete the following: a. Submit three copies of the site plan to the Planning Division for addressing purposes. If street names are necessary, submit proposal to Fire Department for review and approval. b. Depict all utility apparatus, such as but not limited to backflow devices and Edison transformers, on the site plan. They shall be prohibited in the front and exterior yard setbacks unless properly screened by landscaping or other method as approved by the Community Development Director. c. Floor plans shall depict natural gas and 220V electrical shall be stubbed in at the location of clothes dryers; natural gas shall be stubbed in at the locations of cooking facilities, water heaters, and central heating units; and low -volume heads shall be used on all spigots and water faucets. d. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans. e. The structures on the subject property, whether attached or detached, shall be constructed in compliance with the State acoustical standards set forth for units that lie within the 60 CNEL contours of the property. Evidence of compliance shall consist of submittal of an acoustical analysis report, prepared under the supervision of a person experienced in the field of acoustical engineering, with the application for building permit(s). f. Elevations shall depict colors and building materials proposed. PC Minutes - 9/8/93 -7- (7442d) g. If outdoor lighting is included, high-pressure sodium vapor lamps or similar energy savings lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be noted on the site plan and elevations. h. A detailed soils analysis shall be prepared by a registered Soils Engineer. This analysis shall include on -site soil sampling and laboratory testing of materials to provide detailed recommendations regarding grading, chemical and fill properties, foundations, retaining walls, streets, and utilities. i. The site plan shall include (or reference page) all conditions of approval imposed on the project printed verbatim. j. Entries to private streets shall be delineated by decorative pavement. k. The applicant shall be subject to an Affordable Housing Plan as required by the Holly-Seacliff Specific Plan. 3. Prior to issuance of building permits, the applicant/owner shall complete the following: a. Submit copy of the revised site plan, floor plans and elevations pursuant to Condition No. 1 for review and approval and inclusion in the entitlement file. b. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Section 9608 of the Huntington Beach Ordinance Code and the Holly-Seacliff Specific Plan. The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. c. A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. PC Minutes - 9/8/93 -8- (7442d) d. Hydrology and hydraulic studies shall be submitted for Public Works approval. e. Perimeter fencing plans for review and approval which depict decorative materials. f. Gated entryway (access control devices) plans to the Community Development Department. A "statement of architecture" should be incorporated to highlight the theme of the development. Said gated entryway shall comply with Fire Department Standard 403. Prior to the installation of any gates, such plan shall be reviewed and approved by the Community Development, Fire and Public Works departments. g. Provide an infrastructure and development phasing plan. h. Common landscape areas shall be landscaped, or a bond posted, by phases. 4. Prior to the removal of any windrow trees and/or landscape materials which comprise the current windrow massing, a common area, perimeter windrow mitigation implementation landscape plan shall be submitted and approved by the Department of Community Development. The implementation plan shall include a site plan, a landscape material pallet, the number, size and variety of species and a phasing schedule for implementation of all perimeter landscaping. 5. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 6. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 7. Installation of required common area landscaping shall be completed prior to final inspection of each phase. 8. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); d. Discontinue construction during second stage smog alerts. PC Minutes - 9/8/93 -9- (7442d) 9. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. 10. Conditional Use Permit No. 92-49 shall become null and void unless exercised within two (2) years of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. CONDITIONS OF APPROVAL - TENTATIVE TRACT 14662: 1. The tentative tract map received and dated August 16, 1993, shall be the approved layout with the following modification: a. Comply with windrow mitigation measure compliance design dated August 24, 1993. 2. The following conditions are required to be completed prior to recordation of the Final Map unless otherwise stated. Bonding may be substituted for construction in accordance with provisions of the Subdivision Map Act: a. Irrigation for landscape areas shall be designed to connect to future reclaimed or subpotable water supply, to the extent allowed by the State Department of Health Services and to the extent required by Development Agreement No. 90-1 as determined by the City Engineer. b. The developer shall submit for review and approval by the Public Works Department, separate, 24" x 36" water improvement plans, showing service connections to all lots, fire hydrants, valves and other appurtenances. c. The water system shall be located within vehicular travelways and shall be dedicated to the City. The Homeowners Association shall be responsible for repairing an enhanced pavement if the water facilities require repair or maintenance. d. An approved backflow device shall be installed on each domestic water service per Public Works Standard Plan No. 609. e. Sewer systems within private, interior tract streets shall be owned and maintained by the homeowners association. f. Interior street and utilities therein shall be designed and constructed in accordance with the Department of Public Works Standards. g. Signing, striping, and street lighting shall be designed and constructed in accordance with Public Works Standards. PC Minutes - 9/8/93 -10- (7442d) h. All vehicular access rights to Gothard Street, Main Street and Huntington Street shall be released and relinquished to the City of Huntington Beach except Lot 152 and at locations approved by the Planning Commission. i. Open spaces areas shall be maintained by the Homeowners Association. j. The engineer or surveyor preparing the final map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Code and Orange County Subdivision Manual, Subarticle 18. k. The engineer or surveyor preparing the final map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Sections 7-9-330 and 7-9-337 of the Orange County Subdivision Manual, Subarticle 18. 1. All existing and future utilities shall be installed underground, with the exception of 66KV lines. 3. Fire Department conditions are as follows: a. A Fire Protection Plan pursuant to Fire Department Specification 426 will be required to be completed prior to release of building permits. 1) Besides general fire safety concerns, this plan includes tasks for roadway and hydrant installation prior to building permit releases. b. Adequate turning radius minimum 17 foot by 45 foot must be provided for turnarounds, intersections and corners to comply with Fire Department Specification 401. c. All roadways which are less than 40 feet in width must be posted as fire lanes and must have no parking areas posted and marked pursuant to Fire Department Specification 415. d. Any fire access gates proposed to be installed must comply with Fire Department Specification 403. e. Approximately twelve (12) fire hydrants will be required. f. All units constructed attached by a common wall or walls having a gross square foot of 5,000 square feet or greater, regardless of a common property line separation, must have automatic fire sprinklers installed. g. Building address numbers for each unit must be a minimum of four (4) inches in size per Fire Department Standard 428 and in an unobstructed location which can be easily viewed from the street. PC Minutes - 9/8/93 -11- (7442d) h. Prior to release of building permits, all mitigation measures for compliance of oil, methane and environmental Fire Department Specifications 422, 429, and 431 must be completed for each phase. i. Units on all "flag" type or other lots which may hinder Fire/Rescue access must be automatic fire sprinklered unless fire equipment access requirements have been approved by the Fire Department and are provided pursuant to Section 10.203 and Section 10.205 of the 1991 Uniform Fire Code. 4. At least 60 days prior to recordation of the final tract map, CC&R's shall be submitted to and approved by the City Attorney and the Department of Community Development. The CC&R's shall reflect the common driveway access easements, and maintenance of all walls and common landscape areas by the Homeowners' Association. a. Include disclosure to the Homeowners' Association and individual property owners regarding the future use of the Transportation Corridor. 5. Model home complexes shall be permitted per Subdivision Map Act Section 66499.30 prior to recordation of a final map. B-4 CONDITIONAL USE PERMIT NO. 93-5/NEGATIVE DECLARATION NO. 93-8: APPLICANT: American Golf Corporation LOCATION: 16782 Graham Street (Meadowlark Golf Course) Conditional Use Permit No. 93-5 is a request to permit the construction of a new, 13,728 square foot, two (2) story clubhouse, and 3,600 square foot maintenance building at the Meadowlark Golf Course located at 16782 Graham Street. The proposed clubhouse includes a 3,000 square foot banquet facility on the second floor. Because the Huntington Beach Ordinance code does not specify parking ratios for golf courses and other golf related activities, staff surveyed other Orange County cities for parking requirements. After review by the Public Works Department, Traffic Engineering -Division, staff arrived at a parking requirement. With the different uses on -site including the driving range, clubhouse facility and golf course, the applicant is proposing to have non -golf related functions prohibited from the use of the banquet facility before 4:00 PM. This would allow for adequate on -site parking for the proposed mix of uses. 1 PC Minutes - 9/8/93 -12- (7442d) The proposal does not include street improvements to Graham Street. The Departments of Community Services and Public Works have indicated that the improvements will not occur in the near future due to other environmental issues such as removal of mature eucalyptus trees. STAFF RECOMMENDATION: Since the use is existing and this is primarily an upgrade to the property, staff is recommending approval of Negative Declaration No. 93-8 and Conditional Use permit No. 93-5 with findings and suggested conditions of approval. A MOTION WAS MADE BY DETTLOFF, SECOND BY RICHARDSON, TO APPROVE NEGATIVE DECLARATION NO. 93-8, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY DETTLOFF, SECOND BY GORMAN, TO APPROVE CONDITIONAL USE PERMIT NO. 93-5 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO 93-5: 1. The establishment, maintenance and operation of the 13,728 square foot clubhouse and 3,600 square foot maintenance facility will not be detrimental to the general welfare of persons working or residing in the vicinity, nor be detrimental to property values and improvements in the area. With the conditions imposed, the new clubhouse and maintenance facility will not impact the surrounding residential streets nor will it impact traffic on Graham Street. PC Minutes - 9/8/93 -13- (7442d) 2. The location, site layout, and design of the proposed 13,728 square foot clubhouse and 3,600 square foot maintenance facility properly adapts the proposed structures to streets, driveways, and other adjacent structures and uses in a harmonious manner. With the conditions imposed, the access to and parking for the proposed clubhouse will not create an undue traffic problem. 3. The granting of Conditional Use Permit No. 93-5 will not adversely affect the General Plan of the City of Huntington Beach. The proposed clubhouse and maintenance facilities are consistent with the Recreational Open Space land Use designation of the General Plan. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 93-5: 1. The site plan, floor plans, and elevations received and dated February 26, 1993 shall be the conceptually approved layout. 2. Prior to submittal for building permits, the applicant/owner shall complete the following: a. Depict all utility apparatus, such as but not limited to backflow devices and Edison transformers, on the site plan. They shall be prohibited in the front and exterior yard setbacks unless properly screened by landscaping or other method as approved by the Community Development Director. b. If foil -type insulation is to be used, a fire retardant type shall be installed as approved by the Building Department and indicated on the floor plans. c. Elevations shall depict colors and building materials proposed. d. All rooftop mechanical equipment shall be screened from any view. Said screening shall be architecturally compatible with the building in terms of materials and colors. If screening is not designed specifically into the building, a rooftop mechanical equipment plan must be submitted showing screening and must be approved. e. If outdoor lighting is included, high-pressure sodium vapor lamps or similar energy savings lamps shall be used. All outside lighting shall be directed to prevent "spillage" onto adjacent properties and shall be noted on the site plan and elevations. 3. Prior to issuance of building permits, the applicant/owner shall complete the following: a. A Landscape Construction Set must be submitted to the Departments of Community Development and Public Works and must be approved. The Landscape Construction Set shall include a landscape plan prepared and signed by a State Licensed Landscape Architect and which includes all proposed/existing plant materials (location, type, size, quantity), an PC Minutes - 9/8/93 -14- (7442d) irrigation plan, a grading plan, an approved site plan, and a copy of the entitlement conditions of approval. The landscape plans shall be in conformance with Section 9608 of the Huntington Beach Ordinance Code. The set must be approved by both departments prior to issuance of building permits. Any existing mature trees that must be removed shall be replaced at a 2 to 1 ratio with minimum 36-inch box trees, which shall be incorporated into the project's landscape plan. b. A grading plan shall be submitted to the Department of Public Works for review and it must be approved (by issuance of a grading permit). A plan for silt control for all water runoff from the property during construction and initial operation of the project may be required if deemed necessary by the Director of Public Works. 4. Fire Department Requirements are as follows: a. An automatic fire sprinkler system shall be approved and installed throughout the clubhouse and maintenance building pursuant to Fire Department regulations. b. Service roads and fire lanes, as determined by the Fire Department, shall be posted and marked. c. Fire access lanes shall be maintained. If fire lane violations occur and the services of the Fire Department are required, the applicant will be liable for expenses incurred. d. Fire extinguishers shall be provided in number and at locations specified by the Fire Department. e. Address number shall be installed to comply with City Specification No. 428. f. A fire alarm system shall be installed in the clubhouse to comply with Huntington Beach Fire Department and Uniform Fire Code Standards. g. Exit signs and exit path markings shall be provided within the clubhouse in compliance with the Huntington Beach Fire Code and Title 24 of the California Administrative Code. h. Submit full set of plans for clubhouse depicting location of -partitions and their relationship to exit system. i. Occupancy load signs shall be placed per Uniform Building Code Standards. j. Three (3) fire hydrants (two (2) for clubhouse, one (1) for maintenance building), shall be installed prior to combustible construction. PC Minutes - 9/8/93 -15- (7442d) k. Development shall meet all local and State regulations regarding installation and removal of all underground storage tanks. 6. During grading activities, the applicant shall comply with the following: a. Conduct a data recovery program following CEQA guidelines which involves the collection of a 2% sample within the area of excavation. Upon completion, a field report outlining the archeological resources shall be prepared by a professional archeologist and submitted to the Department of Community Development. b. Under California State Law, and pursuant to Sections 5097.98 and 5097.99 of the Public Resources Code, certain procedures must be followed if human remains are encountered at archeological sites. Specifically, if human bones are found, a coroner must be contacted to determine if the remains are Native American. If they are, the Native American Heritage Commission shall be contacted. 7. During construction, the applicant shall: a. Use water trucks or sprinkler systems in all areas where vehicles travel to keep damp enough to prevent dust raised when leaving the site; b. Wet down areas in the late morning and after work is completed for the day; c. Use low sulfur fuel (.05% by weight) for construction equipment; d. Attempt to phase and schedule construction activities to avoid high ozone days (first stage smog alerts); e. Discontinue construction during second stage smog alerts. 8. All building spoils, such as unusable lumber, wire, pipe, and other surplus or unusable material, shall be disposed of at an off -site facility equipped to handle them. 9. The banquet facility shall be restricted to golf related functions in conjunction with use of the golf course until 4:00 PM each day; after that time, the banquet facility may be used for other functions. 10. A review of the use shall be conducted by staff within six (6) months of the issuance of Certificate of Occupancy or final building permit approval to verify compliance with all conditions of approval and applicable Articles of the Huntington Beach Ordinance Code. If, at that time, there is a violation of these conditions or code sections, Conditional Use Permit No. 93-5 may become null and void. PC Minutes - 9/8/93 -16- (7442d) 11. The Planning Commission reserves the right to revoke this Conditional Use Permit No. 93-5 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. 12. Conditional Use Permit No. 93-5 shall become null and void unless exercised within one (1) year of the date of final approval, or such extension of time as may be granted by the Planning Commission pursuant to a written request submitted to the Planning Department a minimum 30 days prior to the expiration date. CODE REOUIREMENTS: 1. All applicable Public Works fees shall be paid. 2. The developer will be responsible for the payment of the Traffic Impact Fees at the time of final inspection. 3. The development shall comply with all applicable provisions of the Ordinance Code, Building Division, and Fire Department. 4. Construction shall be limited to Monday - Saturday 7:00 AM to 8:00 PM. Construction shall be prohibited Sundays and Federal holidays. B-5 CONDITIONAL USE PERMIT NO. 93-19: APPLICANT: Joe Rivello LOCATION: 221 Main Street, First Floor Conditional Use Permit No. 93-19 is a request to establish a 3,990 square foot restaurant with a 600 square foot dining patio in a building currently under construction at 221 Main Street. The restaurant will be full service family -oriented offering beer and wine with meals. A conditional use permit is required for the sale of alcoholic beverages pursuant to Article 963 of the Huntington Beach Ordinance Code, and a conditional use permit is required to establish the restaurant pursuant to Section 4.7.01 of the Downtown Specific Plan. STAFF RECOMMENDATION: The Downtown Specific Plan allows visitor -service uses including restaurants. Staff feels that the use will be compatible with surrounding land uses based upon the conditions imposed and is recommending approval of the project with conditions of approval. Discussion ensued between the Commissioners and staff regarding the parking issue and in -lieu fees. The Commission was not comfortable .approving projects that lacked parking and substituted with in -lieu fees. PC Minutes - 9/8/93 -17- (7442d) THE PUBLIC HEARING WAS OPENED. Joe Rivello, 17322 Chapparal Lane, applicant, stated he was opposed to staff's suggested hours of operation. Mr. Rivello stated he would like to stay open 24 .hours a day on Fridays and Saturdays. Jeff Bergsma, 215 Main Street, architect, explained the parking situation to the Commission. Mr. Bergsma said that the in -lieu fees were guaranteed by Redevelopment and then the Planning Commission tries to revoke the deal. He felt this was an unfair practice. Mr. Bergsma asked that staff's recommendation for the patio wall to be wall six (6) feet in height be reduced to four (4) feet. Richard Harlow, 211 Main Street, discussed the parking issues for this project and others downtown. Mr. Harlow stated that he felt there currently was not a parking problem downtown. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission discussed the request to remain open 24 hours on Friday and Saturday. They stated that if they supported the 24 hours on weekends they would want a six (6) month review at the Zoning Administrator level, patio closure at 10:00 PM and in lieu fees for parking be non -transferable. A MOTION WAS MADE BY GORMAN, SECOND BY COOK, TO APPROVE CONDITIONAL USE PERMIT NO. 93-19 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED Biddle, Richardson, Dettloff, Gorman, FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 93-19: 1. The proposed restaurant will be located in a structure that is properly adapted to streets, driveways and adjacent structures in a harmonious manner. 2. The proposed restaurant is consistent with the uses permitted in Downtown Specific Plan District 5. 3. The proposed restaurant will be compatible with residential and public uses within 300 feet because: a. The restaurant will be subject to both Orange County Health Department and State Alcoholic Beverage Control Board regulations. PC Minutes - 9/8/93 -18- (7442d) 1 b. Residential surrounding areas are buffered from the restaurant by existing commercial uses. C. The public park is a small, passive park for limited visitor seating and will be separated from the patio area by a six (6) foot high permanent structure. 4. The visitor -serving commercial use is consistent with the General Plan, in particular the Coastal and Land Use Elements. 5. The establishment and maintenance of the restaurant will not be detrimental to the general welfare of persons working or residing in the vicinity nor be detrimental to the value of properties and improvements in the Downtown area. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 93-19: 1. The floor plan and elevations received and dated July 20, 1993 shall be the conceptually approved layout with the following modification: a. The outdoor patio area shall contain on all sides a minimum six (6) foot high wall. The wall shall consist of plexiglass or tempered glass above a solid wall and must be reviewed and approved by the Community Development Department. 2. Prior to the sale of alcoholic beverages, a copy of the Alcoholic Beverage Commission Board (ABC) license, along with any special conditions imposed by ABC, shall be submitted to the Community Development Department. Any conditions that are more restrictive than those set forth in this approval shall be adhered to. 3. Prior to issuance of a Certificate of Occupancy, the property owner shall submit to the Community Development Department proof of payment of in -lieu payment for 46 spaces as required for the restaurant use. If change of use occurs, in -lieu fees shall not be transferable to an off -site area or use. 4. The restaurant use shall conform to the following: a. The hours of operation shall be limited to the following: Restaurant Sunday -Thursday 6:00 a.m. - 10:00 p.m. Friday -Saturday 6:00 a.m. - 6:00 a.m. (open 24 hours) Patio Area Everyday 6:00 a.m. - 10:00 p.m. b. Alcohol sales shall end at 1:00 p.m. on Friday and Saturday. c. No video games shall be permitted. PC Minutes - 9/8/93 -19- (7442d) 5. Any signs for the restaurant proposed on, or visible from, the exterior of the building shall be submitted for review and approval of the Design Review Board prior to approval of sign permit. 6. Fire Department requirements are as follows: a. Exits, aisleways, corridors, signs shall comply with Chapter 33 of the State Building Code. b. An alarm system shall be installed for audibility, supervision - 24 hours, trouble, and water flow. c. Fire extinguishers shall be installed and located in areas to comply with Huntington Beach Fire Code Standards. d. Address numerals shall be displayed on or near the front entry in a visually accessible location per Huntington Beach Fire Department Standard 428. 8 A review of the use shall be conducted, by staff, within six (6) months of the issuance of Certificate of Occupancy to review the compatibility of being open 24 hours on Friday and Saturday. If at this time, problems are occurring the Planning Commission may review the hours of operation. 9. This conditional use permit shall not become effective for any purpose until an "Acceptance of Conditions" form has been properly signed and notarized by the applicant and returned to the Planning Division; and until the ten day appeal period has elapsed. 10. The Planning Commission reserves the right to revoke Conditional Use Permit No. 93-19 if any violation of these conditions or the Huntington Beach Ordinance Code occurs. CODE REQUIREMENTS: 1. The proposed use shall comply with all applicable provisions of the Municipal, Ordinance, Fire and Building Codes. 2. Live entertainment shall be subject to the approval of a conditional use permit. B-6 CONDITIONAL USE PERMIT NO. 93-26: APPLICANT: Tony Stevens LOCATION: 19047 Bushard Street (southwest corner of Bushard Street and Garfield Avenue) - PC Minutes - 9/8/93 -20- (7442d) Conditional Use Permit No. 93-26 is a -request to establish live entertainment at an existing restaurant with alcohol sales (Papa Tony's Ristorante) at 19047 Bushard Street. The site is located at the southwest corner of Garfield Avenue and Bushard Street within the strip commercial center. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve the request because there are substantial buffers from residential uses, the proposed live entertainment uses are of a minor nature and no adverse impacts to adjacent properties and shopping center tenants are anticipated. THE PUBLIC HEARING WAS OPENED. Marusia Demis, 7702 Liberty Avenue #D, licensed audiologist, addressed the sound issue. Ms. Demis stated the sound level will not penetrate the building. She also stated that the traffic noise from the street will be of a higher level. Tim Ynclan, 20561 Goshawk, spoke in support of the request. Phil Ventura, 9658 Raven Circle, spoke in support of the request. Jeff Gradon, 10577 Wilkins Avenue, LA, property owner, spoke in support of the request stating parking would not be a problem. Tony Stevens, 19047 Bushard Avenue, applicant, stated his restaurant was family oriented and urged the Commission to approve. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission asked staff what the Police concerns were. Staff stated that they were concerned with noise in the parking lot after patrons leave. Staff suggested a security guard in the parking lot if the Commission had the same concern. A MOTION WAS MADE BY GORMAN, SECOND BY BIDDLE, TO APPROVE CONDITIONAL USE PERMIT NO. 93-26 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee- NOES: None ABSENT: None ABSTAIN: None MOTION PASSED PC Minutes - 9/8/93 -21- (7442d) FINDINGS FOR APPROVAL - CONDITIONAL USE PERMIT NO. 93-26: 1. The proposed live entertainment at an existing restaurant with alcohol beverage sales is in conformance with the General Commercial Land Use Designation of the City of Huntington Beach General Plan which permits live entertainment in conjunction with a standard commercial use. 2. The location, site layout, and design of the restaurant and proposed live entertainment activities properly adapts the proposed use to existing streets, driveways, and other adjacent structures and uses in a harmonious manner by utilizing existing accessways and maintaining existing interior circulation patterns. The character of the live entertainment activities is of a small scale and will not adversely impact other surrounding properties or uses. 3. The project is located in a primarily commercial area. The combination and relationship between the restaurant and live entertainment activities are properly integrated and compatible with other businesses in the center. 4. The addition of live entertainment to the existing restaurant use will not create a traffic problem. The site can provide adequate parking and no additional parking is required in association with the live entertainment. CONDITIONS OF APPROVAL - CONDITIONAL USE PERMIT NO. 93-26: 1. The site plan and floor plan received and dated July 20, 1993 shall be the conceptually approved layout with the following revision: a. Pursuant to Building Department requirements, the plans shall be revised to show the "emergency" access doors located at the rear of the building. 2-Prior to commencing live entertainment activities, the following shall be completed: a. The applicant shall obtain approval of an entertainment permit from the Police Department. b. The applicant shall submit evidence of an approved amended Alcohol Beverage Control license which does not prohibit live entertainment. 3. The use shall conform to the following: a. Rear doors shall remain closed at all times during hours of operation except in cases of emergency and to permit deliveries. PC Minutes - 9/8/93 -22- (7442d) 1 I'] 1 b. The hours of operation for live entertainment shall be restricted to the following activities and hours: Everyday (non -amplified acoustical instruments) 9:00 p.m. - 12:00 a.m. Friday - Saturday (Karaoke) 8:30 p.m. - 1:00 a.m. c. There shall be no dumping of trash and or glass/bottles outside of the building after 10:00 p.m. 4. Operations of the use shall be in conformance with the rules and regulations of Alcohol Beverage Control. 5. Any expansion or alteration of the hours and/or type of live entertainment shall be subject to approval of a new conditional use permit by the Planning Commission. 6. This conditional use permit shall be reviewed by staff within six months of the initiation of live entertainment activities to ensure compliance with conditions of approval and compatibility with surrounding residences. 7. The Planning Commission reserves the right to revoke Conditional Use Permit No. 93-26 if any violations of the conditions or the Huntington Beach Ordinance Code occur. 8. This conditional use permit shall not become effective for any purpose until the ten (10) day appeal period has closed and an "Acceptance of Conditions" form has been properly signed and notarized by the applicant and returned to the Planning Division. 9. Conditional Use Permit No. 93-26 shall become null and void unless exercised within one (1) year of the date of final approval, or such extension of time as may be granted by the Planning Commission, pursuant to a written request submitted (with the appropriate processing fee in effect at the time) to the Planning Department a minimum 30 days prior to the expiration date. CODE REQUIREMENTS: 1. Conditional Use Permit No. 93-26 for live entertainment (consisting of a strolling violinist, pianist and Karaoke on the weekends only) is not transferable. PC Minutes - 9/8/93 -23- (7442d) B-7 SPECIAL SIGN PERMIT NO. 93-8: APPLICANT: Local Neon Company LOCATION: 17151 Beach Boulevard (Winston Tires) Special Sign Permit No. 93-8 is a request to retain a 14 foot, six (6) inch high, 45 square foot freestanding pole sign in addition to approved wall signs at the Winston Tire business, located on the southwest corner of Beach Boulevard and Cypress Avenue. The applicant is requesting to allow both wall signs and the freestanding sign on a site that allows one or the other. In addition, the applicant is requesting to exceed the sign height and area provisions of the sign code. STAFF RECOMMENDATION: Because the property has an approximate nine (9) foot high bus shelter and several four (4) foot high mail boxes located directly in front of the business, staff is recommending approval of the freestanding sign as submitted. THE PUBLIC HEARING WAS OPENED. THERE WERE NO PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. A MOTION WAS MADE BY GORMAN, SECOND BY COOK, TO APPROVE SPECIAL SIGN PERMIT NO. 93-8 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 93-8: 1. Strict compliance with Article 961 will result in substantial economic hardship to the applicant because an existing pole sign is to be removed which is necessary for identification of the site. The subject site has a nine (9) foot high bus shelter and several four (4) foot high mail boxes located directly in front of the property, which would obstruct vision of a monument sign. PC Minutes - 9/8/93 -24- (7442d) 1 I 2. There are unusual site or building characteristics that preclude Winston Tire from yielding adequate signage from the provisions of the sign code. The existing National Glass building on the northwest corner of Beach Boulevard and Cypress Avenue blocks the view of the wall signs until motorists are at the intersection of the business, requiring the site have both wall and a freestanding sign. 3. Due to the fact that there are special site or building conditions applicable to the site, although wall signs exist already, approval of additional signage for a 14 foot, six (6) inch high, 45 square foot freestanding sign is necessary to enjoy sign provisions enjoyed by surrounding properties. 4. The proposed 14, foot, six (6) inch high, 45 square foot freestanding sign will not adversely affect other signs in the area, nor will the sign obstruct pedestrian or vehicular traffic vision. The sign will comply with the minimum site angle requirement for signs within the landscape planter. 5. Additional signage for this site would not constitute an aesthetic impact to the site and surrounding properties. The proposed sign will be compatible with signage in the surrounding area. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 93-8: 1. The site plan and sign elevations dated and received July 16, 1993 shall be the conceptually approved layout. 2. The applicant shall execute a obtain an encroachment permit prior to issuance of building under Use Permit No. 92-67. Hold Harmless Agreement and shall from the Public Works Department permits for improvements granted 3. The Planning Commission reserves the right to rescind this special sign permit approval in the event of any violation of the applicable zoning laws. Any such decision shall be preceded by notice to the applicant and a public hearing, and shall be based on specific findings. C. CONSENT CALENDAR C-1 GENERAL PLAN CONFORMANCE NO. 93-7(A): APPLICANT: City of Huntington Beach, Department of Public Works and Administrative Services LOCATION: Northside of Ellis Avenue between Garfield Street and Goldenwest Street. PC Minutes - 9/8/93 -25- (7442d) General Plan Conformance No. 93-7(A) is a request to determine if the acquisition of right-of-way for the widening of Ellis Avenue between Edwards Street and Goldenwest Street is in conformance with the General Plan. This request is being processed as a result of previous City actions regarding the Holly-Seacliff Master Plan/Specific Plan and Development Agreement No. 90-1 between the City of Huntington Beach and Seacliff Partners. STAFF RECOMMENDATION: Planning staff recommends that the Planning Commission find that the need for acquisition of right-of-way for the widening of Ellis Avenue between Edwards Street and Goldenwest Street is in conformance with the General Plan. This recommendation is based upon the fact that the request is consistent with the goals and policies of the Land Use, Circulation and Housing Elements of the General Plan. A MOTION WAS MADE BY INGLEE, SECOND BY BOURGUIGNON, TO ADOPT RESOLUTION-1485(A), FINDING THE ACQUISITION OF RIGHT-OF-WAY FOR THE WIDENING OF ELLIS AVENUE BETWEEN EDWARDS STREET AND GOLDENWEST STREET IS IN CONFORMANCE WITH THE GENERAL PLAN, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Gorman, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - GENERAL PLAN CONFORMANCE NO 93 7(A): 1. Land Use: Encourage the rational use of land and other natural resources. The right of way acquisition will help to further the goals and objectives of the Holly Seacliff Master Plan and Specific Plan by allowing the continued development of identified land uses. 2. Housing: To assure the adequate provision of sites for housing located with convenient access to arterial highways, public transportation, schools, parks and recreational facilities, shopping areas and employment opportunities. The right of way acquisition will provide the necessary arterial width to provide the necessary access for the areas residents and employees to be located near convenient shopping and employment opportunities. 3. Circulation: Provide a transportation system that is consistent with efforts to minimize adverse environmental and aesthetic effects. The right of way acquisition will bring the arterial highways identified in the Holly Seacliff Master Plan and Specific Plan into compliance with the Circulation Element of the General Plan. PC Minutes - 9/8/93 -26- (7442d) C-2 PLANNING COMMISSION MINUTES DATED JULY 7, 1993: A MOTION WAS MADE BY RICHARDSON, SECOND BY BIDDLE, TO APPROVE PLANNING COMMISSION MINUTES DATED JULY 7, 1993, BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Biddle, Richardson, Dettloff, Inglee NOES: None ABSENT: None ABSTAIN: Gorman MOTION PASSED D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Richardson - asked Commissioner Cook to inform the other Commissioners about her meeting with Councilman Bauer, staff and Tom Zanic regarding the windrow in the Holly-Seacliff project. Commissioner Cook did so. Commissioner Inglee - stated that he would be out of town on September 21, 1993 and would not be attending the PC meeting. He also informed the other Commissioners of the outcome at the Sign Code Committee meeting. Commissioner Richardson - asked Commissioner Cook if staff had received a copy of the letter she had distributed to the Commissioners regarding various aspects of trees (sizes, planting, irrigation). Commissioner Cook stated that she would give staff a copy and asked to discuss the issue at the September 21, 1993 PC meeting. Staff stated they would agendize it. Commissioner Richardson also discussed Code Enforcement. He asked staff if Code Enforcement was not pro -active because of limited personnel. Staff replied that this was the case. F. COMMUNITY DEVELOPMENT ITEMS Mike Adams, Director of Community Development, restated actions taken at the September 7, 1993, City Council meeting. PC Minutes - 9/8/93 -27- (7442d) G . ADJOURNMENT A MOTION WAS MADE BY RICHARDSON, SECOND BY DETTLOFF, TO ADJOURN TO A 5:30 PM STUDY SESSION (AGENDA REVIEW, SUB -COMMITTEE REPORT), ON SEPTEMBER 21, 1993 AND THEN TO THE REGULARLY SCHEDULED MEETING AT 7:00 PM BY THE FOLLOWING VOTE: AYES: Cook, Bourguignon, Inglee NOES: None ABSENT: None ABSTAIN: None MOTION PASSED /kj 1 Biddle, Richardson, Dettloff, Gorman, APPROVED BY: Mike Adams, Secretary 4Plning Commission Chairperson PC Minutes - 9/8/93 -28- (7442d)