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HomeMy WebLinkAbout1994-01-04APPROVED 3/1/94 --------------- --------------- MINUTES HUNTINGTON BEACH PLANNING COMMISSION TUESDAY, JANUARY 4, 1994 Council Chambers - Civic Center 2000 Main Street Huntington Beach, California REGULAR MEETING - 7:00 PM PLEDGE OF ALLEGIANCE P P P P P ROLL CALL: Cook, Gorman, Biddle, Richardson, Dettloff, P - A (-excused) Newman, Inglee ELECTIONS FOR PLANNING COMMISSION CHAIRPERSON/VICE CHAIRPERSON A MOTION WAS MADE BY RICHARDSON, SECOND BY GORMAN, TO APPOINT COMMISSIONER DETTLOFF AS PLANNING COMMISSION CHAIRPERSON FOR A ONE (1) YEAR TERM, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman - NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY GORMAN, SECOND BY RICHARDSON, TO APPOINT COMMISSIONER INGLEE AS PLANNING'COMMISSION VICE -CHAIRPERSON FOR A ONE (1) YEAR TERM, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED Commissioner Dettloff thanked past Planning Commissioner Chairperson Roy Richardson for his hard work and presented him with a resolution plaque. A. ORAL COMMUNICATIONS (4 MINUTES PER PERSON, NO DONATING OF TIME TO OTHERS) Anyone wishing to speak must fill out and submit a form to speak prior to Oral Communication or Public Hearing items. No action can be taken by the.Planning Commission on this date, unless agendized. None B. PUBLIC HEARING ITEMS B-1 RECONSIDERATION OF THE PLANNING COMMISSION'S CONDITIONAL -APPROVAL OF SPECIAL SIGN PERMIT NO. 93-14: APPLICANT: Alex Cetin LOCATION: 7132 Edinger Avenue (Warehouse Electronics) Special Sign Permit No. 93-14 was conditionally approved by the Planning Commission on November 16, 1993 for a three foot, nine inch (3'-9") high, 9 square foot freestanding directional sign on Goldenwest Street. The applicant's request was also to allow a freestanding sign on Edinger Avenue to identify Warehouse Electronics at 7132 Edinger Avenue. However, the Planning Commission voted to deny the installation of the second sign. On December 1, 1993, Planning Commissioner Susan Newman submitted a memorandum requesting the Planning Commission reconsider the action taken on November 16, -1993. She indicates that the Commission's action allowed for insufficient signage and an inadequate location. She further states that the major tenants and -property owner have been uncooperative in addressing the applicant's numerous requests for street exposure and that the applicant's original request was reasonable, given the size of the center and the circumstances involved. STAFF RECOMMENDATION: Since the existing shopping center is presently identified by the Toys'-R-Us/Lucky Store center identification signs off Goldenwest and Edinger, staff is recommending the Planning Commission deny the reconsideration request for the additional freestanding directional sign. It should be noted that staff also recommended denial of the freestanding sign off Goldenwest Street due to the number of freestanding signs in the center, and the intent of the code to draw business to the Toys-R-Us/Lucky Center. PC Minutes - 1/4/94 -2- (7543d) THE PUBLIC HEARING WAS OPENED. Adele Cetin, 7122 Sunlight Drive, applicant, submitted a new design proposal to the Commission. She stated that their request for additional signage was due to the fact that their store was not visible from Edinger Avenue nor Goldenwest Street. Ms. Cetin also stated that even though their store has the largest square footage in the center, they have no street signage. THERE WERE NO OTHER PERSONS'PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC -HEARING WAS CLOSED. Commissioner Newman stated that she felt the request was reasonable and some consideration should be made for the viability of stores struggling for business. Commissioner Cook stated she could support one (1) sign, slightly larger than the original approval, -on Edinger Avenue since it was their address street. The Commission discussed having an 18 square foot sign on Edinger Avenue and a allow the existing sign on Goldenwest to remain. A MOTION WAS MADE BY GORMAN, SECOND BY COOK, TO APPROVE THE RECONSIDERATION OF SPECIAL SIGN PERMIT NO. 93-14 TO ALLOW THE SECOND FREESTANDING SIGN ON EDINGER AVENUE WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 93-14: 1. The proposed 18 square foot, maximum seven (7) foot high directional sign -on Edinger Avenue and existing four (4) square foot, maximum three (3) foot six (6) inch high sign on Goldenwest Street 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 landscape planters and are adequately setback from other signs in the vicinity. 2. There are unusual site or building characteristics that preclude Warehouse Electronics from yielding adequate signage from the provisions of the sign code. The location and orientation of the strip commercial building on the south side of the property does not provide business exposure on Goldenwest Street. The Warehouse Electronics business is 5,000 square feet in size and is the third largest business in the center which warrants a freestanding sign. PC Minutes - 1/4/94 -3- (7543d) 3.-Due to the fact that there are special site or building conditions applicable to the site, approval of an additional freestanding sign is necessary to enjoy sign provisions enjoyed by other businesses in the center. The Warehouse Electronics business is 5,000 square feet in size and is the third largest business in the center which warrants a. freestanding sign. 4. Strict compliance with Articles 961 will result in a substantial .economic hardship to the applicant because the proposed freestanding sign on Goldenwest Street is necessary for identification -of the business. The location of the Warehouse Electronics business in the rear commercial building is over 500 _feet from Goldenwest Street, -and does not -provide any street exposure. 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. 93-14: 1. The site plan received and dated October 15, 1993 shall be the conceptually approved layout except for the following modifications: a. The freestanding sign on Goldenwest Avenue shall not exceed four (4) square feet (two [2] feet by two (2] feet) in size and no greater than three (3) feet, six (6) inches in height. b. The proposed sign on Edinger Avenue shall not exceed 18 square feet in size (within the perimeters of three [3] feet high, by six [6] feet wide), be no greater than seven (7) feet in height, and comply with all other aspects of the code (including site angle setback). 2. Prior to issuance of building permits the following shall be completed: a. The applicant and/or property owner shall file a cash bond in the amount of $2,000 with the City for the purpose of indemnifying the City for any and all costs incurred in the removal of both freestanding signs. Should the Warehouse Electronics business cease to remain, the City of Huntington Beach or its agents or employees may enter on the property where said signs are located and remove said signs and the cost of removal shall be deducted from the cash bond and summarily forfeited and paid over to the City of Huntington Beach, and the remainder, if any, returned to the person depositing the bond. b. The sign elevations and design shall be reviewed and approved by the Design Review Board and shall be architecturally compatible with existing structures. PC Minutes - 1/4/94 -4- (7543d) 3. Building permits shall be.obtained and finaled for the existing sign within 90 days. 4. This special sign permit shall not become effective until an "Acceptance of Conditions" form has been signed and notorized by the applicant, and returned to the Planning Division; and until the ten (10) day appeal period has elapsed. 5. Special Sign Permit No. 93-14 shall be valid for the Warehouse Electronics business only; and is non -transferable to another business. Should the Warehouse Electronics business cease to remain, the freestanding signs shall be removed at the owner's expense. 6. 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. CODE REQUIREMENT: 1. Prior to the installation of any signs, appropriate building and electrical permits shall be obtained. B-2 CONDITIONAL USE PERMIT NO. 93-41/CONDITIONAL EXCEPTION _ (VARIANCE) NO. 93-44: APPLICANT: John Zubieta LOCATION: 9045 Adams Avenue Conditional Use Permit No. 93-41 and Conditional (Variance) Exception No. 93-44 is a request for a 3,000 square foot expansion to the existing Zubies Dry Dock Restaurant along with a 3,000 square foot take-out floor area, and a 15,400 square foot commercial recreation facility pursuant to Section 9630.0 of the Huntington Beach Ordinance Code. - STAFF RECOMMENDATION: The applicant has requested a withdrawal of his application for the restaurant expansion and new commercial recreation center. Staff recommends the Planning Commission approve the applicant's request to withdraw. A letter was received from the applicant, dated January 4, 1994, requesting that their application be continued to the February 1, 1994 Planning Commission meeting, instead of withdrawn. The request was made in order to allow them time to provide additional information that would support the request. PC Minutes - 1/4/94 -5- (7543d) A MOTION WAS MADE BY GORMAN, SECOND BY RICHARDSON, TO CONTINUE CONDITIONAL USE PERMIT NO. 93-41 AND CONDITIONAL EXCEPTION (VARIANCE) NO. 93-44 TO THE FEBURARY 15, 1994 PLANNING COMMISSION MEETING, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED B-3 SPECIAL SIGN PERMIT NO. 92-10: APPLICANT: Kevin McConnell LOCATION: 16751 Beach Boulevard (northwest corner at Terry Drive) Special Sign Permit No. 92-10 is a request to permit a new sign program at the Huntington Beach Jeep Eagle -- Hummer Auto Dealership at 16751 Beach Boulevard. The program includes the removal of all existing freestanding and wall signs, and installation of three (3) new freestanding signs and four (4) channel letter wall signs. The applicant has submitted Special Sign Permit No. 92-10 as a result of a previous condition of approval on Limited Sign Permit No. 90-3 which required the removal of all non -conforming signs by August 21, 1992. As part of the limited sign permit, the applicant was required to file a cash bond in the amount of $17,500 to guarantee the removal of the signs should the property owner fail to comply. The special sign permit request is to exceed the maximum height and area allowed for freestanding signs and to exceed the maximum area allowed for wall signs. The applicant proposes a 15 foot high, 50 square foot pole sign (identifying Jeep Eagle), a 10 foot high, 28 square foot pole sign (identifying Hummer), and a four (4) foot high, eight (8) square foot monument directory sign (identifying Service). The proposed wall signage totals 217 square feet, exceeding the 160 square feet allowed based on building frontage. STAFF RECOMMENDATION: The proposed sign program for the Huntington Beach Jeep Eagle -- Hummer Dealership is in keeping with the signs in the area, and is consistent with sign programs for other car dealerships on Beach Boulevard. Staff recommends the Planning Commission approve Special Sign Permit No. 92-10 with findings and suggested conditions of approval. PC Minutes - 1/4/94 -6- (7543d) 1 THE PUBLIC HEARING WAS OPENED. Kevin McConnell, applicant, stated he was available to answer any questions that the Commission may have. John Marsden, 1225 E Johnston Avenue, Hemet, addressed the issues of banners. THERE WERE NO OTHER PERSON PRESENT TO -SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. The Commission discussed the types of temporary signage that would be effected by granting this request. Staff stated that the Commission could condition the request- to modify its temporary signage. A MOTION WAS MADE BY DETTLOFF, SECOND BY NEWMAN, TO APPROVE SPECIAL SIGN PERMIT NO. 92-10 WITH FINDINGS AND MODIFIED CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED A MOTION WAS MADE BY COOK, SECOND BY DETTLOFF, TO AMEND THE CONDITIONS, TO PROHIBIT VERBAGE ON TEMPORARY BANNERS, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED FINDINGS FOR APPROVAL - SPECIAL SIGN PERMIT NO. 92-10: 1. Strict compliance with Article 961 will result in substantial economic hardship to the applicant because the proposed freestanding and wall signage is necessary for identification of the dealership. The location of the Huntington Beach Jeep Eagle -- Hummer car dealership warrants increased signage for motorists driving along Beach Boulevard. The proposed signs will be compatible with sign programs for other car dealerships on Beach Boulevard. PC Minutes - 1/4/94 -7- (7543d) 2. There are unusual site or building characteristics that preclude Huntington Beach Jeep Eagle -- Hummer from yielding adequate signage from the provisions of the sign code. The car dealership is located on a corner with virtually no commercial traffic on Terry Drive. By providing additional signage.on Beach Boulevard, more exposure can be directed toward the major arterial rather than a local street. 3. The proposed freestanding and wall signage will not adversely _ affect other signs in the area, nor will the signs obstruct pedestrian or vehicular traffic. The freestanding signs will comply_ with the minimum site angle requirement for freestanding signs located in a landscape planter; the wall signs will be installed in locations required by code. Furthermore, additional signage for this site will not constitute an aesthetic impact to the site and surrounding properties. CONDITIONS OF APPROVAL - SPECIAL SIGN PERMIT NO. 92-10: 1. The site plan, floor plans, and elevations received and dated December 17, 1993 shall be the conceptually approved layout. 2. The existing non -conforming signs shall be removed (and replaced) within sixty (60) days of this approval. 3. Building and electrical permits shall be obtained prior to installation of the new signs. 4. All temporary signs (banners, flags, pennants) permitted pursuant to Section 9610.9(a) of the Huntington Beach Ordinance Code shall not have any verbage placed on them (i.e. business ID, make and models of cars, sales/credit information, etc.) 5. 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. B-4 COASTAL DEVELOPMENT PERMIT NO. 93-20/NEGATIVE DECLARATION NO. 93-19• APPLICANT: City of Huntington Beach, Department -of Public Works LOCATION: Coastal side of Pacific Coast Highway, between Goldenwest Street and Ninth Street. PC Minutes - 1/4/94 -8- (7543d) Coastal Development Permit No. 93-20 and Mitigated -Negative Declaration No. 93-11 is a request by the City of Huntington Beach Public Works Department to permit bluff top park improvements and construction of a new 246 space beach parking lot below the bluffs on the ocean side of Pacific Coast Highway, between Goldenwest and llth. The proposed bluff top improvements consist of the addition of a new pedestrian walkway which will be separated from the existing asphalt bike path, enhanced landscaping, including.the design of a new irrigation system, removal of the existing crib retaining wall and installation of new retaining walls which will be located approximately five (5) feet further west (ocean side). The construction of the new walls will include the removal of approximately 5,000 cubic yards of soil. The walls will be terraced and landscaped to reduce visual impacts, and will provide a greater separation between the bike path and pedestrian path. The proposed 246 space beach parking lot on the lower bluff includes two (2) bicycle under crossings at the vehicular access points to the parking lot at Goldenwest Street (entry) and llth Street (exit). The undercrossings will provide a continuous bike path along the ocean side of Pacific Coast Highway and will reduce bicycle traffic conflicts with vehicles and pedestrians -at the access points. Pedestrian access points to the beach will also be improved by providing additional stairways and handicap ramps down to the beach. Temporary restroom (3) and concession (2) facilities will'be installed within the parking lot area. In compliance with CEQA guidelines, Mitigated Negative Declaration No. 93-19 was advertised and routed to the State Clearinghouse for a thirty (30) day comment period by state agencies. All impacts have been identified in the mitigated negative declaration and are addressed in the form of suggested conditions of approval. STAFF RECOMMENDATION: The proposed bluff top park improvements and beach parking lot are consistent with the California Coastal Act, Bolsa Chica State Beach General Plan, and the City's Local Coastal Program. The scope of the project conforms with the policies contained in each of the documents including the implementation of a bike trail from the pier to the southern edge of the Bolsa Chica State Beach parking lot in order to provide a continuous bike trail along the beach within the city. Staff recommends the Planning Commission approve Negative Declaration No. 93-19 and Coastal Development Permit No. 93-20 with findings and suggested conditions of approval. Ron Hagan, Director of Community Services, City of Huntington Beach and Jim Purkell, Purkiss Rose, presented to the Commission a brief history of the project. The Commission questioned staff on various aspects of the project. Some concerns included the restrooms and concession stands being temporary buildings, the acceleration lane onto Pacific Coast Highway, public safety factors, Green Acres irrigation provisions, and graffiti. PC Minutes - 1/4/94 -9- (7543d) THE PUBLIC HEARING WAS OPENED. Dick Cahl, 1400 Pacific Coast Highway, #311, spoke in opposition to the request. He stated that the plan had been significantly improved from the previous plan, but there would still be obstruction of his view. JoAnne Kessell, 115-17th Street, spoke in support of the request. David McGorrin, 319-11th Street, spoke in opposition to the request. Mr. McGorrin stated that -this was the last piece of coastline in Huntington Beach without a parking lot. He was also concerned with increased crime, traffic and noise. David Jankowski, 900 Pacific Coast Highway, #103, spoke in opposition to the request. John Webb, 111-11th Street, spoke in opposition to the parking lot, but in favor of the public amenities such as water fountains and showers. He was concerned the parking lot would bring increased traffic and crime. Cindy O'Dell, 2000 Pacific Coast Highway, #113, spoke in opposition to the request. Her concerns included increased traffic and pollution. Paul Y. Chen, 117-10th Street, spoke in opposition to the parking spaces requested in the project. Dan Oberst, spoke in opposition to the parking spaces requested in the project. THERE WERE NO OTHER PERSONS PRESENT TO SPEAK FOR OR AGAINST THE REQUEST AND THE PUBLIC HEARING WAS CLOSED. Commissioners Newman, Richardson and Biddle expressed their opposition to the request. The concerns included increased traffic on Pacific Coast Highway, the acceleration lane onto Pacific Coast Highway, increased crime and losing a unique area -of the beach. These Commissioners stated they would support improvements and public amenities to the area, but not a parking lot. Commissioners Cook, Gorman and Dettloff stated their support for the project. A MOTION WAS MADE BY GORMAN, SECOND BY COOK, TO APPROVE NEGATIVE DECLARATION NO. 93-19 WITH MITIGATION MEASURES,_BY THE FOLLOWING VOTE: AYES: Cook, Gorman, NOES: Biddle ABSENT: Inglee ABSTAIN: None MOTION PASSED Richardson, Dettloff, Newman FJ PC Minutes - 1/4/94 -10- (7543d) A MOTION WAS MADE BY GORMAN, SECOND BY COOK, TO -APPROVE COASTAL DEVELOPMENT PERMIT NO. 93-20 WITH FINDINGS AND CONDITIONS OF APPROVAL, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Dettloff NOES: Richardson, Newman, Biddle ABSENT: Inglee ABSTAIN: None MOTION FAILED PURSUANT TO PLANNING COMMISSION BY-LAWS, THIS REQUEST WILL BE BROUGHT BACK TO THE NEXT REGULARLY SCHEDULED PLANNING COMMISSION MEETING BECAUSE OF A (3-3) SPLIT VOTE. The Planning Commission requested that staff reference the Police Departments comments regarding this project in the staff report when it is brought back for action. B-5 CODE AMENDMENT NO. 93-7: APPLICANT: City of Huntington Beach LOCATION: City -Wide Code Amendment No. 93-7 is a request to amend the Huntington Beach Municipal Code to delete the maximum segment length of a deck that projects beyond the bulkhead along waterfront lots within the City of Huntington Beach. STAFF RECOMMENDATION: Staff recommends that the Planning Commission approve the request because the existing ordinance contains design standards to regulate the weight of a projecting deck on the bulkhead. The concept was recommended for amendment by the Planning Commission in September, 1993 with direction to staff to formulate a code amendment for adoption by the City Council. 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 RICHARDSON, SECOND BY NEWMAN, TO APPROVE CODE AMENDMENT NO. 93-7 WITH FINDINGS AND FORWARD TO THE CITY COUNCIL FOR ADOPTION, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Biddle, Richardson, Dettloff, Newman NOES: None ABSENT: Inglee ABSTAIN: None MOTION PASSED PC Minutes - 1/4/94 -11- (7543d) FINDINGS FOR APPROVAL - CODE AMENDMENT NO. 93-7: 1. Code Amendment No. 93-7 provides an opportunity for a property owner to construct a continuous deck beyond the bulkhead resulting in a more pleasing waterway scene. 2. Code Amendment No. 93-7 contains provisions to regulate the design of projecting decks to.ensure that these decks do not create undue weight on the bulkhead nor threat of damage to public and private waterways. 3. Code Amendment No. 93-7 contains reference to comply with the zoning provisions contained in the Huntington Beach Ordinance Code. 4. Code Amendment No. 93-7 will not impact the aesthetic value of surrounding properties. C. CONSENT CALENDAR C-1 ELLIS AVENUE UNDERGROUND -UTILITIES DISTRICT The City of Huntington Beach Underground Utility District Committee is recommending an Underground Utility District for Ellis Avenue, - between Golden West and Edwards Streets. Prior to City Council action on the district, the Planning Commission must review the proposal for consistency with comprehensive City plans. STAFF RECOMMENDATION: Staff believes that the proposed Underground Utility District is consistent with standards and policies for the Ellis/Golden West area, the Holly-Seacliff area, and Huntington Central Park. Staff is recommending findings of consistency with those plans. A MOTION WAS MADE BY GORMAN, SECOND BY NEWMAN, TO FIND THE PROPOSED ELLIS AVENUE UNDERGROUND UTILITY DISTRICT TO BE CONSISTENT WITH COMPREHENSIVE PLANS FOR THE CITY BASED ON FINDINGS, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, Richardson, Dettloff, Newman NOES: Biddle ABSENT: Inglee ABSTAIN: None MOTION PASSED FINDINGS OF CONSISTENCY - ELLIS AVENUE UNDERGROUND UTILITY DISTRICT: 1. The proposed Ellis Avenue Underground Utility District is consistent with the design goals for the Ellis-Goldenwest Specific Plan area. PC Minutes - 1/4/94 -12- (7543d) 2. The proposed Ellis Avenue Underground Utility District is consistent with the goals and the landscape and design policies for the Holly-Seacliff Master Plan and Specific Plan area. 3. The proposed Ellis Avenue Underground Utility District is consistent with the Open Space Element of the General Plan as it relates to Huntington Beach Central Park and the Huntington Beach Central Park Equestrian Center. D. NON-PUBLIC HEARING ITEMS None E. PLANNING COMMISSION ITEMS/INQUIRIES Commissioner Cook - commended staff on the new Environmental Assessment form format. Commissioner Biddle - requested a pending items list from staff. Commissioner Dettloff - stated that the current Planning Commission Committee assignments would remain the same. F. COMMUNITY DEVELOPMENT ITEMS Howard Zelefsky, Planning Director, restated actions taken at the January 3, 1994 City Council meeting. G . ADJOURNMENT A MOTION WAS MADE BY DETTLOFF, SECOND BY RICHARDSON, TO ADJOURN TO A JOINT STUDY SESSION WITH CITY COUNCIL AT 5:00 PM, ON JANUARY 18, 1994, BY THE FOLLOWING VOTE: AYES: Cook, Gorman, NOES: Biddle ABSENT: Inglee ABSTAIN: None MOTION PASSED /kj 1 Richardson, Dettloff, Newman APPROVED BY: H oA'rd Z 1 s S retary �1-lt2�/ Planni Commission C irperson PC Minutes - 1/4/94 -13- (7543d)